Loading...
HomeMy WebLinkAboutOrd 1985-2130 Revised 11/6/85 ORDINANCE NO. 2130 AN ORDINANCE OF THE CITY OF CHULA VISTA APPROVING THE AMENDMENT TO THE EL RANCHO DEL REY SPECIFIC PLAN CASE NO. GPA-83-7 (JUNE 11, 1985, REVISED SEPTEMBER 6, 1985) WITH CONDITIONS WHEREAS, the Gersten Company has applied for certain amendments to the E1 Rancho del Rey Specific Plan, and WHEREAS, these amendments have been the subject of two hearings before the Planning Commission and several hearings before the City Council, and WHEREAS, the Planning Commission and the City Council have certified that EIR 83-2(B) has been prepared in compliance with CEQA, the CEQA guidelines and local regulations, and WHEREAS, the City Council has considered EIR 83-2(B) prior to the approval of this ordinance. The City Council of the City of Chula Vista does ordain as follows: SECTION I: That the E1 Rancho del Rey Specific Plan is amended in accordance with the proposed amendments to GPA-83-7 dated June 11, 1985 and revised September 6, 1985, which is hereby incorporated by reference with the following conditions: 1. There shall be no grading permit, building permit or other construction permit issued for any development with the Corcoran Ranch SPA or sub-area before the City and the developer enter into an agreement, such as a Development Agreement, which will ensure that the Public Facility Financing Plan, Phasing Plan, and other obligations of the developer are met and adhered to. 2. Traffic analysis and monitoring shall De required with each SPA or sub-area plan. In the event that the traffic either by projection and analysis, or by actual count, will exceed the capacity of the arterial system or freeway interchanges, then the City shall have full authority to require appropriate mitigation or cease issuance of any further building permits if mitigation will not result in an appropriate level of service. 3. All references to the provision of low and moderate income housing shall be deleted from the specific plan. -1- SECTION II: This ordinance shall take effect and be in full force on the thirty-first day from and after its adoption. Presented by Approve 'as to form by / re tor of ., ~6mas ~ n, City~/~ / T Planning '. ~ttorne 0461a \ ' FIRST READ AT A REGULAR MEETING OF THE CITY COUNCIL OF THE CI OF CHULA VISTA, CALIFORNIA, HELD November s . 19 85. , AND FINALLY PASSED AND ADOPTED AT A REGULAR MEETING THEREOF HELD ~~ 19 85 , BY THE FOLLOWING VOTE, TO-WIT: AYES: Councilmen Malcolm, Moore, Scott~ Cox NAYES: Councilmen None ABSTAI N: Councilmen None ABSENT: Councilmen McCandliss "~ify Of Chula Vista ci, e,e k STATE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) ss. CITY OF CHULA VISTA ) I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chulo Vista, California, DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of ORDINANCE NO. 2130 ,and that the same has not been amended or repealed, DATED (seal) City Clerk CC-660 PROPOSED AMENDMENT TO THE EL RANCHO DEL REY SPECIFIC PLAN CASE NO: GPA-83-7 ADOPTED JUNE 11, 1985 REVISED SEPTEMBER 6, 1985 CITY OF CHULA VISTA TABLE OF CONTENTS PAGE SECTION I - INTRODUCTION. . 1 SECTION II - GOALS AND OBJECTIVES. 4 SECTION III - STATISTICAL SUMMARY . . 6 SECTION IV - GENERAL DEVELOPMENT STANDARDS 10 SECTION V - COMMUNITY FACILITIES. · · 18 SECTION VI - RESIDENTIAL COMPONENTS. 23 SECTION VII - COMMERCIAL AND EMPLOYMENT PARK COMPONENTS . 32 SECTION VIII - CONSERVATION STANDARDS. 35 SECTION IX - PLAN IMPLEMENTATION 38 SECTION X - GENERAL NOTES · · 51 EXHIBIT A - SPECIFIC PLAN MAP . 55 EXHIBIT B - ADMINISTRATIVE PLAN . 56 INSERTS - SPECIFIC PLAN MAP - Gersten Amendment Area ADMINISTRATIVE PLAN - Gersten Amendment Area SECTION I - INTRODUCTION A. History This document, including Exhibits A and B, is the amended Specific Plan of E1 Rancho del Rey. A specific plan for the area was first adopted by the Chula Vista City Council on August 8, 1978. The plan, when it was originally adopted, was recognized as flexible and readily amendable in order to respond to changed economic conditions, and community plan- ning concepts and conditions. The Plan has been amended on ten occasions previous to this major revision. These amend- ments have been incorporated into this document. The purposes of this amended specific plan are: (1) to create an economically viable plan that can be realistically implemented given current and projected economic considera- tions; (2) to provide a plan structure which will enhance the community environment of future residents; and, (3) to incorporate measures for the conservation of natural resources. B. SUMMARY OF MODIFICATIONS The principal change incorporated herein is the identifi- cation of the Corcoran Ranch Sectional Planning Area (SPA), a sub-area of the E1 Rancho del Rey Specific Plan which consolidates all or portions of six SPAs of the previous Specific Plan. The Corcoran Ranch SPA, which is designated in Exhibit A, is under the direct control of a single land- owner, except for a few small parcels, allowing large scale community and implementation planning. The benefit of this opportunity has been incorporated in the Specific Plan through the establishment of refined development standards for the Corcoran Ranch SPA. The remainder of the Specific Plan area continues to use the development standards estab- lished under previously approved Planned Community regula- tions. The Specific Plan will continue to be implemented either through later adoption of standard zoning, conforming with the overall densities and land uses designated on the Specific Plan, or through the adoption of a more detailed SPA and sub-SPA plans. Therefore, the Specific Plan is designed to function as a policy bridge between the General Plan and technical zoning regulations which will govern the development of land within E1 Rancho del Rey. The Specific Plan elaborates upon the goals, general objectives and principles of the General Plan, with which it is fully consistent. Any zoning or plan for development subsequently adopted must be consistent with the Specific Plan. These changes are expected to provide the City a superior tool with which to manage growth within E1 Rancho del Rey. They are also expected to positively address the market- ability and engineering feasibility concerns of the property owner under the previous plan. C. AUTHORITY AND SCOPE The E1 Rancho del Rey Specific Plan is established in accordance with Sections 65450 through 65553 of the State of California Government Code and Sections 19.07.010 through 19.07.030 of the City of Chula Vista Municipal Code and applies to the property indicated on the Specific Plan, Exhibit A, herein. D. PURPOSE The E1 Rancho del Rey Specific Plan is intended to: 1. Provide for the orderly preplanning and long-term development of E1 Rancho del Rey so that the entire community and subsequent extensions of planning areas will provide an environment of stable and desirable character; 2. Give developers reasonable assurance that SPA plans and sub-SPA plans prepared in accordance with this Specific Plan will be acceptable to the City; 3. Enable the City to adopt measures providing for the development of the surrounding areas compatible with this Specific Plan; 4. Secure for the citizens of the City the social and economic advantages resulting from an orderly planned use of its land resources; 5. Establish conditions which will allow diverse land uses to exist in harmony within the community; 6. Preserve open spaces and whenever possible natural ecosystems existing on the property; 7. Facilitate adequate provision for community facili- ties, such as transportation, water, sewage, schools, parks and other public requirements; 8. Provide flexibility in development standards and permit planned diversification in the location of land uses and structures; and, 9. Recognize the inherent influence that the economic market will have in the implementation of E1 Rancho del Rey. -3- SECTION II - GOALS AND OBJECTIVES A. SPECIFIC PLAN GOAL The text and plan diagram of the E1 Rancho del Rey Specific Plan propose the development of a well balanced community which would be characterized by a diversity in land use and a strong emphasis upon natural and man arranged open space. The promotion of orderly and economic growth, development, and conservation of the E1 Rancho del Rey territory, through comprehensive city planning is the goal of the E1 Rancho del Rey Specific Plan. B. SPECIFIC PLAN OBJECTIVES 1. The improvement of the existing and projected pat- terns of land use in E1 Rancho del Rey. 2. The protection of the natural land forms and eco- system of E1 Rancho del Rey and adjacent areas. 