HomeMy WebLinkAboutPlanning Comm Reports/1985/11/13 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, November 13, 1985 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REHARKS
APPROVAL OF MINUTES - Meeting of October 9, 1985
ORAL COMMUNICATIONS
1. PUBLIC HEARING: (Continued) Conditional Use Permit PCC-84-11:
Requests permission to establish a church and
day care facility at the northwesterly corner
of East 'H' Street and Buena Vista Way -
Pilgrim Lutheran Church
2. PUBLIC HEARING: Consideration of request for extension of tentative
subdivision map, Woodland Park, Chula Vista Tract
82-1, northwest corner Walnut Drive and Main Street
3. PUBLIC HEARING: PCM-86-7: Consideration of a deviation from the
Municipal Code standards in order to provide eight
tandem parking spaces for a proposed medical office
building at 495 Smith - Dr. Victor Uranga
4. PUBLIC HEARING: (a) PCH-86-5: Consideration of an amendment to the
Bonita Long Canyon Sectional Planning Area
(b) PCS-86-3: Consideration of tentative subdivision
map for 650 acres located north of East 'H' Street
between Otay Lakes Road and Proctor Valley Road
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Study Session Meeting of November 20, 1985
at 5:00 p.m. in Conference Rooms 2 & 3
To: City Planning Commission
From: George Krempl, Director of Planning
Subject: Staff Report on Agenda Items for Planning Commission Meeting of
November 13, 1985
1. PUBLIC HEARING: (Continued) Conditional Use Permit PCC-84-11; request
to establish a church, day school and preschool at
northwesterly corner of East "H" Street and Buena
Vista Way - Pilgrim Lutheran Church {Tom Bushfield,
a~ent}
A. BACKGROUND
This item was initially continued from the meeting of September ll, 1985,
in order to obtain further information regarding potential noise impacts
of the project and allow the Planning Commission to consider development
standards for private schools. Private school standards were discussed in
a September 18 workshop session and the scheduled rehearing on the subject
CUP was again continued from the proposed October 9 Planning Commission
meeting to provide additional review of acoustical data.
The proposal involves a request to approve a master plan for a church, day
school and preschool on 9.5 acres located at the northwesterly corner of
East "H" Street and Buena Vista Way.
B. RECOMMENDATION
1. Recertify EIR-83-2A per the attached addendum.
2. Based on findings contained in Section "E" of this report, adopt a
motion to approve the request, PCC-84-11 to establish a church, day
school and preschool on 9.5 acres located at the northwesterly corner
of East "H" Street and Buena Vista Way subject to the following
conditions:
a. The applicant shall be responsible for all street improvements
for the frontage along East 'H' Street to include, but not
limited to, curb gutter, sidewalk driveway approaches, asphaltic
surfacing, road transition, street lights, parking control
signs, sanitary sewer facilities and any necessary dedication as
determined by the City Engineer.
b. Buena Vista shall be improved to a width and length as
determined to be necessary by the City Engineer with a minimum
30 ft. width dedication to extend to the northwesterly corner of
the property to facilitate possible future access and service to
the proposed open space park area designated for the immediate
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 2
vicinity. Note: Buena Vista improvement shall include
cul-de-sacing and paving to a sufficient width to provide
two-way access in the event that the adjacent property to the
east is not developed in conjunction with this project. Such
improvements including the location of the cul-de-sac shall be
at the discretion of the City Engineer.
c. Storm drainage requirements, street trees and the possible
signalization at the intersection of East 'H' and Buena Vista
shall be put in as required by the City Engineer.
d. The master plan shall be revised to reflect a minimum 30 ft.
landscaped area to be provided from the edge of the property
line to the end of any parking stall after the necessary
dedication is determined by the Engineering Department.
e. A formal phasing plan shall be submitted subject to the approval
of the City Planning Director.
f. Each building phase shall be submitted to the City's Design
Review Committee for approval of site plan, landscaping,
architecture, fencing and signing.
g. All development shall be subject to any fees and/or conditions
as established by the City Council through the adoption of the
E1 Rancho del Rey Specific Plan and any amendments thereto.
h. No grading permit, building permit or other construction permit
shall be issued for development of this site until the applicant
has entered into a development agreement satisfactory to the
City insuring that the necessary public improvements are in
place in accordance with the proposed public facilities
financing and phasing plan.
i. The developer shall participate in the East "H" Street
Development Program established by City Council. The extent of
participation shall be determined by the City Engineer in
accordance with criteria established in that program.
j. The private school shall be limited to 400 elementary {K-6) and
preschool students.
k. Phase II {School Construction) and Phase IV {Turfed Open Space)
shall be constructed concurrently.
C. DISCUSSION
Existing Site Characteristics
The property is a vacant 9.5 acre site located on the north side of East
"H" Street, just west of the proposed extension of Buena Vista Way. The
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 3
site is at approximately the same elevation as East "H" Street and
dropping some 75 feet into a canyon floor at the north end.
The property is presently designated for residential development at 3-5
dwelling units per acre on the specific development plan for E1 Rancho Del
Rey. The proposed amendment to the ERDR Specific Plan will place the
property in a public facilities designation for the southerly 2/3's of the
property with the northerly 1/3 designated as open space or park.
Adjacent property to the east and west are designated for medium density
residential development.
Proposed Use
The proposal includes a total of 46,000 sq. ft. of floor area, including a
church with a seating capacity of 435, a K-6 day school and preschool that
combined would accommodate no more than 400 students, a gymnasium, living
quarters and various other miscellaneous structures. An athletic field
and turfed open area would occupy the northerly one-third of the property,
and 145 off-street parking spaces would be provided to serve the entire
complex.
It is the intent of the applicant to build the complex in phases: the
first phase would consist of the preschool and parish hall together with a
storage/garage structure and a portion of the parking lot to meet City
standards; the second phase calls for the construction of the school, the
third phase would involve the construction of the main sanctuary; the
fourth and final phase would involve the construction of the gymnasium and
associated athletic field and turfed open space. Additional portions of
the parking area would be added concurrent with the phasing.
D. ANALYSIS
When the Commission earlier considered this item, the proposal involved a
junior high school component which would have increased the student level
to 700 rather than the 400 students now contemplated. At that time, the
Commission expressed concerns with potential impacts of noise on
surrounding residential areas and the lack of City standards for private
schools.
In the meantime, an acoustical analysis has been prepared which shows that
the scaled-down proposal--with just the elementary and preschool and 400
students--meets the standards of the City's Noise Ordinance (see attached
study). Furthermore, the Commission expressed general satisfaction with
the following draft private elementary school development standards
presented in workshop session on September 18, 1985.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 5
Elementary Schools (K through 6)
1. Students per acre (maximum) 85
2. Students per classroom (maximum) 30
3. Building floor area/classroom (minimum) 1,O00 sq. ft.
4. Play area/300 students 2.00 ac.
5. Basic allocation of play area:
(a) Turf - 30%
(b) Hardscape, courts, walks - 50%
(c) Untreated areas - 20%
(sand dirt, equipment)
6. Area of the site of a 300 student 3.5 ac.
elementary school
7. Off-street parking (minimum) 1.O space/classroom +3 sp.
According to these standards, a 400-student school would require a total
site area of 4.7 acres, including 2.7 acres of play area, 13 classrooms,
and 16 parking spaces. In comparison, the school in question occupies
approximately two-thirds of the site or six acres, includes at least three
acres of play area (gymnasium, day school and preschool playgrounds,
athletic field and turf area), and contains 12,700 sq. ft. of classroom
floor area, or approximately 13 classrooms based on the draft standard of
one classroom for every 1,000 sq. ft. of floor area. Additionally, if the
124 parking spaces necessary to serve the 435-seat church are subtracted
from the 145 space total, this leaves 21 off-street spaces to serve the
school, or eight more than would be required under the draft standards.
In terms of site development, the location and orientation of the
buildings and outside activity areas function well internally and have a
good relationship to adjacent properties. The main structures are located
along the westerly boundary of the site at a lower elevation than
property to the west and oriented to the east, away from adjoining land
slated for residential development. The playground areas are located on
the far side of buildings on the northerly portion of the site which is
designated for park/open space use on the proposed E1 Rancho Del Rey Plan.
The site has been reviewed by City staff as well as the adjacent property
owner to determine if any possible conflicts could result in approving a
master plan for the development of this site independent of adjacent
parcels and no problems are foreseen. It's generally been agreed that
Buena Vista needs to be extended to provide access to both the proposed
church property as well as the residential development planned to the east
of Buena Vista.
It has been further determined that the adjacent residential development
line west of the church property can easily be served by "H" Street or the
extension of Paseo Ranchero. There remains an uncertainty at this point
as to the length of Buena Vista being extended to provide limited access
to the proposed park and open space planned near the north end of the site
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 6
and the location of the cul-de-sac. Staff is confident, however, that the
conditions attached in recommending for approval of the master plan are
sufficient to cover any contingencies. It is appropriate, therefore, to
recommend approval, subject to the conditions listed in Section B of this
report.
