HomeMy WebLinkAboutPlanning Comm Reports/1980/04/09 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, April 9, 1980 - 7:00 p.m. City Council Chamber
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meetings of March 19, 1980 and March 26, 1980
ORAL COM~UNICATIONS
1. PUBLIC HEARING: a. Consideration of development plans for East College
Sectional Planning Area
b. Consideration of tentative subdivision map for Chula
Vista Tract 80-16, The Terraces
2. a. Consideration of CEQA findings for development of Ranchero Sectional
Planning Area (EIR-80-5)
b. PUBLIC HEARING: Consideration of development plans for Ranchero Sectional
Planning Area
c. PUBLIC HEARING: Consideration of tentative subdivision map for
Chula Vista Tract 80-5, E1 Rancho del Rey Unit 6
3. PUBLIC HEARING (Cont.): PCA-80-7 Consideration of proposed amendments to
the Municipal Code relating to bicycle storage facilities,
offstreet parking, rideshare parking and pedestrian ways
ORAL COMMUNICATIONS
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of April 9, 1980
1. a. PUBLIC HEARING: Consideration of development plans for East Colleg~
Sectional Planning Area
A. BACKGROUND
1. The applicant has submitted a Sectional Planning Area (SPA) plan for the
development of the East College area of the E1 Rancho del Rey Specific Plan located
at the northeast quadrant of Otay Lakes Road and Telegraph Canyon Road.
2. The Environmental Impact Report, EIR-80-6, on the proposed project was
certified by the Planning Commission on February 13, 1980. The report concluded
that the project would not result in any significant impact.
B. RECOMMENDATION
Based on the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the SPA, PCM-80-15, for the East College
area of the E1 Rancho del Rey Specific Plan subject to the following conditions:
1. Prior to City Council consideration of the SPA plan the proposed project
shall be referred to the Design Review Committee for review and recommenda-
tion to the City Council.
2. This approval is contingent upon the City Council's approval of a plan by
the applicant to make available 26 of the units to low or moderate income
families either on the subject site or on another site acceptable to the
City Council.
3. All residential structures shall be constructed to achieve a 45 dBA
interior noise level in accordance with Title 25 of the California
Administrative Code. Additionally, the patios along Otay Lakes Road
shall be shielded from traffic noise.
4. A minimum of one carport shall be provided for each unit. The architecture
shall be subject to approval by the Design Review Committee.
5. No fences or walls shall be allowed without approval of an overall plan
by the Planning Department.
6. Any future architectural alterations shall be subject to the approval of
the Design Review Committee.
C. DISCUSSION
1. Existing site characteristics.
The subject property is a vacant 34.7 acre parcel with an average natural
slope of approximately 20% and an elevation difference from the lowest point
to the highest elevation of 143 feet (417' to 560'). Other topographic features
City Plannin§ Commission
Agenda Items for Meeting of April 9, 1980 Page 2
of the property are two minor draws which drain to the south and an abandoned
section of Otay Lakes Road which cuts diagonally across the southwest corner of
the site. The property is bounded by Otay Lakes Road on the west and south and
by single family dwellings on the north and east. A portion of the neighborhood
commercial zone abuts the property at the northwest corner.
2. E1 Rancho del Rey Specific Plan.
The E1 Rancho del Rey Specific Plan reflects approximately 32.6 acres for the
East College SPA, of which 7 acres are designated as natural open space and the
remaining 26.5 acres are designated as medium density residential, 6 to 10 dwelling
units per acre. Based on this density range, 153 to 256 dwelling units may be
constructed on the site.
3. Proposed development.
The proposed development adheres very closely to the adopted Specific Plan.
The applicant proposes to construct 256 condominium units (maximum allowed by the
E1 Rancho del Rey Plan) on the subject property, for which a subdivision map is
required and which is the next agenda item.
4. Site plan.
The proposed 256 units will be housed in 21 structures on the northerly 20.6
acres of the site with the southerly 14.1 acres along Otay Lakes Road to remain
as open space. Of the 21 structures, 14 will be two story and 7 will be combina-
tion two and three story split level structures. The first floor is "tucked under"
so tqat the 7 buildings will appear as 3 story from Otay Lakes Road but as 2 story
structures as viewed from the north. The number of units in each structure will
range from 8 to 24 units. The combination two and three story buildings are to
be located along the southerly edge of the developed area adjacent to the open
space area and farthest away from the single family residential uses.
5. Circulation.
The proposed project will be served by a private road system with two points
of access from the adjoining streets (Otay Lakes Road). One access will be located
at the northwest corner of the site and the other approximately 500 feet east of
the intersection of Telegraph Canyon Road and Otay Lakes Road. The private streets
will have a 30 foot curb to curb width and a 5½ foot sidewalk on one side. The
streets are increased in width to 42-44 feet near the intersection with the public
streets (Otay Lakes Road) in order to accommodate landscaped medians at those loca-
tions.
6. Floor plans.
The applicant is proposing three basic floor plans for the 256 units. The
plans have provided the required private open space and storage for each of the
units as follows:
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 3
Bedrooms Unit Area Storage (Cu.ft.) Open Space (sq.ft.)
Unit & Baths (sq.ft.) Number Required Provided Required Provided
(A~adj~ent)
A 1BR - 1 ba. 656 34 150 156 60 112
B 2 BR - 2 ba. 946 106 200 204 80 lO0
C 2 BR - 1 ba. 917 116 200 204 80 100
7. Architecture.
The buildings will be of contemporary architecture with a flat roof, dove gray
stucco exterior, and offsets in the elevation created by the balconies, patios and
storage areas. The units will be staggered to create additional offsets. Blue,
yellow and red colored cloth awnings will be used over some of the windows as an
architectural feature.
8. Parking.
The applicant proposes to provide 482 onsite parking spaces. Based upon the
parking requirements of the standard R-3 zone, a total of 436 spaces would be
required. The parking will be typically located on the uphill side of the units
or to one side. By locating the parking in this manner, the developer has been
able to place the majority of the buildings further away from the adjoining single
family dwellings to the north (see attached analysis of separation of buildings).
Because of the site layout, some of the units are located 200 to 300 feet away from
the closest parking.
9. The developer intends to grade the property by creating a series of
horizontal pads stepping down with the existing contour of the site. The pads
will either accommodate the parking or the units. Inasmuch as only one-third of
the buildings are designed as combination two and three story structures (split
level construction) the majority of the pads will be flat. As mentioned before
the parking will generally be located on the uphill side of the units and will be
4 feet to 12 feet higher in elevation than the units.
10. Landscaping.
The applicant has submitted a landscape concept plan which calls for ornamental
planting around the units, within the medians, on the manufactured slopes near
Telegraph Canyon Road and along the northerly property line. Substantial areas
of open space along the southerly portion of the property will be left natural
with the addition of trees in cluster planting and street trees along all the
main streets.
D. ANALYSIS.
1. The proposed development plan has evolved primarily in an attempt to
locate the structures away from the adjoining single family residences along
the northerly boundary line. In most instances, the parking has been located
between the residences and the proposed structures in order to provide greater
separation. In addition, the proposed grading will place the majority of the
buildings below the adjoining residences except at the east end of the project
where the units will be approximately 30 feet above the adjacent residential
pads to the east. The elevated portion affects approximately three residences,
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 4
however, it is the narrow end of the structure, being some 40± feet in width and
120+ feet away from the nearest home.
2. The parking areas are partially softened with landscaping, but several
are linked together to help circulation. Unfortunately, the combining of the
lots tends to magnify and exaggera%e the massiveness of the lots. To offer
some relief and shelter, the staff is recommending that carports be required on
a minimum of a one to one ratio.
3. It is staff's opinion that the proposed architecture and materials do not
harmonize with the adjoining single family area. The exclusive use of stucco
and multi-colored awnings in a "boxlike" design creates a very urban feeling in
a suburban neighborhood. The design would be more at home in the highly urbanized
sections of Newport Beach than in suburban Chula Vista. Staff feels that pitched
roofs with extensive use of wood exteriors would create an atmosphere more in
keeping with the Southwestern College neighborhood. Accordingly, it is recommended
that the proposed project be referred to the Design Review Committee for their
input and recommendation to the City Council.
4. On the basis of testimony taken at the public hearing on the EIR, it
appears likely that the question of blockage of views of the single family area
to the north and east will again be an issue. While staff can understand that long
time residents of the adjacent single family homes have come to appreciate and
perhaps expect a continuation of the open space behind them, such expectations are
unrealistic. The applicant, in this case, has gone to considerable lengths to
minimize the impact on the adjacent single family areas, even to the point of
adversely affecting some portions of his site plan. The Planning Commission's field
trip to the area on March 12 to observe the markers showing building height and
locations, in staff's opinion, demonstrated the applicant's sensitivity to this
problem. Table I, attached, shows the relationship between the single family
pads and the project pads in terms of elevation and distance.
E. FINDINGS
The Planning Commission may recommend approval of a SPA plan provided it finds
that the facts submitted establish that:
1. The proposed sectio~l planning area plan is in conformity with the
general development plan of the P-C zone, any adopted specific plans, and
the Chula Vista General Plan and its several elements.
The proposed 256 units on the property is in keeping with the maximum
density allowed by the E1 Rancho del Bey Specific Plan. The amount of open
space (14 acres) retained is greater than designated on the Specific Plan
(7 acres). The finding of conformance with the General Plan is contingent
upon the applicant's proposal and Council's approval of a plan to provide
26 housing units at prices affordable by low or moderate income families.
2. The proposed sectional planning area plan would promote the orderly,
sequential development of the ~nvolved sectional planning area.
The proposed development encompasses the entire East College SPA and is,
therefore, in keeping with the above finding.
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 5
3. ~he proposed sectional pZanning area plan would not adversely affect
adjacent land. residential er~oyment, circulation or environmental quality.
The proposed grading will enable the developer to place the structures
below the level of the majority of the single family dwellings to the north,
thus minimizing any adverse effect on those uses. The development will be
served entirely by a private road system. There are no adjacent vacant
parcels to which street access should be provided.
~ Table 1
EAST COLLEGE S.P.A.
BUILDING PROXIMITY ANALYSIS
A~,~ ess of Separation Structure Pad Elevation
Adjoining Between Setback from Difference
Residence Buildings Property Line Condos. Res. Diff.
Bldg.1 Bld§.l 522.0'
1654 Ithaca St. 175' 145' " 524.3 - 2.,3
1660 " 160' 128' " 525,5 - 3.5
1666 " 170' 128' " 527.8 - 5.8
1670 " 184' 146' " 530.8 - 8.8
1676 " 179' 140' " 532.7 -10.7
Bldg.2 Bldg.2 519.0'
1682 " 168' 127' " 534,7 -12.7
1686 " 146' 124' " 536.3 -17.3
1692 " 154' 114' " 537.6 -18.6
Bldg.4 Bldg.4 512'
1698 " 95' 55' " 539 -27.0
1708 " 90' 50' " 540 -18.0
1714 " 104' 45' " 541.5 -29.0
Bldg.7 Bldg.7 517'
942 Ithaca Ct. 225' 170' " 573.1 -56.1
952 " 215' 183' " 573.0 -56.1
Bldg.8 Bldg.8 517'
947 " 228' 186' 572.9 -56.1
Bldg.9 Bldg.9 517'
969 Ethon Ct. 143' 122' 542 -25.5
1825 Citadel 222' 139' 483.5 +34.5
Bldg.lO Bldg.lO 494'
1820 " 119' 33' 483.5 +11.5
1830 " 124' 65' 483.1 +11.1
VA~.~NT --
VACANT
A-I (8)
county
City Planning Comnlission
Agenda Items for Meeting of April 9, 1980 Page 6
1. b. PUBLIC HEARING: Consideration of tentative subdivision map for Chula
vista Tract 80'-16, The Terraces
A. BACKGROUND
1. The applicant has filed a tentative subdivision map known as The Terraces,
Chula Vista Tract 80-16, for the purpose of subdividing 34.7 acres of property
located at the northeast quadrant of Telegraph Canyon Road and Otay Lakes Road
in the P-C zone into a one lot condominium project consisting of 256 units.