3. The establishment of an effective pattern of cir- culation within E1 Rancho del Rey, and an economic, useful, and convenient network of transportation linkages between the subject community and other parts of the Chula Vista Planning area. 4. The provision of adequate storm and sanitary sewers. 5. The conservation of water, fossil fuels, and natural vegetation. 6. The provision of affordable housing. 7. The provision of adequate police, fire, park, recreation, and other municipal services. 8. The promotion of well ordered and aesthetic spatial relationships, and the establishment of a qualita- tive townscape for the natural and manmade environ- ments of the subject area and adjacent territories. 9. The provision of guidance for the preparation of precise development plans for the various portions of the E1 Rancho del Rey district. 10. The provision of additional housing for the increas- ing population of the San Diego Region. 11. The provision of employment opportunities within the Specific Plan area. SECTION III- STATISTICAL SUMMARY A. PURPOSE AND SCOPE The purpose of this section is to summarize the intended land use and residential density allocations for this Specific Plan. B. GENERAL 1. Refer to Section X herein for definitions and methods of statistical computation. 2. The individual acreages indicated herein and on the Specific Plan, Exhibit "A", are indicated to the nearest one-tenth acre based on planimeter readings. Minor modifications that may result from technical refinements in the development permit and subdivi- sion process shall not require an amendment to this Specific Plan providing the spirit and intent is maintained. C. LAND USE ALLOCATION The following statistics are from the Specific Plan Map, Exhibit "A". Land Use Acreage Percentage Residential ½~8½~4 5½% 1239.4 52% Employment Park ½~½~6 6 111.6 (100 net) 5 Commercial 31.0 1 Schools 89.7 4 Public Facilities 14.7 1 Parks 77.5 3 Open Space 813.1 34 TOTAL 2,377.0+ 100% Note: Schools, Public Facilities, Parks and Recrea- tion, and Open Space uses are also permitted within other land use categories. D. RESIDENTIAL SUMMARY Residential Category Dwelling (du/gross acre) Acres Units Population* 0 - 2 164.8 271 743 2 - 4 306.8 ½7094 37998 866 2,373 4 - 6 ~65~8 ½79½0 ~73~ 504.0 2,870 7,864 6 - 8 ½60~7 ½7½68 ~7~00 79.0 555 1,521 8 - 12 ½5½=7 ½748~ 47069 146.7 1,426 3,907 12 - 20 5½76 893 37444 38.1 632 1,732 TOTAL ½730½74 67820 ½87607 1,239.4 6,620 18,138 *The population projections are based on 2.74 persons per dwelling unit, the average for all dwelling units in the City according to the 1980 Census. These projections are to be used for reference only and not as the sole basis for projecting service needs nor as a limitation on per- mitted dwelling units. E. MAXIMUM DWELLING UNITS The current amendment provides, among other things, residen- tial density categories which are slightly different from those of the previous plan. Under that plan, each SPA was assigned a maximum number of dwelling units based on the acreage within each density category multiplied by the maxi- mum density. Areas not being amended were designed within the appropriate density range category. The Administrative Plan, Exhibit "B", indicates the dwelling units permitted in each area. Only those areas and associated out parcels now combined to create the Corcoran Ranch SPA were included in the specific plan amendment studies and associated environ- mental review. It is the intent of the amended specific plan that the maximum number of dwelling units allowed in the uncombined SPAs be unchanged from their previously approved values which are indicated below. Sectional Planning Area Maximum Dwelling Units* Rice Canyon SPA 1,188 Ranchero SPA 411 South College SPA 350 East College SPA 256 -8- Corcoran Ranch SPA 476½5 4,415 Gersten Property 47ee8 4,028 Out-Parcels 387 Total 67830 6,620 *Refer to the Administrative Plan, Exhibit "B" for specific allocations and out parcel allowances. F. DENSITY TRANSFER In order to promote flexibility in residential densities, the transfer of dwelling units from one residential category to another within any SPA or sub-area may be approved as a part of the SPA or sub-area SPA plan approval process provided for in Section XI, herein. See Section IV-C for more information. 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 sub-area or would materially increase the quality of land use, circula- tion or conservation pattern thereof. Transfers of density into the 0-2 du/ac category should not result in a reduction in lot size requirements. Should such a transfer be approved then applicable statis- tics and the Specific Plan map shall be revised as an administrative matter without the necessity of a formal specific plan amendment. The Administrative Plan, Exhibit "B", shall be updated to monitor density transfers. -9- SECTION IV - GENERAL DEVELOPMENT STANDARDS A. PURPOSE The purpose and intent of this section is to establish general overall standards for development in addition to those established for specific uses by other sections of this Specific Plan. B. GENERAL POLICIES 1. The E1 Rancho del Rey Specific Plan shall be regarded as the official land use policy of the City, and its text, graphics, and elements shall be regarded as the comprehensive plan for the develop- ment and conservation of E1 Rancho del Rey. 2. The E1 Rancho del Rey Specific Plan shall be the principal specific and local district plan of E1 Rancho del Rey, and all zoning plans, public works plans, subdivision plans, transportation plans, development proposals, and capital improvement pro- grams affecting E1 Rancho del Rey shall be governed. by the said plan°s provisions. 3. The land use pattern, circulation system, and spatial relationships of E1 Rancho del Rey is con- sistent with the suburban order of the Telegraph Canyon, Bonita Sunnyside, and Eastlake communities. 4. It shall be the policy of the City of Chula Vista to require development in the E1 Rancho del Rey Speci- fic Plan to proceed in a manner which protects the topographic character of the area. Therefore, the -10- predominant ridges and canyons should be determining factors in determining the form and character of development. 5. The development of E1 Rancho del Rey should be con- sistent with public safety, including seismic safe- ty. Therefore, the traces of the La Nacion Fault and its splinter faults should also determine the pattern of development within the subject territory. 6. The City of Chula Vista's adoption of overall plans for the provision of water and sewer service to E1 Rancho del Rey by drainage basin should be pre- requisite to the further substantial growth and development of the subject community. This plan should be prepared by developers with the coopera- - tion of the City. 7. In general, the bulk, height, parking, open space and other preannounced standards of the City of Chula Vista's zoning regulations should govern, where appropriate from a land use standpoint, devel- opments within E1 Rancho del Rey. However, these preannounced standards should be regarded as minimum requirements, and the Planning Commission or the City Council may require higher or additional design standards during the course of either's review and consideration of specific developmental proposals. Conditions, Covenants and Restrictions (CC&R's) may be required for development projects within E1 Rancho del Rey. 8. Specific provisions for public facilities is a required component of SPA and sub-area plan process- ing as specified in Section IX - Plan Implementa- -ll- tion, herein. These provisions require that each phase of development be accompanied by a plan that assures that streets and public facilities will be available as needed. Such facilities are not limited to those within the project boundaries. 9. An agreement, such as a Development Agreement or other suitable vehicle, shall be entered into, as described in Section IX, prior to the issuance of any construction permits. The Agreement shall be considered a necessary component for the implemen- tation of this Plan and any agreement between the City and the current developer/landowner shall also bind future or successor developer(s)/landowner(s). 