E. FINDINGS
1. That the proposed use at the location is necessary or desirable to
provide a service or facility which will contribute to the general well being
of the neighborhood or the community.
The proposed use will offer church and private school facilities in
an area which is not presently served by such facilities. The site
has been identified on the proposed E1 Rancho Del Rey Specific Plan
as appropriate for public facilities such as churches and private
schools.
2. That such use will not under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity or injurious to property or improvements
in the vicinity.
The property in question is nearly 9.5 acres in size, thereby
providing adequate land area to accommodate the combination of uses
proposed without adversely impacting adjacent residential area with
undue levels of noise, activity or on-street parking.
3. That the proposed use will comply with the regulations and
conditions specified in the Code for such use.
A recommended condition of approval will require review and approval
by the City's Design Review Committee to ensure compliance with all
City Codes.
4. That the granting of this conditional use permit will not adversely
affect the General Plan of the City or the adopted plan of any government
agency.
The design and conditions as proposed will ensure compliance with the
various elements of the General Plan, including circulation, noise,
open space and seismic safety. The review by the Design Review
Committee and any conditions related thereto will ensure compliance
with the Scenic Highway Element of the General Plan.
WPC 2286P
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~ LOCATOR
PCC-84-11
Nocfhwesferly Corner of' ~asf "H "
on~ ~ena V/~fo ~oy
ADDENDUM
EIR-83-2
EL P, ANCHO DEL REY
Prepared in Accordance with Section 15164 of the State CEQA Guidelines
i! Section 1. Introduction
This addendum to the EnvirJnmental Impact Report for the E1 Rancho
del Rey Specific Plan (EIR-83-2) is intended to determine if the development
of the subject propert~ could result in any significant environmental impacts
that were not evaluate~ in the previous EIR.
Section 2. Project Description
The property is a vacant 9 1/2 acre site located on the north side of
East 'H' Street, just west of the proposed extension of Buena Vista Way. The
~'-site is at approximately the same elevation as East 'H' Street and dropping
some 75 feet into a canyon floor at the north end.
The applicant is proposing to develop a church sanctuary of nearly
9,000 sq.ft, having a seating capacity for 435. In addition, a school building
that would accommodate some 700 students, first grade through junior high,
together with a gymnasium, various miscellaneous structures including living
quarters, would constitute a total building area of just over 52,000 sq.ft.
It is the applicant's intent to build this facility in a phased program; Phase I
would consist of the construction of the pre-school and parish hall together
with the storage building and garage and a portion of the parking lot to meet
the City standards; Phase II would involve the construction of the school
excluding the junior high wing, with the third phase to follow calling for the
construction of the main sanctuary. The fourth and final phase would involve
construction of the gymnasium and junior high wing and the associated atheltic
field shown at the north~end of the property.
Section 3. Analysis
The proposed project is to be developed in accordance with the land use
assumptions for the E1 Rancho del Rey EIR. This site is identified in the now
certified final EIR as a public facilities location, and it was anticipated that
a church type facility would utilize the property.
Subsequent to the preparation of the EIR a more detailed biological
survey was conducted on the site which concluded:
SIGNIFICANT BIOLOGICAL RESOURCES
The Inland Sage Scrub vegetation, as seen on-site, is considered to be
sensitive due to the extensive destruction of that vegetation type and
because of the several sensitive plant or animals often found there.
The Scrub vegetation on-site is of moderate to good quality, based on
the low level of disturbance, and does contain several sensitive plants.
The small size of the site, however, speaks against its sensitivity,
Similarly, the low numbers of coast barrel cacti and lack of young
plants suggests that the population is declining or static in size. It
would be useful if the plants on-site would be salvaged for cultural
purposes. Transplantation in the area may be useful, however, receptor
sites are becoming filled. One site in Spring Valley is known. That
site should be available in late spring of 1986.
RECOMMENDED MITIGATION TO REDUCE BIOLOGICAL IMPACT
Due to the small size of the parcel, low numbers of rare plants and
animals and low sensitivity of those plants and animals, no significant
biological impacts appear to be associated with this development project;
therefore, no mitigation recommendations are made.
All other impacts associated with this project have been evaluated in
EIR-83-2 and no further environmental review is required.
Enviro~ental 'R~view coOrdinator
Date
'"' -- R EC:EI~I/ED
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SAN DIEGO ACOUSTICS, Inc. Pl-~tq~iO D£1:'AFtTME~T
OfllJLA VISTA, CALIFORNIA
Report No. 85-0165
October 1, 1985
Environmental Noise Analysis
Athletic Field
Pilgrim Lutheran Church
Chula Vista, California
Introduction
This environmental noise analysis was made to assess the
noise impact of the proposed athletic field, a portion of the
Pilgrim Lutheran Church located on East B Street (Parcel 1,
Chula Vista Map 7416).
The athletic field will be located on the most northern
portion of the parcel. It will be used primarily for
baseball and soccer. No formal spectator area is planned nor
will a P.A. system be utilized. Thus, this analysis is based
upon the expected noise from the usual number of participants
and a small group of casual observers.
Adjacent Conditions
At present the adjacent land is zoned Open Space and as
such would not be noise impacted as defined by the Chula
Vista Noise Ordinance. Bowever, changes have been proposed
to the General Plan which could take effect before this
development is consummated. A current proposal (Figure 1)
could result in single family residential development to the
east and multifamily development to the west, with a "park"
to the north and a strip of "open space" between the "park"
and the two residential areas. As a result, this
1
4414 CARMELO STREET · SAN DIEGO, CAUFORNIA 92107 · (619'~ 225-14,91
environmental noise analysis was requested to indicate
Whether the proposed athletic field would still be in
conformance with the Chula Vista Noise Ordinance should these
zone changes take effect.
Noise Analysis
The school, which will utilize the proposed athletic
field, will consist of 400 students in grades K through 6.
There are other areas designated as "playgrounds," therefore
it has been assumed that the athletic field will be primarily
used by the older children participating in baseball or
soccer games.
Baseball and softball are not inherently noisy games.
Spectators are the major noise source and the noise level
generated naturally depends upon the number on onlookers and
the excitement of the game.
Soccer also has its spectator noise but the participants
also contribute to the overall noise. Coaches may shout
instructions from the sidelines and the players may yell
messages to one another during play. Thus, any noise impact
at possible residences will consist of these types of sounds.
In order to quantify the above playground noise data
(measured by San Diego Acoustics, Inc.) from three different
schools is presented as representative of the expected
condition.
Table 1
Noise Levels Measured at Boundary Fences
of Elementary Schools
No. of Playground Pupil Hourly
School Pupils Area - f2 Density Leq - dB(A)
1 9 2,700 1/300 ft2 56
2 81 25,000 1/309 ft2 63
3 500 100,000 1/200 ft2 58
I 2
Table 1 contains the noise resulting from elementary
school children playing during recess or lunch hour.
Measurements of the noise resulting from a soccer game
conducted at Robb Field, in Point Loma, are not included as
automobile traffic noise 160'feet away obscured the soccer
noise. However, it was subjectively concluded that
playground activity (noise) easily exceeded the noise
produced by the soccer game and greatly exceeds that produced
at a baseball game. Thus, utilizing the measured values from
Table 1 to predict the effect of the Pilgrim Church athletic
field noise will result in a conservative conclusion, i.e.
the predicted noise will probably be higher than actually
will occur.
Only the property immediately east and west of baseball
diamond is proposed for residential development (Figure 2).
As the diamond area is potentially the most densely populated
(6 defensive men/women and 3 base runners) it was used as the
major noise source location. The infield with its 9
participants has an approximate density of 1 person to 300
square feet, matching two of the school playgrounds noted in
Table 1. Averaging the noise levels of schools 1 and 2, a
level of 60 dB(A) would occur at the periphery of the
"diamond." As the source is not a point source, the
reduction with distance would decrease by only 3 dB until one
"diamond" width was reached. Further increases in distance
would result in source levels decreasing at a rate of 6 dB
per doubling of distance. Therefore, the noise level of 60
dB(A) (hourly Leq) occurring at the edge of the "diaMond"
will be reduced to 49 dB(A) at the western property line and
50 dB(A) at the eastern property line.
The Chula Vista Noise Ordinance states that the
permissible noise limit at the receiving land use category
may not exceed Leq 55 for single family residences and Leq 60
for multiple dwelling residential use, between the hours of 7
AM and 10 PM.
Comparing the calculated noise levels at the western
(proposed multifamily) and the eastern (proposed single
family) boundaries, 49 dB(A) and 50 dB(A), respectively, with
the corresponding Chula Vista limits of 60 and 55, it is seen
that the expected levels will be 11 and 5 dB below the
~rdinance limits.
Conclusions
The proposed athletic field will not result in property
line noise levels which will be in violation of Chula Vista
Noise Ordinance limits, even though adjacent zoning may be
changed to include residential usage.
E. C. K s
Acoustician
for San Diego Acoustics, Inc.