2. The proposed development lies within the boundaries of the East College
SPA of the E1 Rancho del Rey Specific Plan. The applicant has submitted the East
College SPA plan which is the preceding agenda item. The site plan, architecture
and other aspects of development are addressed by the SPA plan, therefore, this
report is confined to the subdivision of the property which allows the units to
be sold as condominiums.
3. The Environmental Impact Report, EIR-80-6, on the proposed project was
certified by the Planning Commission on February 13, 1980. This report concluded
that the project would not result in any significant impact.
B. RECOMMENDATION
Based on the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the subject tentative subdivision map
contingent upon the applicant's provision of 26 units of low or moderate income
housing either on site or in an alternative location acceptable to the City Council,
subject to the following conditions:
1. Prior to any grading or clearing activities, a qualified field biologist
shall be retained to carry out a program to disperse individual burrowing
owls nesting on the site.
2. A geologist shall be present during grading to observe all cut slopes for
faulting or landsliding.
3. Prior to the recordation of the final map, a copy of the CC&R's shall be
filed with the City making the City a party thereto. The CC&R's shall
include, but are not limited to, the following:
a. Prohibition against the installation of individual radio and T.V.
antennas.
b. Prohibition against any outside architectural remodeling without the
approval of the City of Chula Vista.
c. The developer and his successors in interest shall agree to maintain
all landscaping, required fencing and recreation areas and buildings
in a manner satisfactory to the City of Chula Vista.
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 7
4. The private street shall be named Terrace View.
5. Concurrent with the approval of the final map the developer shall
request that the City Council adopt a resolution allowing the City to
enforce traffic regulations on private property.
6. An irrevocable offer of dedication shall be given to the City for the
major slope bank along Otay Lakes Road. The developer shall request the
establishment of an open space maintenance district. Fees will not be
imposed upon the owners unless the above mentioned area is not maintained
to standards acceptable to the City Council. In the event such a determin-
ation is made in the future, the City Council may impose any necessary fees
to insure a satisfactory level of maintenance. This condition shall be
stipulated in the CC&R's.
7. Revise the typical section for Street "A" so there is a distance of
40 feet curb-to-curb where no median occurs. Also change the variable
width to be dedicated from"41 feet to 53 fee~'to "51 feet to 53 feet."
8. In order to avoid having the westerly access to the project eliminated,
the developer shall be responsible for redesigning Otay Lakes Road
(north-south bound) to eliminate potential conflicts with Southwestern
College traffic. Also, said westerly access shall be aligned so as to
line up with the proposed access to the project across Otay Lakes Road.
9. The developer shall dedicate to the City sufficient right-of-way along
Otay Lakes Road (north-south bound) to provide a total of 40 feet from
the centerline of said road to the property line. He shall also dedicate
sufficient right-of-way along the east-west portion of Otay Lakes Road
to provide for the construction of street improvements as shown on the
typical section for said portion on the tentative map.
10. The developer shall be responsible for the construction of full street
improvements on the east half of Otay Lakes Road (north-south bound) adjac-
ent to the property as shown on the typical section on the tentative map.
The developer shall also be responsible for the construction of full
street improvements along the east-west portion of Otay Lakes Road adjac-
ent to the property as shown on the typical section on the tentative
map. Offsite improvements shall be required in order to meet the
existing improvements in Otay Lakes Road west of Rutgers Avenue. The
developer shall obtain County approval for portions of offsite improvements
outside the City of Chula Vista limits.
ll. Prior to occupancy of any of the residences, four lanes shall be provided
for Telegraph Canyon Road from approximately station 69+50, as shown on
Chula Vista Drawing No. 78-345D, to Otay Lakes Road. The developer shall
be responsible for any transitions that ~ay be necessary on the east side
of the intersection of Otay Lakes Road and Telegraph Canyon Road. The
four lanes to be provided shall include, but not be limited to, 57 feet
of pavement and an A.C. berm or curb and gutter on each side. The exact
section shall be approved by the City Engineer prior to approval of the
final map.
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 8
12. Streets "A" and "B" shall be offered for dedication to the City on the
final map and shall be constructed in accordance with the typical
sections on the tentative map and the revisions in condition 7.
13. The developer shall grant easements for access, sewer and utility
purposes over Streets "A", "B", and "C" to the City prior to approval
of the final map.
14. The owner shall offer for dedication on the final map, a 20 foot wide
strip of land, 10 feet on each side of the centerline of the existing
lO inch V.C.P. sewer, to the City as an easement for sewer purposes.
15. The developer shall participate in a reimbursement district or assess-
ment district for the improvement of major thoroughfares and Public Works
facilities such as Otay Lakes Road and Telegraph Canyon Road.
16. The storm drain system shown on the tentative map is approximate only.
The entire system, including locations and sizes of all facilities,
shall be approved by the City Engineer as a part of the improvement
plans.
17. During the progress of land development operations, the developer
shall take all safety precautions reasonably necessary to protect
adjacent property from damage due to erosion, flooding, silting and
other storm related hazards which are a consequence of his operation.
Measures to mitigate the above mentioned hazards shall be incorporated
into the final grading plans.
18. Drainage from pads shall not be permitted to flow over slopes.
19. Tops of slope banks shall be located a minimum distance of lO feet from
the edge of any public right-of-way or a 48-inch high fence shall be
constructed between the top of slope and right-of-way in accordanc~
with City standards.
20. The developer shall grant easements to the City for street tree planting
and maintenance along dedicated streets as determined by the City Engineer.
21. All mitigation measures identified in the Environmental Impact Report
, for this project shall be incorporated into the development work.
C. DISCUSSION
1. Existing site characteristics.
The project site is a vacant 34.7 acre area with an average natural slope
of approximately 20% and two minor draws which drain to the south. The adjacent
uses are: north - single family dwellings; south - Otay Lakes Road and vacant
and intermittent agricultural use; east - single family dwellings; west - Otay
Lakes Road and vacant (South College SPA).
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 9
2. Streets
a. In July, 1979 the E1 Rancho del Rey Corporation and Pacific Scenes,
Inc. requested permission to proceed with development of the East College and
South College SPA areas. The City Council approved the request subject to
the completion of a minimum of four lanes being constructed on Telegraph Canyon
Road between the Casa Del Rey subdivision tract and Otay Lakes Road. This
proposed development would also include the improvement of Otay Lakes Road adjacent
to the property.
b. The project has two points of entry; one to the west and one to the
south. The westerly entry, identified as Street "B" on the map, is designed to
line up with the proposed easterly access for the adjacent South College SPA
development on the west side of Otay Lakes Road. The City's Traffic Engineer is
concerned about the possible conflicts which could occur at this intersection and
therefore has included a condition calling for a redesign of Otay Lakes Road
which would eliminate any potential conflicts. Such a redesign will likely
result in the installation of a median, preventing left turn movement in or out
of the project at that point.
c. Possible street name change.
The subject property is bounded by Otay Lakes Road on the west and south.
From a physical standpoint, the east-west portion of Otay Lakes Road appears to
be an extension of Telegraph Canyon Road. The General Plan indicates a road
south of Telegraph Canyon Road in the same alignment as the north-south segment
of Otay Lakes Road which passes Southwestern College. At such time in the future
as that extension becomes a reality there will be confusion. The staff will bring
this issue to the attention of the City Council when this map is considered. A
name change of the east-west segment of Otay Lakes Road to Telegraph Canyon Road
will involve the cooperation of the County as well.
3. Low and moderate income housing.
Because the proposed development contains more than 50 units, the developer
is required to address the issue of making 10% of the units available to low/
moderate income families. To comply with the City's Housing Element the developer
has submitted a proposal to construct 80 units of Section 8 rental housing on the
north side of Telegraph Canyon Road at the future intersection of Paseo Ranchero
within an area designated as open space on the E1 Rancho del Rey Specific Plan.
Staff is not able to recommend approval of this location as it is not in conform-
ance with the E1 Rancho del Rey Specific Plan and the Scenic Highways and Open
Space Elements of the General Plan. Therefore, the finding of conformance to the
Housing Element of the General Plan must be contingent upon acceptance of that
proposal by the City Council or an alternative plan. The most logical alternative
is to make 10% of the units within this tract available for low/moderate income
families.
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page l0
D. REQUIREMENTS
1. All utilities within the subdivision shall be undergrounded in accordance
with the City of Chula Vista Municipal Code.
2. The developer shall plant street trees along dedicated streets. The spec'o~
location and number shall be determined by the City Engineer.
3. The developer shall pay all applicable sewer charges prior to approval
of the final map.
4. The developer shall pay all fees appropriate for the installation of
street signs as will be shown on final improvement plans prior to approval
of the final map.
5. The developer shall pay his proportionate share for the financing of
traffic signals in accordance with the adopted City Council policy prior
to issuance of building permits.
6. The developer shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the final map and all plans shall
be in accordnace with the provisions of the Subdivision Map Act and the
Subdivision Ordinance and Subdivision Manual of the City of Chula Vista.
7. Prior to City Council approval of the final map the developer is obligated
to pay park acquisition and development fees. Based on present plans
this amounts to $200 X 256 units, or $51,200.00.
8. Prior to the issuance of building permits the developer is obligated
to pay RCT fees. Based on present plans, fees of $375.00 for one bedroom
units and $400.00 for two bedroom units, total $101,550.00.
E. FINDINGS
Pursuant to Sections 66473.5 of the Subdivision Map Act, the tentative subdivision
map for The Terraces, Chula Vista Tract 80-16, is found to be in conformance with
the E1 Rancho del Rey Specific Plan and the various elements of the City's
General Plan, with the exception of the Housing Element, based on the following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
2. The design of the subdivision will not affect the existing improvements:
streets, sewer, etc., which have been designed to avoid any serious
problems.
3. The project is in substantial conformance with the Chula Vista General
Plan Elements as follows:
a. Land Use Element - The E1 Rancho del Rey Specific Plan designates the
area for medium density residential, a range of 6-10 dwelling units
per acre, which would permit a maximum density of 256 units on the
subject property. The developer proposes to construct 256 units on
the site.
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page ll
b. Circulation Element - The development will be served by a private
road system and the adjoining street widened and improved to City
standards for major roads.
c. Housing Element - The applicant is required to devote 26 units to
low and moderate income housing. For this purpose, a proposal to
provide 80 Section 8 housing units within the E1 Rancho del Rey
area has been submitted but not recommended by staff. At this point
staff recommends that the Planning Commission find the map not to
be in conformance with the Housing Element. Staff further recommends
that the Planning Commission recommend that Council deny the map on
the basis of non-conformance with the Housing Element of the General
Plan if the applicant has not proposed a suitable alternative by the
time the map is acted upon by the City Council.