10. All developments in the area shall be subject to the fees and conditions as established by the City Council through the adoption of such plans. C. SECTIONAL PLANNING AREAS AND SUB-AREAS 1. The specific plan area has been divided into sub- communities or Sectional Planning Areas (SPA) for the purpose of guiding the implementation of Planned Community (P-C) zoning, one of two implementation alternatives. When the specific plan was adopted in 1978, the area was divided into ten such areas. Six of these areas have now been combined to form the Corcoran Ranch SPA. The implementation of the Corcoran Ranch SPA, however, will be by sub-areas of the SPA which do not have predetermined boundaries. Sub-areas of the Corcoran Ranch SPA will be processed in the manner prescribed for SPAs in Chapter 19.48 of the Municipal Code. -12- 2. Within the Corcoran Ranch SPA, the boundaries of each sub-area SPA shall be based on preapplication discussions between the applicant and the Planning Department. The extent of actual construction pro- posed, infrastructure required, community facili- ties, circulation, continuity of community struc- ture, and both public and private economic consid- erations shall all be considered in determining the boundaries of each sub-area. Not predetermining such boundaries will allow them to be more respon- sive to particular development issues which may vary from time to time. The City Council shall review and approve ~he ~e~e~m~e~eM e~ the appropriate boundary prior to the preparation of the SPA or sub- area plan. 3. There shall be no grading permit, building permit, or other construction permit issued for any develop- ment within the Corcoran Ranch SPA or sub-area before the City and the developer enter into an agreement, such as a Development Agreement, which will ensure that the Public Facility Financing Plan, Phasing Plan, and other obligations of the developer are met and adhered to. 4. Traffic analysis and monitoring shall be required with each SPA or sub-area plan. In the event that the traffic either by projection and analysis, or by actual count, will exceed the capacity of the arterial system or freeway interchanges, then the City shall have full authority to require appropri- ate mitigation or cease issuance of any further building permits if mitigation will not result in an appropriate level of service. The appropriate level of service is "C" or better. -13- The Corcoran Ranch SPA and the four remaining original SPAs, Rice Canyon, Ranchero, South College, and East College, are delineated on the Specific Plan map, Exhibit A. D. CIRCULATION STANDARDS 1. The circulation system of E1 Rancho del Rey shall meet the traffic and land service needs generated by the development of the area and shall by design pro- mote conservation of natural open space, the estab- lishment of a suburban order, the reduction of the need for grading, and the encouragement of economy in land development. 2. East-west equestrian and hiking trails within the three legs of Rice Canyon already exist and some should be preserved as development of adjacent land occurs. It is the policy of the City to also make provision for at least one north-south trail which should utilize such existing rights-of-way as the San Diego-Otay Water Line and the SDG&E easement. Additional north-south routes or variations and adaptations of the basic north-south route may become apparent and should be considered at such time as development proposals are made and grading plans are developed. 3. Bicycle routes and/or trails should also be estab- lished within the principal canyons of the district, where such establishment would be consistent with natural conservancy, as well as along the main -14- streets of E1 Rancho del Rey in accordance with the Bike Routes General Plan Element and adopted imple- menting plans. 4. The E1 Rancho del Rey community should be served by the City of Chula Vista's mass transit system. This service should be planned and implemented by the Director of Public Works and the Transit Coordina- tor. E. GRADING STANDARDS 1. Grading within this Specific Plan shall be subject to the requirements of the Municipal Code, subject to approval of a grading plan as provided for in Section IX, herein, and in accordance with other provisions of this Specific Plan. 2. It is the intent of this Specific Plan that graded areas be contoured to blend with natural landforms. Rounding both vertical and horizontal intersections of graded planes, obscuring slope drainage struc- tures 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, archi- tectural solutions to topographic changes, and other similar techniques should be used. Slope banks with rigid angular characteristics shall not be per- mitted. Within a project, grading should not be designed solely to alter the topography to fit predetermined lot sizes and floor plans, but should contemplate the use of some dwelling types which can be better -15- fitted to the land and pad types which minimize exposure of manmade slopes. While it is not the intent of the City of Chula Vista to literally apply the provisions of the Hillside Modifying District to E1 Rancho del Rey, the purpose and objectives of that regulation do apply. 3. General grading policies with regard to development within this Specific Plan are as follows: a. Visually significant slope banks should be pre- served in their natural state by clustering development. b. The natural character of the hillsides should be retained where practical. c. Intrusions of graded slopes into area designated as open space on the Specific 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 significant environ- mental sensitivity and shall be revegetated with indigenous species to recreate, to the extent feasible, the previous condition. d. A variety of housing types, padding techniques, grading techniques, lot sizes, site design, den- sity, arrangement, and spacing of homes and developments should be encouraged. ~ e. Innovative architectural, landscaping, circu- lation and site design should be encouraged. -16- f. Facilities to rectify unstable slopes or slopes subject to erosion and deterioration should be provided. g. Grading may be accomplished beyond the bounda- ries of an approved SPA or sub-area plan where necessary to implement the SPA or sub-area plan uses or infrastructure facilities. F. SIGNING A comprehensive signing program shall be required as an element of each SPA or sub-area SPA plan. The regulation of signs in the Employment Park shall also be incorporated into CC&R°s. -17- SECTION V - COMMUNITY FACILITIES A. PURPOSE This section is established to provide for uses indicated on the Specific Plan map as Open Space, Recreation, Schools, Public Facilities or as may be otherwise referenced in this Specific Plan. B. OPEN SPACE Standards for open space uses are listed below and in Sec- tion VIII, Conservation Standards. 1. The areas indicated as Open Space are generally intended for more passive forms of open space uses. The final use, ownership, and maintenance responsi- bilities for open space area shall be determined during the SPA Plan process. Open space uses would include agriculture, active and passive open space, natural open space, bodies of water, public and private parks, scenic highways, community facili- ties, and other uses of a similar nature. 2. Open space areas shall be designated and uses estab- lished consistent with the Open Space and Scenic Highways Elements of the Chula Vista General Plan. C. PARKS/RECREATION 1. Sites for public parks indicated on the Specific Plan Map are in conformance with the Parks and Recreation Element of the General Plan. -18- 2. The north leg of Rice Canyon is envisioned as a candidate area for a natural park setting. Ameni- ties such as picnic areas, wildlife observation points, nature trails, and other similar activities may be considered during the SPA or sub-area plan- ning process. Wildlife access to the west under the loop road shall be provided via a dirt bottomed drainage culvert of sufficient size to permit wild- life circulation. ~T ~he ~es~den~e½ a~ea between ~he ne~h and m~dd½e ½e~s e~ R~ee ~anyen ½s env~s~ened ee hemeew~e~ su~pe~ted ~vete ~eereat~ene½ ~ s~ee~e deve½e~ment ~epose½s a~e ½eek~n~ sue~ ~ee~½~t~es ~n th~s e~ee then the ded~eet~en e~ e shou½d be p½anned7 D. SCHOOLS 1. School sites are indicated on the Specific Plan Map. These sites are considered adequate to meet the needs of the school district and are located adja- cent to recreational areas to increase their poten- tial uses. Alternate sites within the Specific Plan may be requested by the school district during the SPA or sub-area plan process. 