City Planning Commission
Agenda Items for Meeting of November 13, 1985
2. PUBLIC HEARING: Consideration of two-year extension of the tentative
map for Woodland Park, Chula Vista Tract 82-1
A. BACKGROUND
On November 3, 1981, the City Council approved the tentative subdivision
map known as Woodland Park, Chula Vista Tract 82-1, for the purpose of
subdividing 3.25 acres located at the northwest corner of Walnut Drive and
Main Street in the R-3-P-8 zone into 29 lots (27 residential and 2 common area
lots). The map was extended for one-year on October 24, 1984, and the
developer is now requesting a two-year extension.
B. RECOMMENDATION
Adopt a motion approving a two-year extension of the tentative map known
as Woodland Park, Chula Vista Tract 82-1. The map would then expire on
November 13, 1987.
C. DISCUSSION
There have been no significant changes in the immediate vicinity which
affect the original conditions or findings for approval; therefore, the
approval of a two-year extension is appropriate. No further extensions may be
granted, and if a final map is not submitted and approved prior to the
expiration date of November 13, 1987, the developer will be required to
process a new tentative map.
WPC 2284P
V,~C
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 1
3. PUBLIC HEARING: PCM-86-7; request to provide eight tandem parking
spaces at 495 Smith Avenue - Dr. Victor Uranga
A. BACKGROUND
This item involves a request to deviate from the standards of the
Municipal Code in order to provide eight tandem parking spaces in
conjunction with the construction of a medical office building at 495
Smith Avenue.
B. RECOr,~ENDATION
Adopt a motion to deny PCM-86-7.
C. DISCUSSION
The proposal involves the construction of a 3,200 sq. ft. medical office
building on a 60 ft. by 125 ft. parcel at the northeast corner of Smith
Avenue and "H" Street. Parking for medical offices is calculated on the
basis of one space for every 200 sq. ft. of floor area, or in this case a
total requirement for 16 off-street parking spaces to serve the 3,200 sq.
ft. of floor area in question.
The applicant proposes to meet the 16-space requirement by elevating the
building above a seven-space parking lot with access off Smith Avenue, and
by providing nine additional spaces--one single stall and four tandem
stalls--to the north of the building with access off the alley. The
tandem stalls would thus provide four additional spaces which would not
otherwise be allowed.
D. ANALYSIS
Section 19.62.020(E) of the Municipal Code provides that "Tandem parking
shall not qualify as required parking unless specifically approved by the
Planning Commission."
The reason that tandem parking is undesirable is that when a tandem space
is occupied by two cars, the forward car cannot exit the stall. As a
result of this inconvenience, such stalls tend to be used for only one car
rather than two, and excess parking is forced onto surrounding streets.
The applicant's sole justification for requesting approval of the tandem
stalls is that the additional square footage of office space that can be
supported by the four additional parking spaces thus provided is critical
to the economic feasibility of the project. In other words, the tandem
stalls would allow 3,200 sq. ft. of floor area, while a conventional
parking arrangement would limit the floor area to 2,400 sq. ft.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 2
This justification could be offered in every case involving either retail
or office commercial construction--the greater the floor area the greater
return on investment. However, the use of tandem parking, would not only
tend to overburden on-street parking and thus have a negative impact on
adjacent uses, but may be short-sighted in terms of economics in the sense
that tenants find that offices are not adequately supported by convenient
off-street parking for their customers.
In conclusion, we do not support the use of tandem parking in this case.
There my be instances where the approval of a limited number of tandem
stalls would be appropriate in order to facilitate a change in use of an
existing building or some other special circumstance such as valet
parking. The present application, however, fails to meet either of these
tests.
WPC 2299P
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October 3, 1985
Planning Commission
City of Chula Vista
276 4th Avenue
Re: Parking for proposed medical office building
495 Smith Avenue ( at 'H' St.)
Planning Commission,
In order to maximize off-street parking for our new office
project, we are proposing a tandem parking layout for approval.
(See attachment) We have found the additional square footage that
these spaces allow us critical to the economic feasibility of
the project. The layout provides eight tandem spaces and one regular
space to be accessible off the alley to the north of the site. Addi-
tionally, seven 90° spaces are provided off Smith Avenue, including
one handicap space.
We propose that the tandem spaces would be reserved for regular
tenants of the building and could be assigned for maximum ease of
use. The remainder of the spaces (adjacent to the lobby) would be
used for guests and clients. The ratio of guest spaces (43.7%) is
suitable to our anticipated usage, and their location provides ideal
access.
This project will conform to all planning, engineering, and
sanitation regulations. We will provide beneficial services, and a
pleasant looking addition to the neighborhood. Please review
this plan and consider it for approval per section 19.62.020 (E).
Sincerely,
R ECEI.V ED
OCT 1A ~0~ Dr. Vi Orange
- ' ~ ' ~ Own e r
PLANNING DEPARTMENT
CHUI.A VISTA, CALIFORNIA
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 1
4a. PUBLIC HEARING: Bonita Long Canyon Modification to SPA Plan - PCM-86-5
A. BACKGROUND
1. An amendment to the Sectional Planning Area plan for the development
of the 650-acre Bonita Long Canyon Area located on the east side of
Otay Lakes Road and south of the County area identified as Bonita
Highlands Subdivision in Bonita has been submitted for Planning
Commission consideration. The General Development Plan which
accompanied the original SPA approval in 1981 called for the
development of approximately 865 dwelling units on the 650-acre
parcel. The final SPA approval was for 829 units. The City's
General Plan designates most of the area as residential, 1-3 dwelling
units per acre, with several smaller areas carrying the designation
of 4-12 du's per acre.
2. The Sectional Planning Area plan which was adopted in 1981 featured
the following:
a 15-acre K-6 elementary school site approximately 7-1/2 acres
usable excluding the SDG&E easement.
an ll-acre neighborhood park site approximately 5 acres to be
usable.
a 4-acre multiple-family site located adjacent to Otay Lakes
Road with approximately 2 acres usable. Final density approval
was for 20 units on this parcel.
809 single-family lots ranging in size from approximately 6,000
sq. ft. to over 3 acres in size.
Approximately 266 acres of dedicated open space, most of which
was to remain in a natural state.
3. The amended Sectional Planning Area plan as submitted proposes the
following:
An ll-acre neighborhood park site nearly 6 acres usable.
Two church sites approximately 9 acres total.
One community recreation center approximately 1.3 acres.
862 single-family lots with an average lot size of just over
15,000 sq. ft. each.
Approximately 280 acres of dedicated open space most of which
would remain in a natural state.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 2
4. Environmental Review Background
Staff has evaluated the revised project and the previously prepared
EIR. It was concluded that the project would not result in any
significant impacts which were not identified in the previous EIR and
therefore, an addendum to EIR-79-2 was prepared and is attached to
this staff report.
B. RECOMMENDATION
1. Certify that EIR-79-2 and the addendum have been prepared in
accordance with CEQA, the State CEQA Guidelines and the Environmental
Review procedures of the City of Chula Vista and further, that the
Planning Commission has reviewed and considered the information in
the EIR and addendum.
2. Adopt a resolution approving the proposed amendment to the Sectional
Planning Area plan {reference PCM-86-5) for Bonita Long Canyon
subject to the following conditions:
a. The developer should be required to dedicate and/or construct
all public improvements and facilities both on-site and off-site
determined by the City to be necessary to serve the Bonita Long
Canyon Sectional Planning Area plan. Specific requirements will
be established with each phase of development in conjunction
with the Subdivision Map process.
b. Prior to or concurrent to the issuance of a grading plan for
Phase 2 through 7, the applicant shall submit and the City's
Landscape Architect shall approve an overall landscaping plan
incorporating conceptual designs for the later phases and a
detailed design for each of the grading phases being proposed.
Said plan shall include such items as supplemental canyon tree
planting, slope planting, and equestrian trail plans for the
easements, location, grading, signing and fencing as deteKmined
by the Landscape Architect. It will be necessary to implement
the plan. It should be noted that slope planting shall be
coordinated with the Chula Vista Fire Department to determine
plant species and distances as well as required irrigation
systems to satisfy the concerns of the Fire Department. The
trail system shall be developed prior to or concurrent with the
certification of slopes in each of the proposed grading phases.
c. The open space areas shown on the map shall be part of the open
space maintenance district for the entire 650-acre project in
accordance with the adopted plan.
d. Prior to the issuance of building permits in each phase, the
applicant working with the school district shall furnish
evidence to the City that the school districts are able to
provide the necessary school services to future residents of
that phase.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 3
e. The park site shall be developed to the satisfaction of the
City's Parks and Recreation Director in conjunction with the
development of Phase 3 area. The developer shall be responsible
for constructing a turn-key park and, therefore, all PAD fees
normally required will be waived. In addition, RCT fees
required may be waived in an amount equal to $57,500 subject to
the review of the proposed construction of the restroom
building, backstop, and par course as indicated to be included
in the park development. It should be noted that the developer
has previously paid both PAD and RCT fees for Phase 1 now under
construction. This process shall continue with the addition of
Phase 2 with the applicant eligible for a refund on those fees
with the completion of the park in Phase 3.