' d. Conservation Element - The E1 Rancho del Rey plan designates approxi-
mately 7 acres of natural open space on the subject property. The
developer proposes to provide approximately 14 acres of open space,
half of which will be left natural.
e. Park and Recreation and Open Space Elements - The proposed develop-
ment will be required to pay fees in lieu of the dedication and improve-
ment of park lands. The map conforms to the Open Space Element.
f. Seismic Safety and Safety Elements - No known faults exist within
close proximity to the subject property. The proposed circulation
system will facilitate the movement of emergency vehicles.
g. Noise Element - All dwellings are to be designed so as not to exceed
a maximum interior noise level of 45 dBA.
h. Scenic Highway Element - The majority of the slopes adjacent to
Otay Lakes Road will be left natural. Manmade cut or fill slopes
will be enhanced by the planting of trees.
i. Bicycle Routes Element - The private street system and public roads
have been designed to accommodate bicycle movement.
j. Public Buildings Element - No public buildings have been designated
on the subject property.
~ 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies that it has considered the effect of this approval on the housing needs
of the~region and has balanced those needs against the public service needs of the
residents 'of the City and the available fiscal and environmental resources.
City Planning Commission Page 12
Agenda Items for Meeting of April 9, 1980
2.a. £nn~idpr~tinn nf £FQA finHing~ fnr dpv~lnpmPnt nf Ran£her~ ~ntinnal Planning Area (EIR-80-5)
A. BACKGROUND
1. The EIR on this project was certified by the Planning Commission on
January 9, 1980.
2. It was the conclusion of EIR-80-5 that the project, as proposed at that
time, would result in significant environmental impacts which could be avoided.
If a project will result in significant impacts it can be approved only if there
are specific economic, social, or technical reasons which make it infeasible to
mitigate those impacts.
3. In response to the substantial issues raised in the EIR, the project
proponent has incorporated changes into the project which mitigate or avoid the
significant environmental effects.
B. RECOMMENDATION
Adopt a motion finding that in accordance with the attached "CEQA findings":
1. The Planning Commission, having reviewed and considered the information
in EIR-78-2, a Master EIR on the E1 Rancho del Rey Specific Plan, and EIR-80-5,
a supplemental EIR on the Ranchero Sectional Planning Area, finds that the imple-
mentation of specific mitigation measures will avoid significant adverse environ-
mental effects in the following areas: (Note: the numbers in parenthesis following
each heading refer to the section number of the EIR.)
a. Geology (3.2)
b. Land form/Aesthetics (3.3)
c. Noise (3.5)
d. Biology (3.6)
e. Fire protection (3.8)
f. Paleontology (EIR-78-2, 5.11)
2. The Planning Commission, having reviewed and considered the information
in EIR-80-5, finds that the provision of educational services is the responsibility
of the appropriate school districts with State funding sources. The City of Chula
Vista will continue to provide a mechanism for cooperation between the developer
and the school districts in providing adequate educational services. If the school
districts provide evidence of overcrowding, further actions may be necessary.
C. REVISIONS TO THE PROJECT
1. The project as originally proposed in the "alternative" section of the
EIR (Sec. 5.0) has been substantially altered. The placement of fill material in
the canyon in the southern portion of the site (sensitivity area B) has been
eliminated. The single family lots which fronted on Paseo Ladera have been removed
and much of sensitivity area C has been retained in open space. Thus, the signif-
icant biological impacts have been avoided. Additionally, the extent of land form
alteration has been substantially reduced.
Page 13
City Planning Commission
Agenda Items for Meeting of April 9, 1980
2. The original plan included two dwelling types: Single family detacheo
dwellings and single family attached (or split owner duplexes). The revised plan
adds zero lot line (or patio houses) to the dwelling unit mix. This clustering
of units permits the retention of the same total number of dwelling units as the
original plan while providing more open space in environmentally sensitive areas.
3. The revised plan graphically depicts the church, neighborhood commercial
site and park site which were discussed in the EIR but not shown on the plan at
that time.
RANCHERO SECTIONAL PLANNING AREA
E1 Rancho Del Rey Unit No. 6
EIR 80-5
CANDIDATE CEQA FINDINGS
(Calif. Public Resource Code Sec. 21081)
(Calif. Administrative Code Sec. 15088-9)
A. BACKGROUND
It is the policy of the State of California that every
public agency, including the City of Chula Vista, should not
approve a project, if it would result in a significant
environmental impact and it is feasible to substantially lessen
that effect. Only when there are specific economic, social, or
technical reasons which make it infeasible to mitigate an impact,
can a project with significant impact be approved.
Therefore, when an EIR has been completed which identifies
one or more significant environmental impact(s), one of the
following findings must be made:
1o Changes or alternatives have been required of,
or incorporated into the project, which mitigate or
avoid the significant environmental effects identified
in the final EIR, or
2. Such changes or alternatives are within the
responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes
have been adopted by such other agency or can and should
be adopted by such other agency, or
3. Specific economic, social, or other
considerations make infeasible full mitigation measures
or project alternatives identified in the final EIR.
The proposed project site is a 181-acre parcel located east
of East J Street, north of Telegraph Canyon Road, and west of
Paseo Ladera. The majority of the project site is unincorporated
land which is part of the Sweetwater Community Plan, County of
San Diego. The remainder of the subject property is within the
incorporated boundary of the City of Chula Vista. Upon
annexation of the unincorporated portions of the project site
into the City of Chula Vista, development of the entire property
would be governed by the text and map of the E1 Rancho del Rey
Specific Plan.
B. INTRODUCTION
The Ranchero Sectional Planning Area (SPA) Plan provided for
a mix of residential land uses, including a proposed 45-50 acre
high school site. Should the Sweetwater Union High School
District not acquire the site for educational purposes, the
developer has prepared an alternative plan utilizing the site for
residential purposes. These proposed candidate CEQA findings
apply to this alternative development plan.
C. PROJECT DESCRIPTION
The 181-acre Planned Community (PC) project would create 140
single-family detached dwelling units, 78 single-family attached
(couplet lots) dwelling units, and 151 single-family detached
2
(zero lot line) dwelling units; a total of 369 dwelling units.
In addition, the project would include a 10-acre church site,
0.8-acre neighborhood commercial site, 5-acre park site, and
approximately 13 acres of open space (Lots A-F).
It is expected that the development of the Planned Community
(PC) would be completed in several phases, over an approximate
period of two years. The developer would be required to extend
East J Street as a two-lane collector provided with 66 feet of
right-of-way. In addition, the project would extend Paseo del
Rey to the proposed off-site eastward extension of East H Street.
No specific development schedule, as yet, has been put forth by
the developer. All grading for roads and building sites would be
performed in 2-3 phases and only for the area necessary to serve
each phase as it is developed.
D. EFFECTS FOU~) TO BE INSIGNIFICANT
The final EIR for the Ranchero SPA concluded that the
project would not have any significant, adverse impacts in the
following areas (NOTE: the number in parenthesis following the
issues refers to the respective section number of the EIR):
3
1. Land Use/Zoning/Planning (3.1)
2. Air Quality (3.4)
3. Utilities (3.9)
4. Sewer (3.10)
5. Water (3.11)
6. Transportation (3.12)
7. Community Social Factors (3.13)
8. Community Tax Structure (3.14)
E. POTENTIALLY SIGNIFICANT IMPACTS AND
FEASIBLE MITIGAT ION MEASURES
The Woodward-Clyde (1979) study has identified a series of
northwest to northeast trending faults on or near the subject
property which belong to the La Nacion Fault system. It is their
opinion that, "since offsets of Pleistocene deposits can be
demonstrated on the site and previous publications have
identified the fault system as potentially active, the La Nacion
Fault on-site should be classified as potentially active".
The Woodward-Clyde report indicates that "although the risk
of movement of the La Nacion Fault is considered to be very low,
that risk still remains". Therefore, a potential impact exists
on the Unit 6 property in regards to seismic hazards. The actual
degree of impact is difficult to measure, due to the lack of
evidence of Holocene (11,000 years before present) offset and no
historical record of recent movement. By definition, the on-site
4
faults are classified potentially active, however, the fault
planes may be potential zones of structural weakness.
Mitigation would include adherence to the foundation
recommendations of the geotechnical studies, including review of
preliminary and final grading designs prior to approval of final
subdivision plans. The tentative map for the property shows two
of the aforementioned zones of the La Nacion Fault system. The
eastern La Nacion Fault zone will also be delineated on the SPA
Plan/tentative map. To confirm the precise location of on-site
fault features, an as-built geologic map will be prepared. All
structures will have at least a 5-foot setback from all
identified fault features. Finally, the recommendations of the
field inspection by a qualified soils engineer geologist and
applicable legislative standards will be followed in final
engineering and design techniques.
The seismic hazard on the subject property is potentially
significant, but mitigable.
2. Landform/Aesthetics (3.3)
Project implementation will result in landform modification
to 58% of the property to accommodate planned homesites and
internal streets. It is anticipated that on-site grading of the
subject property would occur from west to east in two or three
operations. Controlled phasing of planned grading operations is
recommended to promote erosion control and prevent drainage
5
problems associated with this activity. The overall project
would involve an extensive cut-and-fill operation
requiring 1,500,000 cubic yards of excavated material and an
estimated ~07~000 cubic yards of fill (difference to balance cut-
and-fill, based on the project engineer's assumption of 10%
shrinkage factor). An estimated 280,000 cubic yards of 'import
material would be required. Cut slopes would reach a maximum
height of 25 feet and have a minimum slope ratio of 2:1. Fill
slopes would not exceed 74 feet with 2:1 slope ratios. Large
fill slopes (adjacent to the northern property boundary) would be
contour-graded and tiered with benches, where appropriate.
Landform and visually impacts resulting from on-site grading
estimates have been reduced to a level of insignificance by the
present design of the project. The project will provide a 5-acre
park site, 13 acres of natural open space (Lots A-F) and 16 acres
of open-space utility easements (San. Diego Gas & Electric and San
Diego-Otay Pipeline). All grading will comply with City
Ordinance 1797. Steep natural slopes along the northern property
boundary will be preserved via open-space easements over private
rear lot areas. Where Paseo del Rey extends through Biologically
Sensitive Area A, all cut-and-fill slopes will be revegetated
with native plant materials typical of north-facing slopes, and,
where appropriate, an irrigation system installed immediately
following slope planting. An exception to this revegetation
program will be the slope areas immediately adjacent to
residential lots which will be planted with fire-retardant
materials.
The impact of the project upon landform and aesthetics is
potentially significant, but mitigable.
3. ~ ~ (3.5)
After completion of the Ranchero project, the area will
continue to grow and the traffic will increase. No official
predictions of the 1995 traffic flow in the area are available,
so some assumptions were made. It was assumed that the traffic
of both East J Street and Paseo Ladera will increase to the
capacity of a collector road at 10,000 ADT. Current thinking is
that Paseo del Rey will be completed north of East J Street as a
four-lane road with a capacity of 25,000 ADT. Thus, Paseo del
Rey will become the most significant noise source.