2. Should the School District reject a school site designated on the plan without indicating an alter- nate location within the vicinity of the original site, then the site may be used for residential uses of a type and density compatible with adjacent prop- erty. -19- 3. Implementation and financing of school sites shall be a component of the SPA or sub-area planning process. 4. Should the School District, within one year after a school site is offered and available for use as a school site, fail to acquire or accept dedication of such site, then the site shall be considered to be rejected by the School District and developed as provided above in paragraph 2. 5. Any dwelling permitted by this provision (paragraphs 2 and 4 above) shall not be subject to the maximum number of dwellings specific herein, but shall be otherwise subject to the provisions of this Specific Plan. E. LIBRARY FACILITIES While no specific site for a branch library is indicated on the Specific Plan map, reservation of a parcel of one to two acres for this purpose may be required. This determination and the precise location shall be a func- tion of the SPA or sub-area planning process. F. PUBLIC FACILITIES, SERVICES AND UTILITIES 1. The Specific Plan, with the exception of a concep- tual network of arterial and collector streets, does not depict the various water, sewer, and similar public facilities required to serve and support the E1 Rancho del Rey area. It will be necessary that comprehensive plans for the various facilities and a plan to ensure their timely provision be developed prior to or in conjunction with SPA or sub-areas plans for the subject community. -20- 2. In general, public services and utilities should be designed to accommodate the ultimate loads projected to be encountered by the subject facility. Public facility designs should promote conservatioh of natural open space, promote conservation of energy, and minimize grading. 3. The maximum number of dwelling units approved for development of E1 Rancho del Rey shall be used in the design of public facilities to serve the area. Where specific sub-areas have been developed (or assured) having densities other than such upper limits, the actual density may be used. 4. Public services and utilities shall be provided by the following unless otherwise approved during the adoption of a SPA or sub-area SPA plan: a. Water - Otay Municipal Water District b. Sewer - City of Chula Vista c. Flood Control - City of Chula Vista d. Electrical - San Diego Gas & Electric Company e. Natural Gas - San Diego Gas & Electric Company f. School Facilities - Chula Vista Elementary School District and Sweetwater Union High School District g. Library Facilities - City of Chula Vista h. Public Parks - City of Chula Vista i. Fire Protection - Chula Vista City Fire Department j. Police Protection - Chula Vista City Police Department k. Telephone Service - Pacific Telephone Company -21- 5. Four sites have been indicated on the Specific Plan Map for public or quasi-public facilities. Addi- tional sites for public facilities shall be deter- mined at the SPA or sub-area SPA planning level. These facilities may include places of worship, day care centers, governmental facilities, or other similar community service uses. -22- SECTION VI - RESIDENTIAL COMPONENTS A. PURPOSE The purpose of this section is to state the underlying con- cepts for the diversity and distribution of residential den- sities 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 Section IX, here- in. B. RESIDENTIAL CONCEPT A fundamental concept of the Plan 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 apartment projects of various affordability levels. It is specifically not intended that E1 Rancho del Rey be developed as a large tract of single family homes appealing to a narrow band of resident incomes. While providing an overall mix and diversity of residential types, the plan does recognize locational criteria for cer- tain densities. It is for this reason that the higher den- sity elements have been located within efficient proximity to major circulation routes and employment. The plan also recognizes the existing lower density community to the north by specifying lower densities and assigning considerable amounts of open space on the adjacent portion of the plan area. -23- · 'z .) A dominant element of the plan is the loop road north of "H" Street. A large proportion of residential uses of the plan are located within this loop structure to permit convenient access from homes to trails and parks, and to maximize views of the canyon and beyond. Residential areas covered by the Specific Plan should be subdivided, where feasible, into a number of structural planning units. The topography of the dominant east-west canyons precludes the use of the traditional neighborhood planning unit and requires instead, the development of linear subcommunities defined by the canyon areas. Each subcommunity will be composed of a number of micro-neighbor- hoods which in turn will be defined primarily by a similarity of housing type. Each micro-neighborhood may have a small common recreational area, a common access road, and common landscape and street lighting theme. In addition, the dependence of the Specific Plan on the economic viability of its residential components for imple- mentation is recognized. Key elements of this viability are efficient use of land resources and a responsiveness to the realities of the housing market, both of which have been integrated into this plan. C. PLANNING CONSIDERATIONS 1. The residential density of E1 Rancho del Rey should be limited by the topography and natural constraints of the subject territory, as well as the parameters of the General Plan. Notwithstanding these factors, the unit yield and densification of E1 Rancho del Rey must be sufficient to economically justify the development of the required streets, the construc- tion of the requisite water and sewer lines, the -24- preparation of the land for development, and the investment of development capital by the market. While the Specific Plan designates large areas as permanent, natural open space, it also recognizes economic necessity by establishing densities in nearby areas to compensate for this open space, noting that the rugged terrain itself would dictate considerable open, undeveloped area. During the preparation of the Plan, densities were transferred from the open space areas to nearby lands in order to create the desired land use and open space pat- terns. The allowances expressed on the Specific Plan are the maximum allowable number of dwellings for each parcel upon which the subdivider can fully rely. Reductions from that maximum should be made if it is determined that, given a particular devel- opment area and circumstances and conditions encoun- tered therein, a lesser density would be desirable. The following factors should be considered in arriv- ing at a less than maximum density for a particular project: a. The location of the property with regard to existing or prospective developments. b. The impact of the project on traffic circulation or schools. c. The topographic character of the property and other development constraints, including earth- quake faults and the presence of endangered species. d. The degree to which amenities, unique features, and open space are incorporated into the proj- ect. 2. As a part of the SPA approval process, development of a project at a density higher than the maximum overall density may be authorized. Prior to such authorization, however, the applicant shall demon- strate by the preparation of preliminary plans for subsequent phases that the overall maximum density will not be exceeded. At the time of approval of a higher density project, the preliminary plan shall be adopted as a refinement of the E1 Rancho del Rey Specific Plan. (See also the discussion of Section- al Planning Area.) ~ 3. In order to prevent the excessive restructuring of land, especially on the periphery of canyons and along steep streets, unconventional housing types, such as split-pad and pole houses, should be con- sidered. 4. The land developers of E1 Rancho del Rey should, where feasible, utilize the cluster, townhouse, patio home and zero lot line concepts in an effort to provide usable open space. These concepts, if adroitly planned, could also promote energy and water conservation, and lessen the land requirement for streets. They also could provide an opportunity for the development of affordable housing. Higher density uses should be characterized by increased internal and peripheral open space. 