f. The number of dwelling units shown on the Sectional Planning
Area plan shall be limited to the following:
Phase 1 {Note: al ready under construction) - 199 lots
Phase 2 - 130 lots
Phase 3 -llO lots
Phase 4 - 96 lots
Phase 5 - 133 lots
Phase 6 - 73 lots
Phase 7 - 121 lots
Any adjustment in the number of lots shall be subject to City
Council approval with the recordation of the Final Subdivision
Map for the various phases of this project.
g. The Bonita Long Canyon Development Standards shall be adopted as
part of this amendment as identified as Exhibit B with a
modification to Section I of the Commercial Recreation Standards
and Section I of the Religious Institution Standards which
provide for the approval of the site plan and architectural
approval by the City Council after review of the Planning
Commission. That section shall be modified to place the
responsibility of approval with the Chula Vista Design Review
Committee. Also, it should be noted in the Commercial
Recreation Standard that the Design Review Committee shall
review the proposed hours of operation for any of the commercial
recreation uses.
h. The developer shall acquire and dedicate and approve the
necessary area to extend Street C off-site to connect to the
County street proposed on TM 3750; however, if the connection
from Street C to the County system proves to be infeasible, the
developer shall provide access for emergency vehicles between
the ends of cul-de-sac B and L.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 4
i. The requirement for the undergrounding of the existing 69 KV
line within the 250-foot wide SDG&E easement shall be waived.
j. The applicant shall file CC&Rs with each phase which will
prohibit the resubdivision or parceling of lots in any approved
phase which will increase the number of lots in that phase.
D. ANALYSIS
1. Land use
a. Residential
The previous plan called for the construction of 826 dwelling
units within the 650-acre site. The new plan is proposing 862
units or approximately a 4% increase. The increase has come
about based on the applicant's reconsideration of the grading
which was proposed and a decision to move the development out of
the main canyon floor, in the path of the retention basin, to
somewhat higher areas up on to the ridge. The General Plan for
this area designated authorizes a range from between 800 to 2400
dwelling units on the property. The requested density is
clearly in the lower limits of the City's General Plan. The
adjacent residential areas which abut this site to the north and
to the west have an average density of approximately 2 units to
the acre. The area to the south is primarily traditional
single-family, 7,000 sq. ft. lots, and the area immediately to
the east is the EastLake Hills area which features 5,000 sq. ft.
lots in conjunction with a substantial amount of open space.
The project is designed in such a manner that the average lot
size increases and the density decreases as the phases proceed
from north from south to north. Thus, the larger lot size
average in the lower density occurs in the northerly area
abutting the typical County half-acre sites whereas the higher
density, smaller lots occur in the earlier phases which abut the
more traditional City lots in the 5,000 and 7,000 sq. ft. range.
b. Community recreation.
The applicant is proposing a 1.3-acre parcel located on the west
side of Corral Canyon Road abutting the San Diego Gas & Electric
easement in the proposed park site which they intend to develop
with a swimming pool and tennis courts with options for racquet
ball and basketball which would be open to membership and guests
only and not the public at large. This facility would be
permitted to sell certain on-site items such as food, sporting
goods, and accessories and would have the added option of a
possible daycare operation as an accessory use. In general, the
site is well located away from adjacent residential development
and abutting some of the more active recreation activities. Its
location on Corral Canyon would make it highly visible and
accessible to the residents of this community.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 5
c. Park
The park site planned in the original Bonita Long Canyon SPA was
for use in conjunction with the elementary school which has now
been eliminated. However, the need for the park has not been
diminished by the elimination of the school site. The City's
Park and Recreation Director has met with the applicant on
several occasions and has reached agreement in terms of the
general design and facilities to be placed in this park. It is
the intent of the applicant and the recommendation of the Parks
and Recreation Director that the park be developed in
conjunction with the third phase to ensure that residents moving
into the area will be well aware of its location and any impacts
which it might present.
d. Church sites
The applicant is proposing two church sites, one at southwest
corner of Corral Canyon and "C" Street and the other on the east
side of Otay Lakes Road abutting an existing condominium
development located to the north. Both sites are located on
collector roads and have sufficient area to meet the City's
criteria for church sites. Traditionally, the staff has found
that the demand for church sites within planned community areas
is very high; however, developers have been reluctant to reserve
parcels for this purpose. We think both sites are well located
and will add to the overall land use mixture to provide a
balanced community in the Bonita area.
e. Water tank
A l-l/2 acre water tank has been shown located on the north side
of the San Diego Gas & Electric easement near the terminus of R
Street. The Sweetwater Authority has indicated the need for a
1.7 million gallon tank which is needed to supplement storage
for their two pressure zones in the area. The water tank is
essentially in the same location as proposed in the original SPA
plan. It would appear the sufficient space has been provided
around the tank to provide for necessary screening and
landscaping to minimize its effect in the subdivision.
2. Bonita Long Canyon Development Standards
The developer has submitted development standards for both the
residential, religious, and community recreational land uses
identified as Exhibit B. For the most part, the residential
standards have been patterned after the R-1 single-family zone;
however, Phases 3, 6 and 7 of the project are proposed to allow
equestrian use and therefore the maximum of horses allowed per lot,
the distance from the main residence, and distance from neighborhood
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 6
houses present the need to have specific standards adopted. The
standards call for minimal lot area of 7,000 sq. ft. for Phases l, 2,
4 and 5 with an increased lot size averaged 8,000 sq. ft. for Phases
3, 6 and 7. Lot coverage and typical setbacks for front, exterior,
and rear yards coincide very closely with existing R-1 standards.
The exception would be Phases 3, 6 and 7 where the sideyard
requirements are increased slightly requiring one sideyard to be 5'
and the opposite side to be lO'. It should be noted that horses will
be permitted in the equestrian area only on specific lots so
designated on the subdivision map. The applicant has looked at these
areas very closely in the relationship to the proposed trails plan
which meanders through the open space area. It should be noted that
while the standards establish certain minimums, the average pad size
within the Bonita Long Canyon area is nearly ll,O00 sq. ft.
Additional standards are included for the community recreational area
as well as the religious institution lots. As stated earlier, the
primary review of these areas will be through the design review
process involving both site plan and architectural consideration.
3. Circulation
The first phase of the Bonita Long Canyon SPA area is now under
construction with access available through the completion of East "H"
Street extended to Otay Lakes Road as well as Canyon Drive which
extends from Otay Lakes Road through the Bonita Haciendas Subdivision
Map linking up the north end of Phase 1. The other backbone road of
this development will be Corral Canyon Road which will link the
project with the Bonita Highlands development as well as EastLake
connecting up at "H" Street and Rutgers Avenue. The connection and
completion of Corral Canyon Road will occur with Phase 3 of the
amended SPA plan. Certain off-site improvements relating to widening
along Otay Lakes Road northwesterly of the project and additional
construction involving possibly road widening drainage improvements
in Central Avenue located well to the north of the project are
specific conditions that will be addressed by the Engineering
Department in the subdivision map process.
4. Open Space and Landscaping
a. Open Space
The majority of the ungraded area will be left in its natural
state; however, because of the potential of canyon fires, some
area beyond each pad abutting the common open space will be
cleared and planted with a material which will satisfy the
concerns of the City Fire Marshal. Irrigation of these areas
will be the responsibility of individual homeowners in some
instances; however, for the most part lot lines will coincide
with the top of the slope and, therefore, the open space
maintenance contract will include weed abatement and brush
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 7
clearance for the purpose of maintaining good fire protection in
that area. Supplemental tree planting will be required in
specific canyons and/or drainage areas to enhance the overall
appearance of the development. An overall landscaping plan has
been submitted and is under further review by the City's
Landscape Architect. Lots which back up to areas such as Corral
Canyon, both in Bonita Long Canyon and at EastLake, will include
the construction of a wall with supplemental landscaping which
will be under the maintenance contract of the Open Space
Maintenance District. Each area will be evaluated as to the
amount of native material or decorative plant material involving
fire retardant materials to be used on slopes.
b. Equestrian trails
The plan has a number of equestrian trails which meander through
the open space areas and connect to the San Diego Gas & Electric
easement, which is the primary east/west trail system. There
has also been an attempt to coordinate the trail system with the
existing County trails within the Bonita Highlands development.
The applicant has developed standards relating to fencing,
grading, corral locations, and street entries to help ensure
that the equestrians will be good neighbors.
5. Phasing
The amended SPA is divided into seven phases as mentioned
previously. Phase 1 is presently under construction. Phases 2 and 3
which will follow are located towards the east end of the project and
will provide the necessary connection of the project with Corral
Canyon tying to Bonita Highlands and "H" Street. Phase 7, which is
the last phase of the project, is located towards the extreme north
end of the site which is some of the more rugged terrain, wherein the
density averages about 1 dwelling unit per acre in that area.
Engineering conditions are recommended in the subdivision map
approval related to the various phases of construction.
6. Schools
At the request of the Chula Vista Elementary School District, the
proposed school site has been eliminated and, in general, both
districts are working with the developer to secure agreements that
will allow for the issuance of building permits with the various
phases of construction.