Because of the potential noise problems occurring at the
intersection of Paseo del Rey and East J Street, the applicant
has proposed to build a church on the northeast corner lot and a
neighborhood commercial store on the southeast corner lot. The
commercial land use is less sensitive to the traffic noise impact
and, therefore, it represents a less adverse alternative. The
church can be designed to be more compatible with acoustical
impacts, due to larger setbacks and hours of operation. In
addition, all exterior side yard and rear yard private lot areas
exposed to a traffic dB(A) level of 65 or greater shall be
screened by a masonry wall (or equivalent) of an appropriate
height to acoustically screen the exterior yard areas. All
7
residential structures within the 65 dB(A) zone shall be designed
to assure a 20 dB(A) loss through exterior walls. At the time
plans for the church site are submitted for review, the proponent
will be required to demonstrate that an interior noise level of
40 dB(A) can be maintained.
The roadway-related noise impacts to ~esidential land uses
are potentially significant, but mitigable.
4. ]~ (3.6)
The Ranchero SPA contains three areas of significant
biological resources, previously identified and discussed in the
E1 Rancho del Rey Specific Plan. A subsequent field check made
for this EIR reaffirmed their location and importance and, in
addition, concluded that one stand of Coast Cholla (Area K) is
also valuable because of the nesting habitat it provides for the
Cactus Wren. These areas are important because of the density
and diversity of plants, as well as the sensitive plant species
(Snake Cholla and Coast Barrel Cactus) which occur there. Their
value goes beyond the individual sensitive plant species which
occur. As a result, mitigation will concentrate on preserving
these areas in their natural state.
The revised project design will largely retain these
biological resource areas through the provision of open-space
lots B, C, F, and E shown on the revised tentative map.
Project-related impacts to biological resources are
~otentially significant, but have been mitigated through the
alternative project design.
5. Schools (3.7)
The proposed project is expected to generate approximately
220 elementary school-age children, 110 junior high school-age
children, and 73 high school-age children. Local schools
are already operating above their design capacities, and the
students generated by the Ranchero SPA could further crowd these
facilities.
The Ranchero SPA Plan currently designates land for a high-
school site, as provided in the E1 Rancho del Rey Specific Plan.
The proposed tentative map would utilize this site for
residential purposes, in the absence of a request for dedication
by the Sweetwater Union High School District.
In order to reduce the impact of additional children, the
project applicant will be required to contribute the necessary
fees to the local school districts, dedicate the 45-acre high-
school site, or make alternative arrangements. The City of Chula
Vista will require letters from the school district indicating
that adequate educational services will be available.
The project would have significant impact on local school
districts over both the short and long term. The short-term
impact can be mitigated through the dedication of land and/or
payment of school fees. The long-term impact is a cumulative
effect, which is the result of this and other developments
creating the financial burden on schools by requiring permanent
facilities, which cannot be completely financed with individual
project school fees. At the present time, the long-term impact
is considered to be only partially mitigable; reduction of long-
term impacts to a level of insignificance is beyond the control
of an individual project or city, and is the responsibility of
State decision-making agencies. These economic constraints make
infeasible the reduction of these overall long-term impacts to a
level of insignificance.
6. Fire (3.8)
The proposed development would create an incremental
increase in the demand for fire protection. The Chula Vista Fire
Department does not anticipate any current problems in serving
the newly-developed area, provided that City standards regarding
fire hydrants and street widths are followed. However, the
potential relocation of the East J Street Fire Station (Station
No. 2) to the Rice Canyon SPA could result in longer response
times (6-10 minutes) to serve the subject property, if the East H
Street-Paseo del Rey connection has not been made. No schedule
for this relocation is available at this time, and timing for
10
this action would depend upon the development of the Rice Canyon
SPA and the extension of East H Street and Paseo del Rey. The
interface of the developed areas adjacent to undeveloped
' ~lsides also deserves some attention. The residential
development would increase the brushfire potential caused by
people-related activities.
If the East J Street Fire Station is relocated in Rice
Canyon, the extension of East H Street to the project site (via
Paseo del Rey) is an important circulation link to reduce fire
response time to the Ranchero SPA. Alternatively, the East J
Street Station could remain, and the additional station
constructed within the Rice Canyon SPA. The project will extend
Paseo del Rey to the eastward extension of East H Street to
ensure fire protection access should the East J Street Station be
relocated to the Rice Canyon SP~ Additional planned mitigation
will include the following:
(a) All fire hydrants will conform to City
standards.
(b) Interior street widths will be designed to
accommodate fire-fighting vehicles.
(c) An adequate fire break will be provided where
development abuts natural vegetation, and areas adjacent
to residential lots planted with fire-retardant
vegetation.
11
The increased brushfire hazards/fire protection response
time impacts created by the project are potentially significant,
i..~t mitigable.
7. Ral~QnkQl~
Significant paleontological resources are known to exist
within the E1 Rancho del Rey Specific Plan Area, and may be
present on the subject property (see master EIR-78-2). Potential
resources comprise the fossilized remains of marine mammals which
could be exposed during grading operations. A two-phased program
shall be undertaken to avoid possible significant impacts on
paleontological resources.
- Phase I shall consist of a qualified paleontologist
doing a literature and records search, surface survey, sub-
surface testing if necessary, the recordation of any sites, and s
recommendation regarding the need for further work.
If it is determined during Phase I that further work
is necessary, it shall consist of the following:
A qualified paleontological monitor shall be present at
a pre-grading conference with the developer, grading
contractor and the Environmental Review Coordinator.
The purpose of this meeting will be to consult and
coordinate the role of the paleontologist in the grading
of the site. A qualified paleontologist is an
individual with adequate knowledge and experience with
12
fossilized remains likely to be present to identify them
in the field and is adequately experienced to remove the
resources for further study.
The paleontologist monitor shall be present during the
grading of the Pliocene San Diego Formation (Tsd) on the
site. The monitor shall have the authority to
temporarily direct, divert or halt grading to allow
recovery of fossil remains (primarily, marine mammals).
At the discretion of the monitor, recovery may include
washing and picking of soil samples for micro-
vertebrate, bone, and teeth.
The developer shall authorize the deposit of any resources
found on the project site in an institution staffed by qualified
paleontologists, such as the Natural History Museum (operated by
the San Diego Society of Natural History).
Potential impacts to on-site paleontological resources are
significant, but mitigable.
13
City Planning Commission Page 14
Agenda Items for Meeting of April 9, 1980
2 (b). PUBLIC HEARING: PCM-80-7 - Consideration for development plan for t
Ranchero Se'c~ional Planning Area of the E1 Rancho del
ReS Specific Plan
A. BACKGROUND
1. The applicant has submitted a Sectional Planning Area (SPA) plan for the
development of the Ranchero area of E1 Rancho del Rey Specific Plan located north
of Telegraph Canyon Road approximately 1/2 mile east of 1-805. For the Planning
Commission's information, two 8½"x11" maps are enclosed to give comparisons between
the adopted plan for the Ranchero SPA and the applicant's proposal.
2. The applicant has filed a letter registering general concurrence with the
E1 Rancho del Rey Specific Plan.
3. Environmental Impact Report, EIR-80-5, was certified by the Planning Commission
on January 9, 1980. The Commission will consider Candidate CEQA findings for this
project under the preceding agenda item.
B. RECOMMENDATION
Based on the findings contained in Section "D" of this report, adopt a motion
recommending that the City Council approve the Ranchero SPA of E1 Rancho del Rey
subject to the following:
1. The General Plan shall be amended at the next available General Plan hearing
to reflect the modification to the E1 Rancho del Rey Specific Plan.
2. This approval is contingent upon the applicant's provision of 10% of the
total number of permitted dwelling units at prices affordable by low or
moderate income families either on the subject property or in some other
location as approved by the City Council.
3. The developer shall be required to dedicate and/or construct all public
facilities as determined by the City Council to be necessary to serve the
Ranchero Canyon Sectional Planning Area. All open space shall be dedicated
or acceptable easements granted in conformance with the plan.
4. The maximum number of units within the Ranchero SPA shall not exceed 410
dwelling units.
5. The development standards submitted shall be adopted by the City as the land
use controls for all of the Ranchero SPA.
6. An as-built geologic map shall be prepared and all structures shall observe
a 5 ft. setback from all fault zones.
7. The proposed architecture and site plans for the single family dwelling
lots shall be subject to the approval of the Director of Planning and shall be
in keeping with architectural character of the adjoining residential development.
City Planning Commission Page
Agenda Items for Meeting of April 9, 1980
8. All garages shall be revised to conform to the City's standard 2-car
garage requirement.
9. Prior to the issuance of a building permit an overall fencing/wall plan
shall be approved by the Director of Planning. The wall and fencing in
the front and exterior side yards shall carry out the architectural style
of the buildings. Required walls on lots backing up to collector streets
shall be subject to the standard block wall requirements for residential
developments.
10. The eastern La Nacion Fault Zone shall be delineated on the map.
11. All exterior side yard and rear yard areas exposed to a traffic dB (A) level
of 65 or greater shall be screened by a masonry wall (or equivalent) of an
appropriate height to acoustically screen the exterior yard areas.
All residential structures within the 65 dB (A) zone shall be designed to
assure a 20 dB (A) loss through exterior walls.
At the time plans for the church site are submitted for review, the proponent
will be required to demonstrate that an interior noise level of 40 dB (A)
can be maintained.
12. All corner lots for the single family detached lots shall be limited to
single story.
13. All corner lots for the zero lot line houses shall be limited to single story
construction. Non-corner lots shall use single story construction or floor
plan #2 for a minimum of 20% of the lots.
14. The architectural plans submitted for the couplet and zero lot line houses
shall be considered as the adopted plans to be used for development of the
property unless revised plans are approved by the Department of Planning.
C. DISCUSSION
1. E1 Rancho del Rey Specific Plan
The Ranchero SPA portion of the E1 Rancho del Rey Specific Plan contains
approximately 180 acres. The various Land Use Elements of the adopted
E1 Rancho del Rey Specific Plan are as follows:
Land Use Acres
High School 52
Residential 2-3 DU/acre 81
Open Space 32
Major Streets 15
180 total
City Planning Commission Page 16
Agenda Items for Meeting of April 9, 1980
2. ~licant's Proposed SPA plan
a. The applicant has drawn up an alternate plan which utilizes the 52 acre
high school site with a density of 3 dwelling units per acre. This change would
allow for a maximum density within the SPA of 399 dwelling units (81 acres @ 3 du'$ +
52 acres @ 3 du's = 399). The subdivision of the property which is the next item
on the agenda has 369 dwelling units with a 10 acre parcel not owned by the applicant
excluded. The topography and configuration of the 10 acre site is such that a
standard subdivision of single family lots would likely result in a yield of 40-43
lots on the parcel, thus the 10 acres would exceed the overall range of 3 dwelling
units per acre. This yield is pretty well established by the street alignments and
lotting pattern proposed for the adjacent Gersten property. The fact that the
density on a particular 10 acres may exceed the "permitted" density is of no great
concern as long as the overall holding capacity of the SPA is generally observed.
Even this holding capacity as determined on the E1 Rancho del Rey Plan is subject
to some adjustment as more precise planning and design work is accomplished in an
area. Based on the applicant's plan, staff recommends that the Planning Commission
establish the holding capacity of the Ranchero SPA at 410 units should the Sweetwater
Union High School District elect not to acquire the high school site.
b. The applicant's plan also includes a one acre neighborhood commercial
site, a two acre church site and a 5+ acre park site.