5. The urban design and townscape planning of all multiple family developments within E1 Rancho del Rey shall be governed by the Design Manual of the City of Chula Vista. For the purposes of this statement of policy, condominiums, apartments, and all other projects under which three or more dwell- ing units are constructed on a single parcel of land, shall constitute multiple family developments. 6. It is the express policy of the City of Chula Vista to require, in the E1 Rancho del Rey area, fine grained mixtures of housing types. As a general rule any development proposal involving more than 50 acres, or 250 dwelling units, should include at least two housing types. In large proposals, in appropriate areas, three or more housing types may be required. The following should be considered as different housing types for the purposes of this policy. a. Single family homes on "typical" lots b. Apartments and condominiums c. Duplexes d. Townhouses e. Small lot single family condominiums f. Single family detached homes on lots containing 4,000 square feet or less g. Patio homes h. Zero lot line homes 7. The use of open cul-de-sacs at the bluff edge of the northern plateau can provide vistas of Rice Canyon and beyond. These overlooks should be provided occasionally to permit scenic views to others in addition to bluff edge residents. D. GENERAL DESIGN STANDARDS 1. The terrain provides several influences on future planning. Because of the irregular configuration of development areas, the pattern of lots/building should also be curvilinear. The terrain also permits views from homes. Homes should be sited to maximize the potential views. 2. All lots and buildings should be custom sited to insure that the pattern, views, and privacy poten- tial are maximized. Section IX herein requires several levels of review to insure that detailed planning is in concert with this concept. A goal should be to create variety and avoid monotony. E. RESIDENTIAL DESIGN GUIDELINES 1. Detailed specific design standards will be an ele- ment of the SPA plan process. However, the general character and intent of the various residential den- sities follows to guide the preparation of these standards: a. 0-2 du/ac: This classification is primarily intended for single-family detached homes on estate lots. Each project phase shall have no less than one-half acre per unit (including streets). Custom lot development is encouraged. b. 2-4 du/ac: This classification is primarily intended for single family detached homes. Site characteristics would determine the actual lot sizes. However, it is expected that lots would range from 6,000 square feet. c. 4-6 du/ac: This classification is intended for small lot single family, zero lot line patio homes, duplexes, multiplexes, and clustered developments. d. 6-8 du/ac: This classification is intended for townhomes, patio homes, duplexes and multi- plexes, mobile home parks and subdivisions, condominiums, and cluster developments which frequently consist of attached dwellings. e. 8-12 du/ac: This classification is for uses similar to 8 du/ac except with more efficient spatial relationships including group parking and stacked units. f. 12-20 du/ac: This classification is for resi- dential developments such as stacked condomini- ums, garden apartments, and other similar multi- family residential uses. 2. The combining of several density classifications within a residential area is permitted providing the maximum density for the land area is not exceeded. In fact, a fine grain mixture of residential densi- ties is a desired objective. 3. To promote a mixture of housing types the use of clustering is permitted. The increase in residen- tial density which may exceed that specified would be offset by a corresponding increase in open space. The maximum number of units indicated on the Admini- strative Plan for the development area would not be exceeded through clustering. Clustering would be approved as a component of the SPA or sub-area process. The ability to cluster development shall not be permitted in the 0-2 residential category without an amendment to this Specific Plan. F. AFFORDABLE HOUSING 1. The Housing Element of the Chula Vista General Plan promotes the provision of decent housing in well planned neighborhoods for low, moderate, middle, and upper income families. In accordance with that Ele- ment, developers of E1 Rancho del Rey shall devote ~ve ten percent of the total units to low and moderate income households e~d ~ve ~e~ee~ to mede~e~e ½neeme ~e~sehe½~s as defined below. The developer shall endeavor to maximize, to the extent feasible, residential units to house low income families rather than providin~ affordable housinq only in the moderate income range. a. "Affordable Housing Unit" shall mean a housing unit, the monthly payment or rent of which does not exceed 30 percent of the monthly gross income of the occupant household. Units may be owner occupied or rental housing. -30- b. "Low-income Household" means a household whose annual gross income is not more than 80 percent of the HUD-published median income for the San Diego SMSA. c. "Moderate-Income Household" means a household whose gross annual income is more than 80 per- cent but not more than 120 percent of the HUD- published median income of the San Diego SMSA. 2. Developer proposals for a£fordable housing in accordance with this section shall be included as a part of any SPA or sub-area plan submittal. -31- SECTION VII - COMMERCIAL AND EMPLOYMENT PARK COMPONENTS A. PURPOSE AND SCOPE This section is established to provide standards for high quality development of uses indicated on the Specific Plan as Commercial or Employment Park. B. STANDARDS FOR COMMERCIAL USES 1. The Specific Plan designates several local commer- cial sites and a community shopping center. The plan has purposefully utilized natural and planned open space in a manner which should reduce commer- cial-residential friction and, through the employ- ment of greenbelts or buffers, has limited the impact of commercial activity and traffic upon resi- dential uses. 2. The Specific Plan includes the proposal that E1 Rancho del Rey's principal shopping precinct be located on the east side of 1-805 and on the south side of the East H Street. This parcel is planned for a community level shopping center. 3. Although not shown on the plan diagram of the E1 Rancho del Rey Specific Plan, mini-centers of about 1-1/2 acres may be allowed in appropriate locations for the convenience of local residents. Such cen- ters may include a small, quick service grocery store, barber and beauty shops, and similar ser- vices. Careful planning for such uses shall be required to insure their compatibility with adjacent residential areas. Freestanding signs for such centers shall be limited to monument signs. All signs and other design issues shall be regulated by CC&R's and other standards established to ensure high aesthetic qualities. C. STANDARDS FOR EMPLOYMENT PARK USES 1. Any SPA or sub-area plan that contains employment park uses shall include development standards which indicate (1) permitted uses; (2) conditional uses; (3) height, bulk and area requirements; (4) site development standards; (5) restrictions; (6) design features and criteria; (7) prohibited uses; and (8) performance standards. These standards shall pro- mote high quality development of these basic use classifications and shall be within the spirit and intent of the Zoning Code Ordinance. It is intended that Employment Park areas shall include industrial, office, and commercial support uses. 2. Permitted uses shall consist only of those uses which are compatible with residential areas. Such uses shall be determined upon submission of the first SPA or sub-area plan which proposes any development of the Employment Park. Sufficient landscape or other buffers shall be provided between the Employment Park and all other land uses. The rear exposure to residential areas shall receive special consideration. Typically, uses acceptable in the Employment Park would be office and service commercial, research and development and some light manufacturing in low-rise buildings. Such uses require a minimum of heavy truck traffic and generally do not produce nuisance noise, odors, vibrations or negative visual impacts -33- which create conflicts with neighboring land uses. Limited retail and food service commercial uses for the convenience of employees would also be per- mitted. 