7. Drainage
Approximately 3/4ths of the site flows into the Long Canyon Basin
which flows northwest and joins the Sweetwater River just north of
Bonita Road. The project area within that basin constitutes
approximately 43% of the total basin. Reports were previously filed
with the City indicating that the proposed development would produce
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 8
only a small amount of run-off, approximately 4% added based on the
50-year storm in the total basin. However, because of the inadequacy
of existing downstream facilities that added increase was predicted
to cause flooding in an al ready developed housing area along Acacia
Avenue. The applicant has moved to solve the downstream inundation
by constructing an on-site retention basin within the Long Canyon
Area near the north end of the project. The system which is nearly
completed should substantially reduce both the present and the
projected flows in the canyon area.
8. Street names
Several existing street names will continue on through this
development; specifically, Canyon Drive, Corral Canyon Road, Cumbre
View, and Country Trails Lane. The following street names are being
reviewed and will require City Council approval:
STREET
(2) AA Sunny Crest Lane
BB South Point Drive
CC Gold Rush Circle
X Ridge Creek Drive
Z Forester Lane
ZZ Thorton Road
(3) V Trailridge Drive T Coltridge Lane
U Galveston Way
W Horseshoe Court
(4) DD Canyon Court
Overland Court
GG Sycamore Court
HH Pineridge Circle
M Sandy Creek Drive
N Maple Court
0 Hickory Terrace
P Willow Drive
R Cherry Hills Lane
RR Oak View Terrace
S Pepperwood Court
(6) C Country Vistas Lane Q Country Trails Court
L Canyon Ridge Drive
J White Horse Circle
K Chaparral Drive
G Trailridge Drive
H Laredo Court
I Charro Court
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 9
STREET
(7) A Ridgeview Terrace B Bonita Canyon Drive
D Glen Creek Drive
E Evergreen Drive
F Rimcrest Court
Alternative Street Names
(2) Arborcreek Lane
Cypress Terrace
{3) Bridlewood Court
Abilene Way
(4) Elkhorn Circle
Lariat Court
(5) White Birch Drive
Red Hill Lane
(6) Crestview Circle
Creekwood Court
(7) Valleyview Drive
Woodglen Circle
WPC 2300P
EXHIBIT B
BONITA LONG CANYON
RESIDENTIAL DEVELOPMENT STANDARDS
Purpose
The purpose of these development standards is to outline the standards
for appearance and for construction of this low density residential
community. The intent shall be to implement the policy of the General
an~ Specific Plan with the standards necessary to guarantee public
health, safety, and welfare.
The standards shall insure adequate light, air, privacy, and open space
around each dwelling and shall protect these single family detached
homes from excess noise, illumination, unsightliness, odors, smoke,
and other objectionable influences.
Permitted Uses
The uses shall be those permitted by the R-1 Single Family
Residential Zone. (Section 19.24) as modified below.
Specific lots designated for equestrian uses on the SPA plan shall
be permitted in Phases 3, 6, and 7. These standards outlined below
shall define the number of permitted horses per lot and the loca-
tions of the horse enclosures.
KB
9/17/85
BONITA LONG CANYON RESIDENTIAL DEVELOPMENT STANDARDS
Page -2-
Phase Phase
1,2,4,5 3,6,7
Classification R-l-7 R-l-7
Lot Area (sq. ft.) ~ ~7,000 8,000 ~
width 60 70
Depth 110 120
Front Yard
Direct Entry Garage 20 20
Side Entry Garage 15 20
Main Residence 15 20
Exterior Side Yard 10 10
One Side Yard 10 10
Both Side Yards 13 15
Rear 20 20
Lot Coverage 40% 40%
Building Height 35' 35'
Parking Spaces 2 Garage 2 Garage
Equestrian Uses Not Permitted Permitted
M~ximum number of horses per lot 2
Distance from Main Residence 20'
Distance from Neighbors Main Residence 50'
KB
9/17/85
BONITA LONG CANYON RESIDENTIAL DEVELOPMENT STANDARDS
Page -3-
1. The developer shall be permitted to produce side to side split lots
as long as the minimum standards ~shown above are maintained.
2. Rear yards on lots that have direct access onto an open space area
shall maintain a minimum distance of 15~ from top of slope to the
m~in structure.
3. Corner lots shall be one story; planning department shall be per-
mitted to approve a two story house if the exterior side yard elevation
is one story and is compatible with the size and bulk of the neighbor-
hood and does not adversely impact the streetscape.
4. Side yard setbacks can be modified by the planning department to
permit a reduction in the one side yard setback from the 10' minimum
to accommodate three car garages. The total side yard setback of 13'
in Phases 1, 2, 4, and 5 or 15' in Phases 3, 6, and 7 shall not be
reduced.
5. Equestrian lots. Specific lots in Phase 3, 6, and 7 shall be
designated as equestrian lots. The following uses and standards
shall apply to those lots in addition to those outlined in the R-1
zone.
a) The application of an equestrian designation shall be to lots
that are contiguous. The boundaries shall be drawn to coincide
as nearly as practical with street alignments or other clearly dis-
cernable topographic features. All lots so designated shall abut a
permanent open space lot.
b) The maximum number of horses that shall be permitted per lot
is two (2). The horse(s) must be contained within an enclosure.
c) NO stable or paddock shall be located within twenty feet of
the owner's residence, nor closer than fifty feet from any neighbor's
residence, school, church, or any other building used for human habit-
ation on an adjoining lot as shown on the original developer's con-
struction plans.
KB
9/17/85
BONITA LONG CANYON RESIDENTIAL DEVELOPMENT STANDARDS
Page -4-
d) Stable or paddock locations shall be submitted to the planning
department for approval.
e) The sanitary regulations as stated in the animal regulation
ordinance, Ordinance No. 774, codified in Title 6, shall be strictly
enforced. The director of public health may declare the violator(s)
o~f this section as a public nuisance and subject the horse-keeping
privilege to the abatement and/or penalty provisions as stated in the
animal regulation ordinance.
f) CCR's shall be provided to permit an architectural committee
to review and approve all corrals, structures or other type of enclo-
sures for horses. Included in the CCR's shall be the same design
standards implemented with these development standards.
BONITA LONG CANYON RESIDENTIAL DEVELOPMENT STANDARDS
Page - 5 -
BONITA LONG CANYON AVERAGE PAD SIZE
· TABULATION
UNIT 2 3(A) 3(b) 4 5 i 6 7 I AVG
AVG. WIDTH 72' 81.5 89.5' 77' 75' 86' 86.5' 81 10,9!
AVG. DEPTH 121' 132' 134.5' 131' 129.5' 144' 1~3'
AVG. PAD SIZE
in S.F. 8,712 10,758 12,037 10,087 9,712 12,38~ 12,370
NOTE: Unit 3(a) st~%ds by itself
Unit 3(b) is inherent to Unit 6
9/17/85
BONITA LONG CANYON
COMMERCIAL RECREATIONAL STANDARDS
Development of the site designated for commercial recreational uses shall
be governed by the:
1. The provisions of Chapter 19.14 (Sections 19.14.420 through
19.14.480) of the Chula Vista Municipal Code related to site
plan and architectural approval except that City Council
approval, after a review and recommendation from the Planning
Commission, sha~ll be required. ~
2. The provisions of Chapter 19.62 (Off-Street Parking and
Loading) of the Chula Vista Municipal Code.
3. The provisions of Section 19.60.310 of the Chula Vista
Municipal Code related to requirements for public and quasi-
public signs.
4. Uses shall be limi%ed to the following; tennis courts,
swimming pool, racquet ball court, basketball court, re-
creation building which shall serve the membership and
guests and shall not be open to the public at large. This
facility shall be permitted to sell on-site the following
items: food, sporting goods and accessories as these items
shall be available only in conjunction of the use of the
facilities by the members and quests. Day-care centers shall
be included as permitted use. The intent of this commercial
recreation site is not to provide general or neighborhood
commercial facilities.
KB
9/27/85
BONITA LONG CANYON
RELIGIOUS INSTITUTION STANDARDS
Development of the site designated for church or religious purposes
shall be governed by the:
1. The provisions of Chapter 19.14 (Sections 19.14.420 through
19.14.480) of the Chula Vista Municipal Code related to site
plan and architectural approval except that City Council
approval, after a review and recommendation from the Planning
Commission, shall be required.
, 2. The provisions of Section 19.58.110 related to various set-
back, landscaping and wall requirements for religious
institutions.
3. The provisions of Chapter 19.62 (Off-Street Parking and
Loading) of the Chula Vista municipal Code.
4. The provisions of Section 19.60.310 of the Chula Vista
Municipal Code related to requirements for public and
quasi-public signs.
KB
9//27/85
ADDENDUM TO EIR-79-2
BONITA LONG CANYON ESTATES
November 1985
A. Back~round
Section 13164 of the State CEQA Guidelines provides that an addendum to a
previously prepared Environmental Impact Report may be prepared if there
is no need for a supplemental EIR as required under Section 15162 of the
Guidelines. If an addendum is prepared it need not be circulated for
public review but must be considered by decision-making authorities for
the project.