3. Comparison of Plans
a. As of this date the Sweetwater Union High School District has neither
reached a decision as to the desirability of the high school site nor have they
submitted the evidence of overcrowding as required by ordinance if they intend to
ask the applicant to dedicate the site. The applicant's plan is providing for a
residential density consistent with the adopted density for the adjoining areas
within the Ranchero SPA.
b. Environmental constraints identified on a portion of the proposed high
school site effectively reduces the usable area below 35 acres rendering the site
questionable for high school use. Note: The applicant's Sectional Area Plan shows
the high school site approximately 400' from "J" Street which would leave the
district with a maximum usable area of approximately 25 acres.
c. The staff requested that the applicant explore areas which could
accommodate a church or a small commercial building to serve the SPA. The text of
the Specific Plan indicates that, while not shown on the Specific Plan map, mini-
centers of about 1½ acres in size would be allowed in appropriate locations. The
applicant's proposal to locate a small commercial site on the corner of "J" and
Paseo Del Rey offers a convenient site to serve the area. The church site located
across from the commercial area represents an orderly land use addition to the SPA.
d. The proposed park site would be located in part within the San Diego
Gas & Electric right-of-way. It should be noted that Council's decision several
years ago not to acquire the park within the Ladera SPA was made with the under-
standing that an alternate site would be selected at a later date. It is staff's
opinion that this site provides a good alternate location. The proposed equestrian
trail shown on the adopted E1 Rancho del Rey Specific Plan follows the San Diego
Gas & Electric right-of-way. This SPA plan will allow for the continuation.
City Planning Commission Page 17
Agenda Items for Meeting of April 9, 1980
e. The applicant's plan not only preserves all of the area identified in
the Ranchero SPA as open space but in addition, preserves other areas since much
of the proposed development will be confined to the smaller split duplex and zero
lot line lots (refer to applicant's plan). The plan has over twice as much open
space (some graded) as outlined in the approved E1 Rancho del Rey Specific Plan.
4. Architecture and Development Standards
a. In addition to 140 standard single family units, the applicant is proposing
78 "couplet" or split duplex units and 151 zero lot line houses. Development standards
have been included which parallel many of the standards set forth in the City Zoning
Ordinance with the following exceptions:
(1) Single family detached Ranchero
Present R-1 zone Stan-~-d~-~s
Minimum front yard setback 15' 35' from "J" Street
Minimum lot area 7,000 sq.ft.(with 20% 6,000 sq.ft. 6,000 sq. ft.
and 10% 5,000 sq.ft, allowed)
Minimum width 60' 58'
Lot coverage 40% 45%
Exterior sideyard 10' 20' from "J" Street
(2) Single family attached (couplet on split-duplex) Ranchero
Present R-2-T zone Standards
Maximum lot coverage 50% 40%
Combination of one/two car garage 2-car garage required
Additions - no restriction on 2-story additions limited to
single story
(3) Zero Lot Line Houses Ranchero
Present R-1-5 zone Standards
Minimum lot area 5,000 sq.ft. 4,800 sq.ft.
Lot width 50' 48'
Lot coverage 40% 45%
No restriction against garage conversions Conversions not permitted
No restriction against 2nd story addition 2nd story addi'ti.ons
not permitted
Front setback 15' 30' required for "J" St.
b. Development standards for the church site and the neighborhood commercial
area have also been included and basically relate to existing ordinance standards.
c. (1) The architecture proposed for the couplet homes is Spanish with a
barrel tile roof and stucco exterior. The roof line has been broken to create a
variety of attractive off-sets. Small pane windows will be used giving this archit~ ~,~e
a much richer appearance. There are four different floor plans ranging from 1200+
to 1800+ sq.ft. The main living area occupies the first floor with 1-4 bedrooms
City Planning Commission Page 18
Agenda Items for Meeting of April 9, 1980
planned for the second floors depending on the floor plan. The 30' couplet unit
retains a minimum 10' side yard on one side and a 15' minimum rear yard. (2) The
zero lot line units have two basic architectural styles and four floor plans. Two
of the models are a Spanish design similar to the architecture for the couplets
with the exception that one model is single story. The other two models are more
in the Cape Code tradition emphasizing shiplap siding and stone or brick veneer
accent. The floor plans range from 1300 sq. ft. to over 1800 sq. ft. The typical
house is 30' wide leaving 10'-15' of land on one side yard and O' on the other.
The minimum rear yard is 15'. (3) Although no designs have been submitted for
fencing or walls the applicant has shown partial walls in the entry areas which
carry forth the architectural style of the buildings. Staff concurs with this
concept and would request that an overall fencing and wall plan be submitted for
staff approval prior to City Council action on this Sectional Planning Area Plan.
(4) Some of the garages in both the zero lot and couplet units measure less than
20' in width (the City's standard for a two-car garage). It should be noted that
all garages are required to be increased to comply with the 20' minimum. (5) No
architectural submittal for Planning Commission and City Council review will be
required for the standard single family lots. However, the future development of
the neighborhood commercial and religious site will require submissions for
Planning Commission and City Council approval.
D. FINDINGS
The Planning Commission may recommend approval of a Sectional Planning Area provided
it finds that the facts submitted with the plan establish that:
1. The proposed Sectional Planning Area Plan is in conformity with the General
Development plan of the Planning Commission zone, any adopted Specific Plans,
and the Chula Vista General Plan and its several elements.
The proposed development of 369 units in the E1 Rancho del Rey #6 tentative
subdivision map and a maximum of 46 additional dwelling units in the
remaining ten acre parcel not under the ownership of E1 Rancho del Rey
Corporation is in conformity with the adopted Specific Plan. The plan
adheres to the open space designation and provides for a small neighborhood
commercial use as outlined in the text. This high school is proposed to be
replaced with housing based on the inability of the school district to provide
evidence of overcrowding as set forth in the ordinance.
2. The proposed Sectional Planning Area Plan would promote the orderly,
sequentialized development of the involved Sectional Planning Area. The
proposed development will be developed in a west to east manner as set forth
by City Council policy. The plan provides for three different housing types
in accordance with the policy to provide a fine grained mixture.
3. The proposed Sectional Planning Area Plan would not adversely affect adjacent
land use, residential enjoyment, circulation, or environmental quality. The
proposed circulation and residential character is consistent with the existing
adjoining development. Substantial areas of open space will be retained
to enhance the environmental quality of the area.
DEL CENTRO
DEL
REY
DEL. ~
E,~i~T
LADERA
SAN DIEGO 6AS 8
ELECTRIC
NO SCALE
~'~0o
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 19
2.c. PUBLIC HEARING: Consideration of tentative subdivision map for
Chula Vista Tract 80-5, E1 Rancho del ReS UniL 6
A. BACKGROUND
1. The developer has filed a tentative map identified as E1 Rancho del Rey
Unit 6 and is proposing to subdivide approximately 181 acres as follows:
140 single family lots (6,000-7,000 sq. ft. range)
78 couplet lots (approximately 4500 sq. ft. each)
151 zero lot line parcels (4800 sq. ft. minimum) 1 one acre commercial lot
1 two acre (usable) church site
1 5+ acre park site
6 open space lots
2. On January 9, 1980 the Planning Commission certified EIR-80-5 covering
the E1 Rancho del Rey Unit 6 subdivision. The Planning Commission will consider
Candidate CEQA findings for this project under a preceding agenda item.
B. RECOMMENDATION
Based on the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the tentative subdivision map for
E1 Rancho del Rey Unit 6, Chula Vista Tract 80-5, subject to the following:
1. The developer shall make the following revisions to the map:
a. Rework Lots 42 and 326 to adjust lot lines to accommodate proposed
residential development.
b. Delete Lots 14, 21, 22, 23, and 24 unless present owner signs the
map or the lot area is acquired by the subdivider.
c. The rear lot areas of Lots 30, 31, 32, 33, 39, 40 and 41 shall be
dedicated to the City and placed in an open space maintenance district.
d. The entire SDG&E right of way shall be dedicated to the City for open
space.
e. Revise the typical section for Street "I" to show 10 feet from the
centerline to the face of berm on the east side.
f. The existing slope along Paseo Ladera in the vicinity of Paseo Entrada,
as shown on the tentative map, does not agree with grading as shown on
Chula Vista Drawing No. 78-327D. If the grading was actually performed
as shown on said drawing, the map shall be revised to reflect this.
g. Provide horizontal data on Paseo del Rey north of East "J" Street.
h. The typical section for Paseo Ladera is described as "from Entrada to
East 'J' Street." It should be from Paseo Entrada.
City Planning Commission Page 20
Agenda Items for Meeting of April 9, 1980
i. Add 20 ft. wide water line easement wit~in the park area adjacent to
Lot 134 and along street "G" and "J" Street in accordance with
requirements and alignment approved by the Otay Municipal Water
District.
j. The eastern La Nacion fault zone shall be delineated on the tentative
map.
k. Add street names in accordance with the approved list. The developer
shall submit a proposed street name list for Planning Commission
approval prior to City Council action on the tentative map.
2. Approval of the tentative map is contingent upon the applicant's provision
of 10 per cent of his housing units at a price affordable by low or
moderate income families either on the subject site or in an alternative
location acceptable to the City Council.
3. The developer shall record CC&R's and easements for the zero lot line
lots which provide for drainage; roof and eave projections; access for
the purposes of maintenance, repair, or remodeling of lot line structures;
compatibility of materials, textures, and color; and related matters. Such
deed restrictions and easements shall be recorded concurrently with the
recordation of the subdivision map or maps creating designated zero lot
line lots, and shall be subject to the approval of the Planning Commission
or, on appeal, the City Council. The easement shall be a minimum of
l0 feet in width extending the full length of the property line.
4. That portion of the subdivision not included in the present boundaries of
the City of Chula Vista shall be annexed prior to consideration of the final
map or grading of the property.
5. Prior to recordation of the final map, a copy of the CC&R's shall be filed
with the City making the City a party thereto. The CC&R's shall include
but are not limited to the following:
a. All required walls and fencing shown on the approved plan filed with
the City of Chula Vista shall be the responsibility of the developer
and his successors in interest. Said walls and/or fences shall be
maintained by the individual homeowner in a manner satisfactory to the
City of Chula Vista.
b. Garage conversions on lots used for couplet or zero lot line develop-
ment shall be expressly prohibited.
c. Installation of outside T.V. or radio antennas shall be expressly
prohibited.
6. The developer shall grant an open space easement to the City for all
areas identified on the map that are not part of a developable pad area
or separate open space lot. The open space easement shall prohibit the
developer and his successors in interest from grading or construction
within the easement area (including fence installation). The boundary
of the easement line may be located a maximum of 25 feet away from the
top of the slope.
City Planning Commission Page 21
Agenda Items for Meeting of April 9, 1980
7. All zero lot line houses shall include rain gutters and downspouts which
are architecturally compatible with the building design.
8. Lot 91 shall be subject to site plan review to include a turnout area so
as to avoid backing out onto "J" Street.
9. Lots designated for couplet and zero lot line construction shall be
recertified for grading prior to occupancy to insure proper drainage.
lO. Prior to the issuance of a grading permit, an overall irrigation and
landscaping plan shall be submitted for all graded slopes with the
exception of the neighborhood park which shall be the responsibility of
the City. In addition, tree planting may be required in specific canyon
areas to supplement the native vegetation, subject to the approval of the
City Landscape Architect. The project landscape architect shall be under
contract to supervise landscape construction of the project.
11. The developer shall dedicate all open space areas not subject to an open
space easement as defined by the tentative subdivision map. The de~eloper
shall request the formation of an open space maintenance district to cover
the dedicated areas and such district shall be established prior to the
recordation of the final map. The neighborhood park area shall not be
included within the main district responsibilities as it will be part of
the City's overall park maintenance program.