3. Setbacks along East "H" Street shall be of suffi- cient width to permit substantial landscaped areas along the street to provide a park-like setting and preserve the scenic qualities of East "H" Street, a pe~en~½e½ scenic highway eeee~d~n~ ~e in the Scenic Highways Element of the General Plan. 4. Access from East "H" Street to the Employment Park shall be restricted to as few streets as possible. No direct access from individual properties shall be permitted. Such access shall be restricted to interior streets only. 5. Parking areas shall be screened from view by build- ings, walls and landscaping. 6. Signing shall be limited to monument and wall signs, the sizes of which shall be determined as a part of the SPA plan review process. 7. The use of landscaped open space and park areas within the overall design of the Employment Park is encouraged. 8. Any SPA or sub-area plan which includes employment park uses shall include a detailed analysis of the traffic impacts associated with the plan, along with an implementation plan addressing other areas of potential conflict with adjacent residential uses. (See Section IX.E.4) -34- SECTION VIII - CONSERVATION STANDARDS A. PURPOSE The E1 Rancho del Rey Specific Plan advocates the preserva- tion or scientific relocation of rare and endangered bio- logical colonies. It also provides for their protection from the destructive activities associated with human settlements where such is feasible to create a balance between the natural and manmade environments. This section provides standards for the interface between the development of a community and the conservation of natural resources. B. STANDARDS FOR NATURAL OPEN SPACE RESOURCES 1. Natural Open Space uses are not designated on the Specific Plan Exhibit. Any area not designated for use on the exhibit shall be considered for natural open space use and preservation. The location and extent of such uses shall be determined as a part of the SPA process and natural open space uses shall be designated on each SPA or sub-area plan. 2. The natural open space and landforms of E1 Rancho del Rey shall determine the subject territory's structure and basic design. As the land is sub- divided the preserved portions of the legs of Rice Canyon should be complemented by adjacent common greens, promenades, interpretive centers, view points, and trail systems. C. CULTURAL RESOURCES Due to the sensitive nature of archaeological and paleon- tological sites and resources, and the potential for abuse -35- thereof resulting from public knowledge of _their location, these sites shall not be designated on public exhibits including this Specific Plan. However, development of property containing significant cultural resources shall occur in conformance with the appropriate level of miti- gation recommended in an environmental impact report which is specified as a condition of approval for subsequent levels of plan review. D. BIOLOGICAL RESOURCES Sensitive biological resources including endangered plant species have been identified on the project site. The proj- ect has been designed to place many of these resources in preserved natural open space areas. Two endangered plant species have been given special atten- tion: Acanthomintha ilicifolia ( San Diego thornmint) and Hemizonia conjugens (Otay tarplant). The thornmint was found in a saddle north of the loop road within the area designated 0-2 du/ac, while the tarplant was found in an area adjacent to Otay Lakes Road, and to the west of the access road from Otay Lakes Road to the loop road. Maps depicting the specific locations of these plants are on file with the City of Chula Vista Planning Department. These maps should be consulted during the SPA or sub-area planning process which includes these areas. Generally, in response to the discovery of populations of these endangered species, natural open space areas have been designated to protect them. Graded slopes adjacent to these -36- areas shall be revegetated only with naturally occurring species. During the grading of areas adjacent to these sen- sitive species, a trained botanist shall supervise the marking and protection of the areas to be left undisturbed. Effective barriers to prevent the intrusion of people and nuisance drainage from urbanized areas should also be included. Specifically, the buffer area around the thornmint popula- tion extends 50 meters to the south, west and east, and to the ridgeline on the north. The loop road and access road from Otay Lakes Road have been aligned to avoid the areas of tarweed concentration, and a natural open space area desig- nated adjacent to the access road which preserves the majority of the tarweed population. -37- SECTION IX - PLAN IMPLEMENTATION A. PURPOSE This section is established to insure the overall purpose and intent of this Specific Plan is satisfied and imple- mented in an orderly manner. All development within this Specific Plan shall be subject to these regulations. B. GENERAL POLICIES 1. The E1 Rancho del Rey Specific Plan constitutes municipal policy, the effectuation of which will require subsequent precise planning. The land use designations of this amended Specific Plan supersede those of previous plans and zoning where conflicts exist. This amended Specific Plan constitutes the General Development Plan and Schedule for the E1 Rancho del Rey Planned Community Zone pursuant to Chapter 19.48 of the Chula Vista Municipal Code. 2. All open space areas delineated on the Specific Plan map shall be owned and maintained by an e~tity approved by the City Council as a component of the SPA or sub-area approval process. This may include a special open space district, homeowners associa- tion(s), individual homeowners, or other entity in singular or combination. 3. A traffic monitoring program shall be established with the implementation of the Plan. This program shall insure that development within the Specific Plan Area does not generate traffic in excess of the capacity of the arterial system and freeway inter- changes serving the property. The level of service -38- "C" shall be established as the acceptable capacity of the roadway system. Generally, traffic impacts shall be considered in conjunction with the SPA/sub-area and tract map approval process and traffic mitigation measures implemented through conditions of approval on such maps. Other control mechanisms may be used to provide traffic facility improvement assurances if approved by the City Council. C. DEVELOPER/CITY AGREEMENT 1. An agreement, such as a Development Agreement or other suitable agreement, to be entered into by the City and the project sponsor as a legally binding contract, shall be required to implement this Plan. The purpose of the agreement is to provide assurance that the Developer will participate in the construc- tion and financing of public facilities pursuant to the financing plan prepared for each SPA/sub-area; to provide certainty in the City's land use regula- tions and policies applicable to development of the property and assurance that the densities provided for in this Specific Plan will be achieved; to pro- vide vested rights to the Developer in accordance with various permits issued authorizing development; and to assure that improvements required by develop- ment of the SPA/sub-area will be completed when necessary to serve the project. 2. A draft agreement shall be submitted with each SPA or sub-area plan. It is anticipated that the agree- ment established with the first SPA Plan will be the basic contract between the City and Developer addressing overall issues, as well as the specifics -39- of the SPA or sub-area in question. Agreements associated with future SPA's are envisioned as amendments or attachments to the basic agreement, limited in scope to the specific issues of that SPA or sub-area. 3. The agreement must be entered into by all parties prior to the issuance of any construction permit for development within the SPA or the sub-area. 4. The agreement shall include a schedule for the development and marketing of Estate Lots (0-2 du/ac density category). 5. Such an agreement shall be a necessary component for any additional development within the Specific Plan Area and shall bind any future landowner(s)/ developer(s) who acquire interests in the property. D. CORCORAN RANCH SPA PHASING CRITERIA The phasing criteria discussed below are based on the fact that many acceptable phase delineations are pos- sible. These criteria are, therefore, intended to be used to determine the acceptability of a proposed phase or sub-area. 1. Sub-area Boundaries In this Specific Plan sub-area boundaries within the Corcoran Ranch SPA are not described by mapping, rather they are left to be determined as necessary by a process of negotiation between the City and developer. A list of general considerations are included in the plan as relevant issues in the determination of sub-area boundaries. That list is the basis for the criteria presented herein. 