B. Project Description
1. Approved Project
An amendment to the Sectional Planning Area plan for the development
of the 650-acre Bonita Long Canyon Area located on the east side of
Otay Lakes Road and south of the County area identified as Bonita
Highlands Subdivision in Bonita has been submitted for
consideration. The General Development Plan which accompanied the
original SPA approval in 1981 called for the development of
approximately 865 dwelling units on the 650-acre parcel. The final
SPA approval was for 829 units.
The Sectional Planning Area plan which was adopted in 1981 had the
following elements:
a. A 15-acre K-6 elementary school site approximately 7-1/2 acres
usable excluding the SDG&E easement.
b. An ll-acre neighborhood park site approximately 5 acres to be
usable.
c. A 4-acre multiple-family site located adjacent to Otay Lakes
Road with approximately 2 acres usable. Final density approval
was for 20 units on this parcel.
d. Approximately 266 acres of dedicated open space, most of which
was to remain in a natural state.
2. Proposed Project
The proposed project will include:
a. 862 single-family lots with an average lot size of just over
15,000 sq. ft. each.
b. An ll-acre neighborhood park site nearly 6 acres usable.
c. Two church sites approximately 9 acres total.
d. One community recreation center approximately 1.3 acres.
e. Approximately 280 acres of dedicated open space most of which
would remain in a natural state.
See the attached Sectional Planning Area plan for additional details.
C. Impact Analysis
1. The following issues have been identified as being clearly adequately
addressed by the Certified EIR and no further analysis is required:
a. Geology (Sec. 3.1)
b. Soils (Sec. 3.2)
c. Ground Water (Sec. 3.3)
d. Mineral Resources (Sec. 3.5)
e. Air Quality (Sec. 3.7)
f. Water Quality (Sec. 3.8)
g. Stationary Noise (Sec. 3.10)
h. Paleontological Resources (Sec. 3.13)
i. Historical Resources (Sec. 3.14)
j. Land Uses (Sec. 3.15)
k. Social Factors (Sec. 3.17)
1. Taxes (Sec. 3.18)
m. Parks/Recreation {Sec. 3.20)
n. Fire/Police (Sec. 3.21)
o. Solid Waste (Sec. 3.22)
p. Utilities/Energy (Sec. 3.23)
q. General Government Support (Sec. 3.24)
2. In addition to the issues noted above, there are eight issues which
require a more detailed discussion of why resultant impacts will not
be any more significant than those identified in the certified final
EIR. They are as follows:
a. Drainage ISec. 3.4) - See Exhibit F.
Subsequent to the preparation of the final EIR a retention basin
was proposed, approved and is currently under construction in
Long Canyon. The estimated effects of this floodwater retarding
reservoir are summarized as follows:
(1) Peak flood flows for the lO0-year return period storm under
conditions of ultimate development of 1770 cfs could be
reduced to 890 cfs, or by about 50 percent.
(2) This reduced peak outflow of 890 cfs is about 70 percent of
the estimated peak flood flow for the lO0-year return
period storm that would occur under conditions of existing
development (1270 cfs).
(3) The peak outflow from the Bonita Long Canyon Estates would
be reduced to about 540 cfs which is about 55 percent of
the peak outflow estimated for conditions of existing
development (960 cfs).
(4) The reservoir will trap sediment and prevent its deposition
in the downstream reach of channel.
About 3+ additional acres of land downstream from the retention
basin w~uld be added to the development. The development of this
area would not result in any substantial increase in runoff.
The existing runoff in this area is a sheet flow across
residential properties to the existing natural channel. The
proposal would collect this sheet runoff, carry it around the
residential properties and discharge it into the channel.
Therefore, although there is a change in circumstances, there
will not be a more substantial and adverse impact than that
which was identified in the EIR.
b. Land Form (Sec. 3.6) - See Exhibit A.
A change in grading of the project site is proposed. The
changes in the earthwork are as follows:
Cut Fill
Original Plan 3,713,295 cu. yds. 4,167,487 cu. yds.
Proposed Plan 4,487,300 cu. yds. 4,571,900 cu. yds.
-3-
Thus there would be an increase in cut by 773,405 cubic yards of
earthwork and a 404,413 cubic yard increase in fill. However,
the proposed plan can be adjusted to result in a balanced cut
and fill operation while the original plan would have required
import of 453,592 cubic yards of fill from some unknown location.
In te~ms of the grading pattern for the property, the proposed
plan would remove development from the main leg of Long Canyon
downstream from the retention basin and increase grading at the
higher ridge lines.
The conclusions of the EIR that the steep slopes of over 30%
would not be disturbed and that the basic land form of the
property would remain are the same with the proposed plan. So
although the amount of grading has increased (not including
imported material), the result of moving development out the
canyon bottom and increasing grading on the northern ridge lines
should not significantly detract from the existing land fom and
will result in a more overall aesthetically pleasing project.
The conclusions of the Certified EIR are valid.
c. Mobile Noise
There are two areas of potentially significant acoustical impact
from mobile noise sources (automobiles). One is along East "H"
Street in Phase I which is not included in the SPA amendment.
The other is along Otay Lakes Road which is designated as
multiple family on the approved plan. The proposed plan would
change the land use to a church which is more compatible with
the traffic noise from Otay Lakes Road. Thus this is an
improvement over the existing plan.
d. Biology (Sec. 3.11) - See Exhibit B.
An analysis of the proposed revisions indicates that
approximately 64 acres designated as open space or ungraded
portions of private lots on the existing SPA would be graded by
the revised plan, while approximately 34 acres shown for grading
on the existing map would be dedicated open space on the revised
plan. While these figures indicate a net loss of ungraded
terrain amounting to about 30 acres, much of this area is in
private lots which would be subject to disturbance and natural
vegetation loss associated with landscaping or horse corrals
(i.e., the large lots in the northern and northwestern portions
of the property). The proposed revision would actually result
in an increase in dedicated open space from 268 acres to 281
acres and would result in the removal of a road in Long Canyon,
creating a contiguous open space area greater than 70 acres in
size along the length of Long Canyon from the southeast corner
of the property to the desilting basin near the western boundary.
-4-
I made field observations in the principal areas previously
shown as ungraded which would be graded by the revised SPA.
The northern ridge areas supported populations of San Diego
barrel cactus, San Diego sunflower, mesa clubmoss, and
variegated dudleya. The other two areas supported populations
of all these except the dudleya. All three areas supported
excellent habitat for black-tailed gnatcatcher and cactus wren.
These sensitive species and their habitats are also well
represented in the 24-plus acres of added natural open space in
Long Canyon.
The previous biological survey report (prepared by M. R. Brand
and C. C. Patterson in 1978) contained at least one serious
error which should be corrected; the identification of the rare
plant Hemizonia conju~ans on the property was incorrect. The
populations identified as H. conju~ans should have been assigned
to H__~. paniculata. Because the previous report was also in error
in not assigning much higher significance to the presence of H.
conju~ans, no real change in the assessment of overall impact
results from this correction.
The proposed revision represents an improvement over the
existing SPA in regard to overall biological value and habitat
viability. The increase in dedicated open space by about 14
acres, the redistribution of open space to create a large
contiguous natural area in Long Canyon, the presence of
extensive cactus wren habitat in the new Long Canyon open space,
the likelihood of disturbance to the northern ridge areas
previously ungraded under the existing plan, and the overall
preservation of 43 percent (281 acres) of the SPA in dedicated
open space are the factors which support this opinion.
Therefore the evaluation in the Certified EIR is adequate and no
further analysis is required.
e. Archaeology (Sec. 3.12) - See Exhibit C.
In October 1985 an extended archaeological testing program was
conducted at two small prehistoric sites located within the
proposed Bonita Long Canyon Estates property. These sites were
first identified during a survey in 1978 and subsequently tested
in 1980 by Harris and Perez for MSA, Inc. Their findings
indicated the presence of a low density deposit of lithic
artifacts occurring to a depth of 50 centimeters, and based on
these results, they recommended that further work be conducted
as mitigation. Given the nature of their findings, however, an
extensive data recovery effort did not seem warranted; in fact,
additional testing was deemed necessary to more fully evaluate
the significance and uniqueness of the sites in accordance with
the recent amendment of CEQA. An extended archaeological
testing program was therefore conducted.
-5-
Between the 1979 and current tests, over 17 square meters were
sampled at the two sites. Four single 1-meter square units were
excavated at SDi-5830 and some 13.5 meters were dug at SDi-5829
as either 1-meter square units or in blocks of 2 square meters
or more. Of the two sites, SDi-5830 yielded far less
archaeological material and therefore did not receive as much
testing. SDi-5829 was very similar except for one small deposit
in the north-central area where an apparent hearth was located.
Five units were placed around this feature which yielded a
greater density of lithic artifacts.