12. The City's standard split rail fence design shall be used where fencing
is required by the City Engineer adjacent to the public right of way.
13. Prior to action by the City Council, the school districts shall submit
evidence of overcrowding and request the dedication of land and/or fees
in accordance with City Ordinance #1848; or the districts shall notify
the Council in writing that they have reached an equitable agreement with
the developer regarding school facilities. In the event that the high
school site is not required for use by the Sweetwater Union High School
District the developer may proceed with the proposed subdivision of the
area.
14. The developer shall be obligated for either:
a. 1.86 acres of dedicated park land and $18,850 in fees, plus improve-
costs of $36,900 (in addition, RCT fees will be required with the
issuance of a building permit); or
b. The dedication and grading of the entire 5.3 acre site with street
improvements installed, and contribution of a dollar amount determined
by the City to complete construction of the park. The City would be
responsible for the design and construction.
15. All slopes where Paseo del Rey extends through biologically sensitive
Area A shall be revegetated with native plant materials typical of north-
facing slopes of E1 Rancho del Rey and irrigated with an appropriate
system. An exception to this revegetation program would be the areas
adjacent to residential lots which are to be planted with fire retardant
materials. ~
City Planning Commission Page 22
Agenda Items for Meeting of April 9, 1980
16. Prior to any clearing or grading of the site, all substantial individual
plants of snake cholla (opuntia parryi var. serpentina) and coast barre
cactus (ferocactus viridescens) which would be removed due to develop-
ment of the project, shall be transplanted to an appropriate open space
area. The transplantation shall be accomplished under the supervision of
a qualified botanist. No parking or storage of construction associated
equipment or vehicles shall be permitted in natural open space areas or
on undisturbed areas offsite. An adequate fire break shall be provided
where development abuts natural vegetation.
17. A two phased program shall be undertaken to avoid possible significant
impacts on paleontological resources.
a. Phase I shall consist of a qualified paleontologist doing a liter-
ature and records search, surface survey, sub-surface testing if
necessary, the recordation of any sites, and a recommendation regard-
ing the need for further work.
b. If it is determined during Phase I that further work is necessary,
it shall consist of the following:
o A qualified paleontological monitor shall be present at a pre-
grading conference with the developer, grading contractor and the
Environmental Review Coordinator. The purpose of this meeting will
be to consult and coordinate the role of the paleontologist in the
grading of the site. A qualified paleontologist is an individual
with adequate knowledge and experience with fossilized remains
likely to be present to identify them in the field and is adequately
experienced to remove the resources for further study.
o The paleontologist monitor shall be present during the grading of
the Pliocene San Diego Formation (Tsd) on the site. The monitor
shall have the authority to temporarily direct, divert or halt
grading to allow recovery of fossil remains (primarily marine
mammals). At the discretion of the monitor, recovery may include
washing and picking of soil samples for micro-vertebrate b~ne and
teeth.
The developer shall authorize the deposit of any resources found on the
project site in an institution staffed by qualified paleontologists, such
as the Natural History Museum, operated by the San Diego Society of
Natural History.
The developer should be aware of the random nature of fossil occurances
and the possibility of a discovery of remains of such scientific an~
educational importance which might warrant a long term salvage operation
or preservation in-situ.
City Planning Commission Page 23
Agenda Items for Meeting of April 9, 1980
18. The developer shall be responsible for the construction of full stree4
improvements in Paseo del Rey from East "J" Street to the future north~,'
right-of-way of East "H" Street. Said improvements shall be constructed
in accordance with collecto~ stYeet standards. The developer shall also
be responsible for acquiring, and dedicating to the City, the necessary
80 feet of rigbt-of-way to construct said improvements prior to approval
of the final map.
19. The developer shall be responsible for the construction of full street
improvements in Paseo Ladera, from Paseo Entrada to East "J" Street,
from the westerly right-of-way line to a line 8 feet east of the center-
line as shown on the typical section on the tentative map. A total of
43 feet of right-of-way shall be dedicated to the City to provide for
said improvements prior to approval of the final map.
20. Where the entire right-of-way of Street "I" lies within the subdivision
boundary, the developer shall be responsible for the construction of full
street improvements in accordance with residential collector street stan-
dards. Where the entire right-of-way does not lie within the subdivision
boundary, the developer shall be responsible for construction of full
street improvements within the boundary and to a line l0 feet east of the
centerline of Street "I". The developer shall also be responsible for
dedicating a total of 40 feet of right-of-way in order to provide for the
above mentioned improvements.
21. The developer shall be responsible for obtaining, and granting to the
City, slope rights and drainage easements along Street "I", Paseo del Rey
and Paseo Ladera as necessary to accomplish the proposed work along said
streets. This acquisition and granting shall be accomplished prior to
approval of the final map.
22. All cul-de-sacs shall be constructed in accordance with CVDS 7 of the
Chula Vista Design Standards.
23. The owner shall grant to the City, by grant deeds, one foot control lots
as determined by the City Engineer.
24. Letters of permission shall be obtained for any offsite grading ~r other
work.
25. During the progress of land development operations, the developer shall
take all precautions reasonably necessary to protect adjacent property
from damage due to erosion, flooding, silting and other storm related
hazards which are a consequence of his operations. Measures to mitigate
the above mentioned hazards shall be incorporated into the final grading
plans. ?he areas of primary concern are along the northerly subdivision
boundary.
26. The stor~l drain system shown on the tentative map is approximate only.
The entire system, including locations and sizes of all facilities, shall
be approved by the City Engineer as a part of the final grading and
improvement plans.
City Planning Commission Page 24
Agenda Items for Meeting of April 9, 1980
27. The developer shall grant easements to the City for street tree planting
and maintenance along dedicated streets as determined by the City Engi'°er.
28. All mitigation measures identified in the Environmental Impact Report for
this project shall be incorporated into the development work.
29. The developer shall participate in a reimbursement district or assessment
district for the improvement of major thoroughfares and Public Works
facilities, such as East "H" Street and Telegraph Canyon Road.
30. The developer shall be responsible for reimbursing others for portions of
Paseo Ladera already constructed which benefit the subject property.
31. The developer may request that a reimbursement district be formed for
those portions of Street "I", Paseo del Rey and Paseo Ladera which are
constructed outside the subdivision boundary and will provide benefit
to other properties.
C. DISCUSSION
1. Existing site characteristics.
The site is a vacant 181 acre area consisting of a narrow ridge running
east-west along the proposed alignment of "J" Street. The area is characterized
by a series of knolls and canyons extending north and south from the main ridge.
The proposed subdivision provides for development of the ridge and knoll sites
with preservation of the majority of canyon areas in either a natural or partially
graded state. There is a separate 10 acre parcel (not a part of this tentative
map) which is bisected by the future extension of "J" Street.
2. Circulation.
"J" Street will be extended from west to east through the project with the
exception of a 10 acre "out parcel". Since the owner of the l0 acre parcel does
not wish to pursue development at this time, the developer of E1 Rancho del Rey
Unit 6 has designed a road alignment which provides for acceptable access to
serve the subdivision without extending "J" Street. This alternate road align-
ment represents a relatively short term solution. It is staff's opinion that
future developments lying east of E1 Rancho del Rey Unit 6 will be contingent
upon the completion of East "J" Street through the 10 acre "out parcel." There
are two major residential collector roads running north-south to serve this
subdivision. Paseo Ladera, which lies on the easterly extremity, will be 50 feet
wide, curb to curb, with only a limited number of lots (5) siding on the road.
The other collector is Paseo Del Rey which is also 50 feet wide and which will
be extended from "J" Street to "H" Street to provide the necessary linkage with
the recently approved Rice Canyon development. The northerly 450 feet of Paseo
Del Rey represents an offsite improvement located within a designated open space
in the adjoining Del Rey SPA. The area is owned by the applicant. "J" Street,
Paseo Ladera, and Paseo Del Rey will have sufficient width to accommodate bike
lanes.
3. Street names.
As of this writing street names have not been submitted; names must be
submitted to the Planning Commission for recommendation prior to City Council
action on the tentative map.
City Planning Commission Page 25
Agenda Items for Meeting of April 9, 1980
4. Equestrian trails.
The equestrian trail depicted on the E1 Rancho del Rey Specific Plan follows
the SDG&E alignment. The trail can follow the natural terrain for the majority
of the length and be provided for in the proposed neighborhood park.
5. Schools.
Neither the Sweetwater Union High School District nor the Chula Vista City
Elementary School District has supplied evidence of overcrowding as of this date.
Therefore, the staff has placed a coqdition of approval requiring the developer
to comply with the city's ordinance on meeting the districts requirements. Failure
of the districts to negotiate or supply evidence of overcrowding prior to City
Council's consideration of the map would relieve the developer of any map condi-
tions regarding dedication or fees.
6. Lots.
In addition to the one acre commercial site and the two acre church site,
there are three basic lot types proposed for this subdivision.
a. Standard - There are 140 standard 7,000 sq. ft. lots, with a
minimal number (less than 10%) which have less than 7,000 sq. ft. or 60 feet
of frontage (not including cul-de-sac lots). The standard R-l-7 zone allows
up to 30% of the lots to be less than 7,000 sq. ft. These lots will be confined
to parcels facing onto "J" Street or lying north of "J" Street and the inclusion
of nine lots on street "N". Five of the lots located near the western end of
the subdivision are being created by combining land in this development with
remnant parcels created by a previous subdivision (South Bay Villas). The
resulting lots create a very logical development pattern; however, the owner of
the land has not sold or signed this map. Therefore, the lots will have to be
deleted unless this can be accomplished prior to City Council consideration of
the map.
b. Couplets - Seventy-eight couplet or split duplex lots (typically
45' x 110') are proposed south of "J" Street and west of the planned neighborhood
park. The lots are the same basic size as the couplet lots created in the E1
Rancho del Rey #5 subdivision (adjacent to Telegraph Canyon Road) except that
the lots within this subdivision are flat as opposed to the split level design
in Unit #5.
c. Zero Lot Line - 151 lots measuring an average 48' x 100' will be
located in the southeast quadrant of the map. Each lot is designed to accommodate
a house which is located on one side property line (except for corner lots) leaving
a 10'-15' wide setback on the opposite side. Since the eaves of each unit will
project onto the adjoining lot, access, drainage and maintenance easements must
be recorded with the final map. The purpose of the zero lot line parcel is
to combine the normally two unusable side yards into one side yard with sufficient
width to be useful. Staff is also recommending that rain gutters and downspouts
be included to minimize drainage problems on adjoining lots.
City Planning Commission Page 26
Agenda Items for Meeting of April 9, 1980
7. Annexation.
The northerly half of this site is located outside the city limits and must
be annexed prior to any approval of the final map.
8. Low and Moderate Income Housing Proposal.
The applicant has offered to construct 80 units of Section 8 rental housing
in a designated open space area approximately one-half mile east of this subdivi-
sion in an effort to comply with the City's Housing Element. It is the developer's
intent to have this commitment fulfill the low/moderate requirements for this
subdivision as well as at least one other (The Terraces subdivision). With the
uncertainty of the City Council's acceptance (staff has already recommended against
the proposal) of the applicant's offsite commitment, the staff is recommending
that 10% of the units in this tract be made available for low/moderate income
families.
9. Phasing.
The pro~ect is set to be developed in four phases developing from west to
east with the northeast corner being the fourth and last phase.