2. Sub-area Criteria Any proposed sub-area boundary configuration which meets the following criteria is considered appro- priate for use as a sub-area for purposes of imple- menting the Corcoran Ranch SPA. a. The sub-area shall be a contiguous area within the Specific Plan, the complete development of which (i.e., provision of all public improve- ments and the creation of building sites) can be expected in a reasonable amount of time given the construction proposed and market charac- teristics. b. A sub-area shall represent a logical extension o£ major infrastructure improvements (water, sewer, roadways and storm drainage) from exist- ing or due to be constructed improvements. The infrastructure improvements shall be function- ally complete within the sub-area and shall con- nect to facilities of sufficient capacity or with provisions for such capacity, to accommo- date the proposed development. Such infrastruc- ture to be constructed, or to be assured of con- struction, need not all be located within the sub-area boundary. Conceptual grading should indicate a balance within the sub-area. The use of a borrow or fill site shall be consistent with the grading concept for the Specific Plan (see Supplemental Reports). -41- c. A sub-area shall contain, or make provision for, appropriate community facilities which will be required to meet the needs of the development within the sub-area. These include parks and recreation facilities, schools, and other public services. d. The sub-area shall represent a continuation of the community structure established by previous sub-areas. Thus it should be a logical next step in implementation of the Specific Plan and should contribute to the community as a whole, as opposed to creating an isolated tract or sub-community. In some areas the sub-area may relate more directly to other developed areas outside of the Specific Plan area. This relationship is also acceptable. e. The sub-area shall be delineated in a way which is responsive to public economic concerns. Thus it should not be unduly burdensome to the City by including expensive obligations without pro- viding revenue sources or alternative financing mechanisms. f. The sub-area should be delineated in a way that is also responsive to private economic concerns. These concerns include minimizing infrastructure and off-site costs and providing a marketable project. g. The sub-area shall be delineated so as to include areas necessary for the mitigation of environmental impacts associated with develop- -42- ment within the sub-area, as required in the Specific Plan or the conditions of approval for same. h. The sub-area boundary shall not create out par- cels, islands, or otherwise isolate undeveloped areas in a manner contrary to these criteria. E. SPA AND SUB-AREA REVIEW REQUIREMENTS The review requirements described herein may be modified by the Planning Director to avoid overburdening small parcels of 10 acres or less, herein referred to as out-parcels, which have not been included in the comprehensive planning undertaken by the primary property owner. 1. General Review Requirements All development within a SPA or any sub-area of the Corcoran Ranch SPA shall be required to obtain approval of a SPA plan, Tentative Tract Maps, and other required permits, as well as, architectural approval. (a) SPA or sub-area plans shall guide the sequen- tial implementation of the Specific Plan. SPA and sub-area boundaries shall be determined in the manner specified in Section IV.C. (b) The Tentative Tract Map process shall delineate lot and street design, indicate preliminary grading and methods by which drainage would be controlled and utilities provided. -43- (c) The Site Plan and architectural approval process shall provide delineation of specific features of a proposed project to insure com- pliance with the development standards of this Specific Plan. 2. Sequence of Review (a) The SPA or sub-area plan shall be approved prior to or concurrently with a Tentative Tract Map or any other development proposal for any portion of the SPA. (b) Site Plans shall be required prior to the issu- ance of building permits but shall not be required prior to the approval of SPA or sub- area plans or Tentative Tract Maps. However, Site Plans may be approved concurrently with a SPA or sub-area plan, or Tentative Tract Map. (c) Parcel maps which do not prohibit the reason- able future planning of the area may be approved at any time. 3. Standards for Sectional Planning Area (SPA) or Sub- Area Plans (a) SPA or sub-area plans shall include a series of diagrams and supplemental text which provides a specific framework within which individual project site plans can be considered. Follow- ing is a partial list of the basic components required of such plans. -44- These components may be combined or further broken down into sub-components as appropriate to the area being planned and additional requirements may be determined during pre- application discussions between the applicant and the Planning Director. (1) Site Utilization Plan (2) General Landscape Plan (3) Conceptual Grading Plan (4) General Signing Program (5) Recreation, Open Space, and Trails Plan (6) Utility Service Plan (7) General Design Concepts (fencing, light- ing, etc.) and proposed standards to con- trol design (CC&R's, etc.) (8) Public Facilities Financing Plan (9) Traffic Analysis (10) Support Environmental Documentation (11) Development Standards (b) Site Utilization Plans shall include the infor- mation required by Chapter 19.48 of the Municipal Code. -45- (c) General Landscape Plans shall provide detailed guidance for landscape plans submitted with sub- sequent site plans. The General Landscape Plan for each SPA or sub-area shall divide the plan area into landscape components such as: various streetscape components, buffer zones, natural areas, riparian corridors, greenbelts, lakes, entry statements, etc. Each of these components will be identified on the plan in an overall context and then further described in supplemen- tary exhibits and text as required. Each component or landscape zone may include a Planting Criteria Chart identifying a suggested plant materials list. The general method of continued maintenance for landscaped areas shall also be indicated. Illustrations shall be pro- vided as required for clarifying landscape con- cepts. A tree planting plan shall be required to iden- tify the tree planting proposed for the major transportation corridors within the SPA or sub- area plan. (d) Conceptual Grading Plans shall be submitted for the entire SPA or sub-area plan and shall include: existing and proposed contours at ten foot intervals; graphic indication for manmade slope banks in excess of ten feet in height; slope ratios for slope banks; and no less than two cross sections of the plan area indicating existing and proposed terrain. Maintenance responsibilities for slope banks shall be speci- fied. -46- (e) A General Signing Program shall be prepared with the SPA or sub-area plan and shall include the general components required for signing. (f) A plan shall be prepared for Recreation, Open Space and Trails and shall include: (1) Proposed uses, ownership, and maintenance responsibility for recreation areas and facilities. (2) Proposed uses, ownership, and maintenance responsibility for open spaces. (3) Proposed uses, approximate location, widths, proposed ownership and maintenance responsibility of all trails. (4) Proposed private parkland intended to sub- stitute for traditional local public park- land with sizes and standards of develop- ment at least equal to that of traditional local public parks. The developer shall include a schedule of construction for all parkland proposed. The City shall retain, through appropriate mechanisms, the right to receive all open space areas within an open space maintenance district. Parkland or open space which is publicly owned shall be open to use by the general public. Mechanisms for public use of private park- land, including open space easements, may be considered at the SPA or sub-area plan =47- level. Park credit for nature parks may be granted subject to SPA or sub-area plan review and approval. (g) A Utility Service Plan shall be submitted which includes the approximate location, size, and serving entity for utility service. (h) Design