Analysis of the recovered cultural materials indicates that
SDi-5829 and SDi-5830 are related sites, probably associated
with San Dieguito occupation and use of the area. This
occupation was evidently sporatic and of minimal intensity to
have resulted in the low-density type of deposit left at the
sites. Given the size of the test sample taken to date and the
projected redundant, minimal yields of the remaining unexcavated
portions, no further data recovery seems warranted, and analysis
of the existing materials herein provided is considered
sufficient for mitigation.
f. Aesthetics (Sec. 3.16)
As was noted in Section b. of this Addendum, the landform
alteration which would occur with the proposed plan is
substantially the same as the approved plan. Therefore the
conclusion that the project would have a major aesthetic impact
is still valid and no new EIR need be prepared.
g. Schools ISec. 3.19) - See Exhibit D.
The approved plan includes an elementary school site while the
proposed plan does not. Exhibit D includes a letter from the
Elementary School District outlining the reasons for the
deletion of the site from the plan. This Exhibit also includes
letters from the school districts noting the agreements for the
provisions of educational facilities. Today's enrollment levels
are lower than those listed in the EIR and the school districts
have increased their fees as suggested in the EIR. Impacts from
the proposed plan would not be as significant as those outlined
in the Certified EIR.
h. Traffic (Sec. 3.25) - See Exhibit E.
Planned improvements for arterial streets in the project area
will be adequate because the decrease in average daily traffic
from the revised project does not create significant impacts
except within the project where impacts are mitigated as the
result of the construction of new streets. Corral Canyon Road
is proposed to be improved as a four-lane collector road.
Curb-to-curb widths on these types of roads will be at least 64
feet and right-of-way widths on these roads will be at least 80
feet.
The intersection of Corral Canyon Road and "H" Street will
require signalization in the future. However, the contribution
of project traffic at this location is relatively minor (2000
ADT). At the intersection of Otay Lakes Road and East "H"
Street, the existing traffic signal will have to be modified to
accommodate the addition of a fourth (east) leg to the
intersection.
"H" Street transitions from a four-lane major east of Otay Lakes
Road to a six-lane major west of Otay Lakes Road. The
contribution of project traffic to "H" Street west of Otay Lakes
Road is relatively minor, about 340 p.m. peak hour trips would
be added to "H" Street midway between 1-805 and Otay Lakes
Road. This estimate is based on a projected cumulative average
daily traffic flow of 27,500 and a 10% peak hour factor. Since
the project proposes significantly fewer units 1862) than that
assumed for the regional traffic study {1587) for the same area,
the cumulative impacts on "H" Street will be lower than those
projected.
Local streets in the proposed project should be two lanes with a
curb-to-curb width of at least 36 feet within a right-of-way of
56 feet. With these recommended improvements, the proposed
project will accommodate projected traffic flows at a reasonable
level of service.
WPC 2307P
-7-
EXHIBIT A
REVISED SPA PLAN ~
~ S.~I DIll-GO
484'5 Ronson Cour~
$~m Di~o, C*liIomita ~211! Tel~phon~,: {~1~ 2~2-1040
~22 July 1985
Job No. 3177-19
BONITA LONG CANYON ESTATES
EARTHWORK SUMMARY
(CUBIC YARDS)
PHASE CUT FILL EXPORT IMPORT REMARKS ~{i
2 974,000 350,300 623,700 --- Export to Phase 3
_3 550,900 1,434,900 .... 884,000 Import 623,700 fro~
Phase 2, 260,300
from Phase 6
4 256,200 819,700 --- 563,500 Import 23,100 from
Phase 8, 540,400
from Phase 6
5 704,900 935,400 --- 230,500 Import 145,900 fro~
Phase 6, *84,600
short
6 1,006,800 60,200 946,600 --- Export to Phase'3,
4 and 5
7 968,000 968,000 ...... Balanced
8 26r500 3r400 23~100 --- Export to Phase 4
TOTALS 4,487,300 4,571,900 1,593,400 1,678,000 '84,~00 SHORT
*Adjust grades to make up shortage of 85,000.t
All quantities are raw figures with no shrinkage/hulking
factors considered. Quan%ities were calculated from the
100-scale grading study.
Regional Environmental Consultants
1094 Cudahy Place, Suite 204, San Diego, CA 92110 (6191 275-$732
June 13, 1985
Mr. Ken Baumgartner :
McMillin Development, Inc.
2727 Hoover Avenue
National City, CA 92050
Reference: Biological Assessment of the Revised Bonita Long Canyon SPA
(RECON Number R-1522)
Dear Mr. Baumgartner:
At your request, I conducted a biological reconnaissance at the 650-acre Bonita
Long Canyon Sectional Planning Area on June 7 and 10, 1985, for the purpose of
determining whether proposed revisions to the existing SPA would result In
significant adverse biological effects.
An analysis of the proposed revisions indicates that approximately 6~1 acres
designated as open space or ungraded portions of prlvate lots on the existing
SPA would be graded by the revised plan, while approximately 3q acres shown for
grading on the existing map would be dedicated open space on the revised plan,
While these figures indicate a net loss of ungraded terrain amounting to about
30 acres, much of this area is In private lots which would be subject to dis-
turbance and natural vegetation loss associated with landscaping or horse
corrals (i.e,, the large lots in the northern and northwestern portions of the
property). The proposed revision would actually result in an increase tn dedi-
cated open space from 268 acres to 281 acres and would result in the removal of
a road in Long Canyon, creating a contiguous open space area greater than 70
acres in size along the length of Long Canyon from the southeast corner of the
property to the desilting basin near the western boundary.
I made field observations in the principal areas previously shown as ungraded
which would be graded by the revised SPA. These areas include the ridges in
the northwestern area of the SPA, the middle section of the canyon traversed by
the proposed "C" street, and slopes in the area of "FF", "GG", and "HH"
streets.
The northern ridge areas supported populations of San Diego barrel cactus, San
Diego sunflower, mesa clubmoss, and variegated dudleya. The other two areas
supported populations of all these except the dudleya. All three areas sup-
ported excellent habitat for black-tailed gnatcatcher and cactus wren. These
sensitive species and their habitats are also well represented in the 2~l-plus
acres of added natural open space in Long Canyon.
The previous biological survey report (prepared by M. R. Brand and C. C.
Patterson in 1978) contained at least one serious error which should be
corrected; the identification of the rare plant Hemizonia con|u_qans on the
property was incorrect. The populations identified as H. conjucjans should have
Mr. Ken Baumgartner -2- June 13, 1985
been assigned to Ho panlculata. Because the previous report was also in error
in not assigning m~ch higher signlficance to the presence of H. cOnlugans, no
real change in the assessment of overall Impacts results from this correction.
It is my oplnion that the proposed revision represents an Improvement over the
existing SPA in regard to overall biological value and habitat viability. The
Increase in dedicated open space by about 14 acres, the redistribution of open
space to create a large contiguous natural area in Long Canyon, the presence of
extensive cactus wren habitat in the new Long Canyon open space, the likelihood
of disturbance to the northern ridge areas previously ungraded under the exist-
ing plan, and the overall preservation of 43 percent (281 acres) of the SPA in
dedicated open space are the factors which support this op'nlon.
As grading plans are prepared for implementation of the SPA, safeguards should
be incorporated that prevent the destruction of natural vegetation on open
space slopes. The extensive use of natural canyon slopes in the proposed de-,
velopment will enhance the character and aesthetic value of the development and
provide a level of drought-tolerant slope protection and erosion control which
Is difficult or impossible to achieve with landscaping and revegetationo
Manufactured slopes within the development should be landscaped with native
vegetation appropriate to the area.
Please call if you have any questions.
Cameron Patterson
Ecologist, ESA
CCP:mac
ARCHAEOLOGICAL TESTING AND EVALUATION
of
SDi-5829 and SDi-5830
Withfn
BONITA LONG CANYON ESTATES
Prepared for:
McMillin Development
2727 Hoover Avenue
National City, CA 92050
Prepared by:
Mooney-Lettieri and Associates
9903-B Businesspark Avenue
San Diego, CA 92131
I ~J -Jbh]% ~. Cook
S.O.P.A.
November, 1985
I. Introduction
In October 1985 an extended archaeological testing program
was conducted at two small prehistoric sites located within
the proposed Bonita Long Canyon Estates property. These sites
were first identified during a survey in 1978 and subsequently
tested in 1980 by Harris and Perez (1979) for MSA, Inc. Their
findings indicated the presence of a low density deposit of
lithic artifacts occurring to a depth of 50 centimeters, and
based on these results, they recommended that further work be
conducted as mitigation. Given the nature of their findings
however, an extensive data recovery effort did not seem warranted;
in fact, additional testing was deemed necessary to more fully
evaluate the significance and uniqueness of the sites in accor-
dance with the recent amendment of CEQA. An extended archaeo-
logical testing program was therefore conducted and is the subject
of this report.
Between the 1979 and current tests, over seventeen square
meters were sampled at the two sites. Four single one-meter
square units were excavated at SDi-5830 and some 13.5 meters
were dug at SDi-5829 as either one-meter square units or in
blocks of two square meters or more. Of the two sites, SDi-5830
yielded far less archaeological material and therefore did not
receive as much testing. SDi-5829 was very similar except for
one small deposit in the north-central area where an apparent
hearth was located. Five units were placed around this feature
which yielded a greater density of lithic artifacts.