10. Open Space - Easements and Dedication.
The City has traditionally required the designated open space areas to be
dedicated to the City to insure consistent maintenance of landscaped slopes, as
well as the retention of the area forever as open space. While some areas within
the subdivision lend themselves well to the traditional method, many lots being
created along the north rim of the south leg of Rice Canyon offer another oppor-
tunity. The developer is proposing to retain the majority of the area within
the boundaries of individual lots. With the exception of the pad area and a
25 ft. distance out from the pad (proposed by staff) no grading, fencing, or
construction of structures would be allowed and an open space easement would be
recorded to insure the permanence of the open space. The staff is recommending
that several lots with a manufactured slope exposed to southbound traffic on
Paseo Del Rey be included within the maintenance district to insure landscape
maintenance.
ll. Park Site.
Based upon the City's park dedication ordinance and the RCT fees, the developer
is obligated for 2.64 acres of developed park land or fees as determined by
ordinance. As noted in the SPA plan, a park site was not originally contemplated
within this development, however, a park site was not acquired in an adjoining
SPA, the opportunity to utilize a portion of the SDG&E easement in conjunction
with additional dedication will result in a usable park. The developer is also
obligated for RCT fees upon the issuance of building permits. The Planning
Department and the Director of Parks and Recreation have met with the developer
in an attempt to work out an agreement wherein the developer would grade and
dedicate a 5.3 acre park site, supply the City with street improvements and cash
to help build the park; 3.44 acres of this land is of little value to the
developer as it is encumbered by the SDG&E easement. The developer is obligated
to retain the 3.44 ac~es as permanent open space in conjunction with the approved
Ranchero SPA.
City Planning Commission Page 27
Agenda Items for Meeting of April 9, 1980
PAD and RCT fees are calculated as follows:
Dedication for 106 single family homes @ 322 sq. ft. = 1.86 acres. (The
1.86 acres represents the area outside of the SDG&E easement.) Thus, the remain-
ing 85 single family and 78 couplet units are calculated on the basis of:
85 single family @ $130.00 $ 11,050.
78 couplet @ $100.00 7,800.
Improvement costs of $100 X 369 ~nits 36,900.
In addition, RCT fees would equal
Average 3 bedroom, $500 X 291 single family 145,500
Average 3 bedroom, $425 X 78 couplets 33,150
$ 234,400
Note: If t~e school district decides to use the high school site, these fees will
be readjusted based on the reduction of dwelling units.
12. Miscellaneous City Requirements.
a. All utilities within the subdivision shall be undergrounded in
accordance with the City of Chula Vista Municipal Code.
b. The developer shall plant street trees along dedicated streets. The
species, number and location shall be determined by the City Engineer.
c. The developer shall pay all applicable sewer charges prior to approval
of the final map.
d. The developer shall pay all fees appropriate for the installation of
street signs as will be shown on final improvement plans prior to
approval of the final map.
e. The developer shall pay his proportionate share for the financing of
traffic signals in accordance with the adopted City Council Policy
prior to issuance of building permits.
f. The developer shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the final map and all plans shall
be in accordance with the provisions of the Subdivision Map Act and
the Subdivision Ordinance and Subdivision Manual of the City of Chula
Vista.
E. FINDINGS
1. Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for E1 Rancho del Rey Unit 6, Chula Vista Tract 80-5, is found to
be consistent with the E1 Rancho del Rey Specific Plan. The map is further
found to be consistent with all elements of the General Plan except the Housing
City Planning Commission
Agenda Items for Meeting of April 9, 1980 Page 28
Element. Accordingly, approval of the map must be contingent upon the applicant's
provision of 10% of his units at prices affordable by low or moderate income
families, either onsite o~ in an alternate location satisfactory to the City
Council. Conformance with General Plan elements is described in more detail
below:
a. Land Use Element - The Specific Plan designates the area for residential
development at 2-3 dwelling units per acre and a high school site of
approximately 50 acres. The approved map conforms to the maximum
allowable unit figures and substitutes that same density for the
site originally proposed ~s a high school. The replacement of the
high school site with residential development is subject to Council's
amending the SPA plan.
b. Circulation Element - "J" Street, Paseo ~el Rey and Paseo Ladera
will be extended in accordance with the adopted Specific Plan except
for that portion of "J" Street which bisects property not owned by
the applicant.
c. Housing Element - The project proposes three housing types: single
family dwellings, zero lot line, and couplets. The applicant has
not addressed the issue of providing low/moderate income housing
within this specific project, however, the developer has submitted an
alternate plan for low or moderate income families in the area
designated as open space at the intersection of Telegraph Canyon Road
and Paseo Ranchero. If this proposal is rejected, as recommended
by staff, and no alternative satisfactory to the Council is presented,
the tentative map should be denied on the basis of nonconformance
with the Housing Element of the General Plan.
d. Conservation Element - The tentative subdivision map is designed to
create in excess of twice the amount of open space required in the
adopted E1 Rancho del Rey Specific Plan. Areas of natural open space
will preserve certain environmentally sensitive species and
individual plants within disturbed areas will be required to be
transplanted to appropriate open space areas.
e. Park and Recreation, Open Space Elements - The proposed project
will result in the retention of nearly one-half of the site for
open space. In addition, a 5+ acre park site will be dedicated and
constructed in conjuncti,~n with the project. The amount of land
exceeds the requirements of the adopted Specific Plan and the
park site will replace a park rejected by City Council action in
the adjacent Ladera SPA.
f. Seismic Safety Element - The Seismic Safety Element identifies the
La Nacion fault which both bisects and traverses the easterly
extremity of the project. The fault zone is more accurately depicted
on the subdivision map. An as built geologic map will be required.
g. Noise Element - All exterior side and rear yard areas exposed to
traffic levels of 65 dBA or greater will be screened to adequately
reduce noise levels. In addition, all residential structures subject
to similar noise levels shall be designed to assure a 20 dBA loss
City Planning Commission Page 29
Agenda Items for Meeting of April 9, 1980
through the exterior walls, and future plans for the construction
of a church shall insure a maximum interior noise level of 40 dBA.
h. Scenic Highway Element - Development along "J" Street shall be
subject to a 35 ft. setback to allow for more landscaping and open
vistas. Building designs, location, and signs will all be controlled
through the use of architectural review and development standards to
insure compliance with the Scenic Highway Element.
i. Bike Routes Element - The proposed development will include bike lanes
in "J" Street and Paseo Ladera.
j. Public Buildings Element - The senior high school site is located in
the southeast corner of the project, however, no evidence has been
submitted by the effected school district indicating that overcrowding
will result from this or other projects requiring the retention of the
site.
2. Pursuant to Section 19.48.100 of the Chula Vista zoning ordinance the
Commission also finds that the Spacific Planning Area plan will:
a. Promote the orderly, sequential development of the Ranchero Sectional
Planning Area by causing development to progress from west eo east;
b. Not adversely affect adjacent land use, residential enjoyment, circu-
lation, or environmental quality by virtue of the slope conditions,
street pattern, public facilities and open space system which are
incorporated into the plan.
3. Pursuant to Sec. 66412.2 of the Subdivision Map Act the Commission certi-
fies that it has considered the effect of this approval on the housing needs of
the region and has balanced those needs against the public service needs of the
residents of the city and the available fiscal and environmental resources.
DEL CENTRO
LADERA
SAN DIEGO ~AS 8~
ELECTRIC
3 5
- NO SCALE
City Planning Commission Page 30
Agenda Items for Meeting of April 9, 1980
3. PUBLIC HEARING (Cont.): Consideration of proposed amendments to the Municipal
Code relatin9 to bicycle storage facilities, off-street
parking, rideshare parkin9 and pedestrian ways
A. BACKGROUND/RECAPITULATION
1. The Comprehensive Planning Organization (CPO) recently recommended that
its member municipalities adopt and enact certain model ordinances, which are
designed to implement the Transportation Tactics of the Regional Air Quality
Strategy (R-RAQS). Pursuant to CPO's recommendation, the Planning Department
prepared draft amendments to the subdivision and zoning regulations of the
Chula Vista Municipal Code, and submitted such to the City Council. The
Council, after considering the said amendments, which were based upon CPO's
model ordinances, referred them to the City Planning Commission for public
hearing and recommendatory action.
2. The Planning Commission, on February 13, 1980, opened the public hearing
on the draft amendments to the Municipal Code, and then continued the said
hearing to April 9, 1980, in order to permit the Planning Department to meet
with representatives of major local land uses, and to thereby determine their
views on the proposed legislation.
3. The Planning Department, in accordance with the wishes of the Planning
Commission, set March 10, 1980, at 2:00 p.m., as the date and time of the meeting,
and invited representatives of the Chula Vista Elementary School District,
Sweetwater Union High School District, Rohr Industries, Chula Vista Shopping Center,
and other major local land uses to attend. Two of the invitees--Nancie L. Martin
of the Adma Company (Bonita Centre) and Philip Jolliff, Director of Facilities
and Budgets of the Sweetwater Union High School District--attended.
B. REPORT ON THE MEETING
1. Ms. Martin and Mr. Jolliff expressed the view that the proposed regulations
were not onerous by themselves, but constituted additional interference to
development, and were generally vexatious. They expressed special concern over
the requirement of Type I bicycle storage facilities. (Lockers and bicycle sheds
are examples of Type I storage.)
2. Martin and Jolliff observed that the Type 1 requirement would not substantially
serve a large number of persons, but would entail construction and maintenance
costs. They also noted that lockers could increase the liability of the property
owner, since the said facilities would be used, and probably abused, by children.
3. Mr. Jolliff also questioned the cost-benefit ratio of the covered Type 2
bicycle racks which the subject legislation prescribes for school campi, and
suggested that the requirement therefor be deleted from the proposed amendments.
4. While the invited participants did not challenge the requirement that
convenient "rideshare" parking spaces be established, they questioned the enforce-
ment of the use of such spaces.
City Planning Commission Page 31
Agenda Items for Meeting of April 9, 1980
C. RECOMMENDATION
Adopt a resolution recommending that the City Council adopt an amendment to
Section 18.32.090 relating to subdivision design in accordance with Exhibit A
and the addendum of Sections 19.62.200 through 19.62.280 to the zoning ordinance
pertaining to preferential rideshare parking and bicycle storage requirements in
accordance with Exhibit B, as revised.
D. ANALYSIS
1. The Planning Department believes that the major arguments of the Sweetwater
Union High School and the private sector, as voiced at the aforementioned meeting
of March 10, 1980, are supportable. The requirement of Type 1 bicycle storage
at educational, recreational, and commercial centers would be both costly and
difficult to control and monitor. With respect to neighborhood shopping facilities,
which are heavily patronized by unregimented children, lockers and storage buildings
could provide opportunities for vandalism and imaginative, but delinquent conduct.
The merchant and his employees could not be expected to police these lockers and
buildings.
2. Staff believes that the requirement of covered Type 2 bicycle storage at
school sites is not feasible under present economic conditions, and could financially
overburden Chula Vista's public and private schools, without substantially promoting
bicycle transportation.
3. In light of the above factors, the Planning Department has revised proposed
Section 19.62.270 by deleting the requirement for Type I bicycle storage where such
was applicable to educational, recreational, or mercantile land uses. The proposed
..... ~.~..~ ,ha~ ~h~nl~: ~rr, vid~ ,~voroH Type 2 bicycle spaces has ~l~o be~n
k [iU, llidbUU, iliUge )evis~u~s, v~i)lCt) would be o negligible impacL up()n C?{)~ ~
R-RAQS tactical implementation program, were discussed with CPO's planning staff.