concepts shall be submitted as necessary to illustrate the intended community character. These may include special building line regula- tions, off-street parking provisions, theme establishing architectural styles, energy con- servation proposals, community fencing, special lighting, or any proposed special development standard. Proposed CC&R's or other design/ aesthetics control mechanisms should be included. (i) A Public Facilities Financing Plan shall be sub- mitted which includes: a plan setting forth the methods and sources of financing for public facilities required to support the phased devel- opment of the Plan; and, a development phasing plan setting forth capital improvement program elements and schedules for implementation of public facilities needed to support proposed development of the SPA or sub-area plan. This financing plan shall be incorporated in the Development Agreement for the SPA/sub-area. (j) A Traffic Analysis shall be prepared for the SPA or sub-area plan. Such analysis shall include the Chula Vista sphere impacted east of highway 1-805 and shall include all existing develop- -48- merit, approved development, and the specific phase of E1 Rancho del Ray proposed to be devel- oped. The anticipated impacts on 1-805 and its interchanges at Telegraph Canyon Road, East "H" Street, and Bonita Road resulting from the proj- ect shall be identified and analyzed. Methods to mitigate potential adverse impacts resulting from the project shall be specified. Such analysis shall also be used to define internal and external circulation system needs, improve- ments required, and improvement increments relative to the SPA or sub-area plan. A traffic monitoring program may be required if traffic projections indicate street capacities may be reached or where mitigation measures are depen- dent on improvements being provided by others. (k) Development standards for all uses proposed including permitted. (1) Draft Development Agreement as described in sub-section C. 4. Any SPA or sub-area plan which includes Employment Park uses shall include a special implementation program for such uses which shall include the fol- lowing: (a) Special landscaping, site planning, and archi- tectural standards to maintain the scenic qualities of East "H" Street. (b) Delineation of sufficient buffers between the Employment Park and adjacent residential areas to prevent adverse visual or other impacts. -49- Such buffers include, but are not limited to: landscaping, hardscaping and increased set- backs. (c) Any additional information deemed necessary by the Director of Planning. This implementation program shall be in addition to the SPA/sub-area submittal requirements listed above. 5. Standards for Site Plans and Architectural Approvals All development areas except single family detached residential areas, shall be subject to the standards and requirements for Site Plan and Architectural Approval by the Design Review Committee as provided in Chapter 19.14 of the Municipal Code. 6. The Administrative Plan, Exhibit "B", is included to facilitate the administration of the plan. Each residential development area has been assigned a number of dwelling units represented by the Specific Plan. These are the official numbers which can be used to keep track of density transfers, clustering, etc. -50- SECTION X - GENERAL NOTES A. PURPOSE This section is included to provide definitions, methods of statistical computations, provisions for services, the relationship of this document to existing codes, and other miscellaneous notes required for clarification. B. GENERAL NOTES 1. Any land use regulations not specifically covered by this plan or included in subsequent approvals pro- vided for in Section IX herein, shall be subject to the regulations of Title 19, Zoning in the City of Chula Vista Municipal Code. 2. All construction within the boundaries of E1 Rancho del Rey Specific Plan shall comply with all provi- sions of all construction and building codes applic- able in the City of Chula Vista. 3. Terms used in this Specific Plan shall have the same meaning as defined in the City of Chula Vista Municipal Code unless otherwise defined herein. 4. The terms "El Rancho del Rey", "this Specific Plan", and "this proposal", unless otherwise specified, refer to the amended Specific Plan included herein for the area indicated on Exhibit "A". 5. Unless otherwise noted references to section numbers and paragraphs are references to sections and para- I. graphs herein. 6. The term "sub-area" shall pertain only to develop- ment phases of the Corcoran Ranch SPA, each o£ which shall be processed as, and is functionally equivalent to, a SPA plan. 7. The following are the definitions for abbreviations used within the Specific Plan: Ac. Acre(s) Avg. Average D.U. Dwelling Unit(s) DU/AC Dwelling Units per acre (density) Max. Maximum Min. Minimum No. Number PC Planned Community Zone Res. Residential SPA Sectional Planning Area 8. Circulation routes indicated on this Specific Plan show the general location of anticipated highways and collector streets. The addition, deletion, or other modification of circulation routes approved by the City as a result of a Circulation Element Amend- ment or the review process provided in Section IX may occur without a revision to this Specific Plan. The total dwelling units permitted cannot be increased as a result of a circulation route change without this plan being amended. 9. Any existing non-conforming use shall be permitted to remain but shall not be expanded. Any existing structure shall be permitted to remain, be main- ~ tained, and be rebuilt if damaged or destroyed. The -52- continued use of the land for agricultural use sub- ject to Chapter 19.20, Agricultural Zone of the Municipal Code shall be permitted. 10. Changes in the numbering of sections in the Muni- cipal Code shall not require an amendment to this Specific Plan. 11. Model homes and 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. 12. Grading may be permitted within the Specific Plan outside of an area of immediate development upon preparation of a grading plan and securing of a grading permit. 13. References to regulations in the Municipal Code are references to the provisions in effect at the time of adoption of this Specific Plan amendment. 14. Residential Density: All densities specified herein and on Exhibits "A" and "B" are gross densities and are based on land areas indicated. These land areas include streets, open spaces, easements, and other similar adjunctive uses to the basic permitted use. The areas on Exhibit "A", SPECIFIC PLAN, include external slope banks based on an estimate of the extent of grading. The densities for Corcoran Ranch have been established by excluding these external slope banks and these areas and density allocations are indicated on the Administrative Plan, Exhibit -53- 15. Open Space Buffer: An open space buffer is desig- nated between East "H" Street and the residential development parcel directly south of the Employment Park. The width of this buffer should vary in order to create a natural appearance. However, the buffer area shall have a minimum average width of eighty feet, measured from the southern curb line of East "H" Street. Accessory residential features such as driveways, structures, fences, cultivated yards, pools, storage or similar uses or improvements, shall not be per- mitted within the open space buffer. -54- 'T I INDEX TO TEXT CHANGES The text of the E1 Rancho Del Rey Specific Plan is the same as previously considered by the City Council with the following exceptions as indicated in a strike-out/underline format. . Pages 6-9 - Amendments to the statistics to reflect the changes required by the City Council. Page 13 - Emphasizes that sub-area boundaries must be approved by Council prior to the preparation of sub-area plans. Page 19 - Center ridge park is required by specific plan map rather than optio~l as previously proposed, so paragraph has been deleted. -cAtme~slthe requirement for 5% low- 5% moderate income housing in je 0% low- or moderate income housing primarily because of the low number of multip~ family units in the project which typically house low-income families. · Page 34 - A minor wording change. Pages 36 and 37 - See attached inserts. Adds four paragraphs which discuss the recently-discovered plant species and mitigation measures for their protection. Page 54 - Requires a substantial open space buffer on the south side of L~{'~FP' Streets free of appurtenant residential structures. WPC 2084P 10/17/85