The said staff did not express concern over the proposed revisions, and indicated
that such would not substantially weaken the City of Chula Vista's R-RAQS plan.
4. The proposed revisions to proposed Section 19.62.270 have been incorporated
in Exhibit B which is resubmitted with this report.
EXHIB]T A
Proposed modifications to Chapter 18.32 of the Municipal
Code relating to subdivision design requirements
Section 18.32.090 Curbs, sidewalks and pedestrian ways--
Principles and standards.
Delete the single sentence in subsection A and substitute the following:
Curbs, gutters and sidewalks shall be require in all subdivisions
with a gross density exceeding two dwelling units per acre. Side-
walks shall be constructed in accordance with the design standards
set forth in the City of Chula Vista Design Standards, Drawings l,
2, 3 and 4. For subdivisions with a gross density of less than two
dwelling units per acre exceptions may be made as noted in subsec-
tion B, below.
Delete the first sentence of subsection C an~ substitute the following:
· ~f th .....
When (1) identified on adopted community and regional plans, or (2)
for access to schools, playgrounds, shopping centers, transportation
facilities, other community facilities~ or for unusually long blocks,
the Planning Con~nission may require pedestrian ways not less than
eight feet in right-of-way width and paved with Portland cement
concrete a minimum of five feet in width.
EXHIBIT B
Proposed zoning text amendments adding preferential
rideshare parking requirements and bicycle storage
requirements for new buildings and land uses
Add the following sections to Chapter 19.62 (Off-Street Parking and Loading)
of the zoning ordinance:
19.62.200 Preferential rideshare parking--Purpose.
Sections 19.62.200 through 19.62.240, inclusive, shall be known as the
preferential rideshare parking requirements. The purpose of the preferential
rideshare parking requirements is to reserve the most convenient parking spaces
at major employment or school sites for employee or student rideshare vehicles.
19.62.210 Preferential rideshare parking--Definition.
"Rideshare" - means to arrive at place of work or school in a motor vehicle
transporting not less than three persons.
19.62.220 Preferential rideshare parking--General provisions.
A. Preferential rideshare parking shall be provided for any new building
constructed; and for any addition or enlargement of an existing building
or use, or for any change in the occupancy of any building or the manner
in which any use is conducted that would result in substantial and extensive
additional parking facilities being required subject to the. provisions of
Section 19.62.050, where the total number of spaces prescribed in Section
19.62.050 exceeds 250 spaces.
B. No existing use or structure shall be deemed non-conforming solely because
of the lack of preferential rideshare parking in Section 19.62.230, provided
that rideshare parking facilities existing on the effective date of the
preferential rideshare parking requirements shall not be reduced in capacity
design or function to les] than the minimum standards prescribed in
Section 19.62.230.
C. For additions or enlargements of any buildings or use, or any change of
occupancy or manner of operation that would increase rideshare parking
required, rideshare parking shall be required only for such addition,
enlargement or change, ~nd not for the entire building or use.
D. Rideshare parking required by the preferential rideshare parking require-
ments shall be maintained by the owner for the duration of the use requiring
such facilities and shall not be used for any other purposes.
E. Rideshare parking spaces as required by Section 19.62.230 shall be provided
out of the total number of parking spaces as required by Section 19.62.050
and shall not constitute additional parking space requirements.
F. The Director of Planning shall be permitted to reduce the minimum rideshare
parking spaces prescribed in Section 19.62.230 by up to ten percent if the
applicant can show that unusual circumstances reduce the potential for ride-
share commuting to the site.
B-2
)9.62.230 Preferential rideshare parking--Schedule of space requirements.
A. Business or use and number of spaces required:
1. Residential: None.
2. Manufacturing: One rideshare space for every 20 total parking spaces.
3. Retail and services: One rideshare space for every 100 total parking
spaces.
4. Administrative and professional offices: One rideshare space for every
20 total parking spaces
5. Educational:
Elementary/junior high - One rideshare space for every 20 total parking
spaces.
Senior high - One rideshare space for every 4 total parking spaces.
Post-secondary - One rideshare space for every 20 total parking spaces.
6. Other: In the case of any building, structure or premises, the use of
which is not specifically mentioned herein, the provisions for a use
which is mentioned and to which said use is similar, in the opinion of
the Planning Director, shall apply. Where the application of the schedule
results in a fractional requirement, a fraction of 0.5 or greater shall
be resolved to the higher whole number.
B. The number of automobile parking spaces as required by Section 19.62.050 shall
be permitted to be reduced by one space for every ten rideshare spaces provided
as specified in Section 19.62.230. Where application of the formula results
in fractional units, fractions greater than 0.5 shall be resolved to the
higher whole number.
19.62.240 Preferential rideshare parking--Design standards.
A, Design standards are established by this section to set basic guidelines for
preferential rideshare parking. Such standards shall be used by the Director
of Planning and any other authorities, departments, boards, or commissions
responsible for application and administration of parking regulations.
B. Preferential rideshare parking spaces shall be those parking spaces located
closest to entrances used by employees at work places or students at educa-
tional facilities. Where such spaces conflict with parking for patrons of
the use, then the most convenient spaces as practical will be designated as
preferential rideshare parking. The requirements of this section shall not
be interpreted as preempting the disabled parking provisions of California
Vehicle Code sections 9105, 22511.7 and 22511.8.
C. Preferential rideshare parking spaces shall consist of standard parking
spaces signed for use by rideshare vehicles only.
19.62.250 Bicycle storage requirements--Purpose.
Sections 19.62.250 through 19.62.280, inclusive, shall be known as the
bicycle storage requirements. The purpose of the bicycle storage requirements
is to provide an adequate number of secure, convenient bicycle storage facilities
for employees, residents and other users of each building or use.
19.62.260 Bicycle Storage requirements--General provisions.
A. Bicycle storage facilities shall be provided for any new building constructed;
and for any addition or enlargement of an existing building or use or for any
addition or enlargement of an existing building or use or for any change in
the occupancy of any building or the manner in which any use is conducted
that would result in additional parking facilities being required subject
to the provisions of Section 19.62.050.
B. No existing use or structure shall be deemed non-conforming solely because
of the lack of bicycle facilities prescribed in Section 19.62.270, provided
that bicycle facilities existing on the effective date of the bicycle storage
requirements shall not be reduced in capacity, design, or function to less
than the minimum standards prescribed in Section 19.62.270.
C. For additions or enlargements of any building or use, or any change of
occupancy or manner of operation that would increase the bicycle facilities
required, the additional facilities shall be required only for such addition,
enlargement or change, and not for the entire building or use.
D. Bicycle facilities required by the bicycle storage requirements shall be
maintained by the owner for the duration of the use requiring such facilities
and shall not be used for any other purposes.
£. The Director of Planning shall be permitted to reduce the minimum bicycle
storage facilities prescribed in Section 19.62.270 by up to ten percent if
the applicant can show that unusual circumstances reduce the potential for
bicycle use at the site.
19.62.270 Bicycle storage requirements--Schedule of storage requirements.
A. Business or use and storage space requirement:
1. Residential:
a. Multi-family, such as apartments, condominiums, boarding houses:
One Type I space for every two units.
b. Single family, duplex: None.
2. Manufacturing: One Type I space for every 20 auto spaces; minimum,
2 spaces; maximum, 100 spaces.
3. Retail and services:
a. Major complex (100,000 or greater square foot floor area):
One Type 2 space for every 20 auto spaces.
b. Other (less than 100,000 square foot floor area), such as neighbor-
hood shopping centers, convenience shopping, restaurants, financial
services, personal services, government services:
One Type 2 space for every 10 auto spaces; minimum 4 spaces.
4. Administrative office: Four Type i spaces and one Type 2 space for every
100 auto spaces; minimum 2 spaces of each type; maximum 100 spaces of
each type.
5. Education:
a. Elementary/Junior High:
One Type 2 space (can be enclosed compound) for every 3 students.
b. Senior High:
One Type 2 space for every 4 students.
c. Post-secondary:
One Type 2 space for every 5 students.
6. Recreation, such as sports activities, playgrounds, swimming areas,
parks: One Type 2 space for every 5 auto spaces;
minimum, 4 spaces; maximum, 200 spaces.
7. Theaters: One Type I space and one Type 2 space for every 20 auto
spaces; minimum, 2 spaces of each type; maximum, 100 spaces of each
type.
8. Commercial parking lot or garage: One Type I space for every 20 auto
spaces.
9. Other, such as hospitals, religious assembly, museums, stadiums, auto-
motive retail and service, funeral service, hotels, motels: To be
determined by classification of use.
Type I storage: Locker, check-in system, or other lockable weather protected
facility.
Type 2 storage: Rack which locks both wheels and frame with a user supplied lock.
Where the application of the schedule results in a fractional requirement, a
fraction of 0.5 or greater shall be resolved to the higher whole number.
B. Where uses or activities subject to differing requirements are located
in the same structure or on the same site or are intended to be served
by the same parking facility, then the total requirement shall be the sum
ef the requirement for each use or activity computed separately.
C. The requirement for any use not specifically listed shall be determined
by the Director of Planning on the basis of the requirement for similar
uses, and on the basis of evidence of actual demand created by similar
uses in Chula Vista and elsewhere, and such other traffic engineering or
planning data as may be available and appropriate to the establishment of
a minimum standard, with the intent of providing one Type I space for every
20 employees and a sufficient number of Type I and Type 2 spaces to meet
projected storage needs at the site.
D. At non-residential uses the number of automobile parking spaces as required
by Section 19.62.050 shall be permitted to be reduced by one space for
every ten Type I bicycle spaces and one space for every twenty Type 2
bicycle spaces provided as specified in Section 19.62.270.
19.62.280 Bicycle storage requirements--Design standards.
A. The minimum type of bicycle storage facility required in Section 19.62.270
is defined as follows:
1. Type 1 storage is intended for long-term use and shall be a locker;
check-in system; or other high security, totally weather protected
facility such as a lockable garage at a multi-family residential use.
2. Type 2 storage is intended for short-term use and shall be a rack which
locks both wheels and frame with a user supplied lock.
B. Bicycle spaces shall be racks or lockers anchored so that they cannot be
easily removed. Racks shall be so designed that both wheels and frame of
a bicycle can be locked with a padlock. Lockers shall be so designed that
an unauthorized person cannot remove a bicycle from them.
C. If a room or common locker not divided into individual lockers or rack
spaces is used, one bicycle space shall consist of a rectangular area
not less than 0.6 meters (2 feet) wide by 1.8 meters (6 feet) long. There
should be a minimum aisle width of 1.5 meters (5 feet).
D. Bicycle storage facilities shall be located at least as convenient as the
most convenient automobile parking and as close to the building entrances as
possible without interfering with pedestrian traffic. This requirement shall
not be interpreted as preempting the disabled parking provisions of California
Vehicle Code sections 9105, 22511.7, and 22511.8. Bicycle storage facilities
shall be located at ground level. Bicycle and auto parking areas should be
separated by some form of barrier to reduce the likelihood of a bicycle
being struck by a motor vehicle.
£. Bicycle storage facilities shall be clearly signed, designating the facilities
as being for b~cycle storage only, and shall be used for such use only.
F. The Director of Planning shall have the authority to review bicycle storage
facility designs b~sed on the criteria specified in this section.