Analysis of the recovered cultural materials indicates
that SDi-5829 and SDi-5830 are related sites, probably associ-
ated with San Dieguito occupation and use of the area. This
occupation was evidently sporatic and of minimal intensity to
have resulted in the low-density type of deposit left at the
sites. Given the size of the test sample taken to date and
the projected redundant, minimal yields of the remaining un-
excavated portions, no further data recovery seems warranted,
and analysis of the existing materials herein provided is con-
sidered sufficient for mitigation.
1
II. Testing_Methods
The initial step consisted of selection of test unit place-
ment. The Harris and Perez (1979) report was reviewed and field
conditions checked in an attempt to delineate areas within each
of the sites which might be of the greatest potential. Based
On the report, two one-meter square units were selected for
excavation (see Figures 2 and 3). Preliminary analysis of the
results of these tests were then used to guide the placement
of the remaining units. In the case of SDi-5830 the results
corraborated the earlier findings, and given the marginal amount
and variability of the data recovered it was decided that no
further excavation would be conducted. Similar findings also
resulted from testing SDi-5829. Upon examination, the only
area of relatively high yield was that in the vicinity of the
1979 test pit 1 and unit 2 of the current investigation. The
decision was therefore made to continue excavation in this area,
and specifically in and around a scatter of thermally altered
rock and cobble which had been exposed during a recent regrading
of the dirt road. As will be explained below in the Results
section, all of the remaining test units were ultimately placed
in this area.
All test units were one-meter square and aligned to true
north. Excavation proceeded in arbitrary ten centimeter levels
with all soil passed through 1/Sth inch mesh hardware screen.
In general, sterile was reached between 45 and 55 centimeters
at which point a compacted clayey substratum occurred.
The recovered materials were returned to the laboratory
for washing and cataloguing. Each artifact was assigned a cata-
logue number for future reference which was written on the arti-
fact with indelible ink. Catalogue data recorded include: site,
unit, level, number, type, material, length, width and thickness.
The artifacts will be curated at the Mooney-Lettieri lab facili-
ties until placement with a permanent repository.
3
III. Results and Interpretation
A. SDi-5830
This site is situated on a high knoll (461 feet AMSL) over-
looking Long Canyon to the south in the northwestern portion
of the project. Harris and Perez describe it as crescent-shaped
and measuring 160 meters north-south by 75 meters east-west.
The lithic scatter observed by them was sparse, consisting mostly
of flakes with one chopper/knife and two utilized flakes. Two
test pits were excavated confirming the existence of subsurface
material to approximately 40 centimeters. Twenty-eight artifacts
were recovered from unit 1, of which 25 were waste flakes, two
were groundstone fragments and one was a utilized flake. Unit 2
resulted in 13 artifacts of which all but a mano fragment were
flakes. (Reexamination of these collections has shown the mano
and groundstone to be mere cobble fragments, i.e., unutilized
pieces of stone.)
During the current investigation the entire site surface
was scrutinized in an attempt to delineate areas of subsurface
potential. This resulted in the identification of but three
artifacts, and thus was of little use in determining unit place-
ment. Nevertheless, both units were positioned near surface
finds, adjacent to and outside of the units dug during the 1979
test.
Unit 1, the northernmost of all the tests, resulted in
the recovery of three artifacts: two metavolcanic waste flakes
and a core. Excavation ended at 50 centimeters; soil throughout
was a compacted sandy loam without visible strata.
Unit 2, on the southern side of the site, resulted in the
recovery of 15 artifacts: level 0-10 cm. had three metavolcanic
flakes, level 10-20 cm. had five flakes, a piece of shatter
and a core, level 20-30 cm. had two quartzite flakes and level
30-40cm. had a core, a flake and a piece of shatter. Soil condi-
tions were essentially those of the previous unit, and excavation
ceased at 50 centimeters.
B. SDi-5829
Situated some 150 meters southeast of SDi-5830, this site
was described by Harris and Perez (1979) as a flake and tool
scatter measuring 60 meters east-west by 40 meters north-south.
They observed that the site was located on the leeward side
of knoll as evidenced by flakes and tools including a domed
scraper, convex sidescraper, knife fragment and several choppers.
Based on surface indications and exposed material eroding from
a road cut along the northern boundary of the site, two test
pits were selected for excavation: test pit 1 was a 2 by 2 meter
block (4 square meters) and test pit 2 was a 1 by 2 meter unit.
4
Summarizing their results, test pit 1 was positioned just
south of the dirt road and produced the highest yield of the
areas sampled with 92 artifacts being recovered. (Average density
for pit 1 was nearly three times that of unit 2.) In total,
86 flakes of basalt, felsite, quartzite and metavolcanic stone
were found along with one utilized flake, a core, a possible
mano fragment and two scraper fragments. Test pit 2 was placed
· in the south-central area of SDi-5829 and yielded a total of
13 artifacts including 11 flakes of basalt and felsite, one
core and one scraper.
During the current test, a total of seven units were exca-
vated. The first of these was placed on the far western boundary
- of site and yielded but two metavolcanic flakes in the upper
ten centimeters. Unit 2 was then placed in the east-central
region near the high point of the knoll. This test unit produced
15 artifacts, all waste debitage consisting of 14 metavolcanic
flakes and a piece of metavolcanic debitage. Both of these
initial units were selected based on surface indications, i.e.,
the presence of artifacts suggesting subsurface potential.
However, given the relative paucity of recovered material it
was readily apparent that either the areas tested were peripheral
or the entire deposit was of low density similar to that at
SDi-5830.
Given the results of test pit 1 from the 1979 investigation,
the latter does not seem indicated however. To determine if
the findings were anomalous or in fact a more dense deposit,
a third unit was placed adjacent to the earlier test pit in
the northern region of the site. Examination of this area
revealed that the grading of the dirt road had exposed a concen-
tration of thermally altered cobbles which now lay scattered
along the road bed. Inspection of vertical profiles indicated
the cobbles originated from a small (approximately five meter
long) area immediately west. This area was then selected for
excavation of test unit 3 and, ultimately, units 4, 5, 6 and 7.
On average these units yielded cultural debris throughout
the 40 to 50 centimeters of the deposit; sterile was indicated
by the occurrence of a reddish clayey substrate. Soils were
similar to those at SDi-5830, being a compacted sandy loam without
stratigraphic distinctions. Rodent disturbance appeared minimal
to moderate, and may have been partially responsible for the
vertical distribution of the artifacts. Based on available
evidence the deposit seems to be a single component without
definable temporal divisions and therefore should be analyzed
from a synchronic perspective.
Thermally altered rock was recovered from the northern
portions of units 3, 4, 5 and 7, demarcating the southern edge
of the probable hearth feature. Road grading appears to have
destroyed what may have been another three-quarters of the feature
6
LU CL
LU
judging from the quantity of thermally fractured stone scattered
throughout the road bed. No charcoal or ash was found during
the excavation of the test units, although numerous cobbles
had embedded black stains indicative of use in fire. The estimated
size of the feature would seem to suggest an earth-oven or large
hearth type feature, similar to that found at the Great Western
Site and other early sites.
Artifacts recovered from the five unit block excavation
on the southern edge of the feature are Summarized below (all
flaked lithics are metavolcanic unless otherwise noted):
UNIT 3
0 - 10 cm. level
10 - 20 cm. level 0
Flakes
20 - 30 cm. level 5
Flakes - one basalt and one chalcedony 11
Shatter -one basalt
30 40 cm. level 5
Flakes - one porphyry and one chalcedony 12
40 - 50 cm. level
Flakes - one porphyry and one chert 6
Total 39
UNIT 4
0 - 10 cm. level
Flakes two porphyry and one quartzite 8
10 - 20 cm. level
Flakes
Shatter 14
Core - porphyry 3
20 - 30 cm. level 1
Flakes - one porphyry, one basalt, two chert
and six chalcedony 16
Shatter - two chalcedony and one chert 3
30 -40 cm. level
Flakes - one chalcedony 12
Tools - two unifacial sidescrapers 2
40 - 50 cm. level
Flakes - one porphyry 1
Tools - one sidescraper and one endscraper 2
Total 62
UNIT 5
0 - 10 cm. level
Flakes - one porphyry
10 - 20 cm. level 9
Flakes
Tools - one sidescraper 15
1
Groundstone - one possible mano fragment 1
20 - 30 cm. level
8
Flakes - one porphyry, one chert, one chalcedony 20
Tools - one scraper
30 - 40 cm.~level
Flakes one basalt 2
Tools - one sidescraper 1
Total
50
UNIT 6
0 - 15 cm. (stratum A)
Flakes
Shatter 8
1
15 - 40 cm. (stratum B)
Flakes - one basalt and one chalcedony 18
Shatter - one basalt 5
40 50 cm. (stratum C)
Flakes - one porphyry 4
Total 36
UNIT 7 (this unit 1.0 x 1.5 meters)
0 - 15 cm. (stratum A)
Flakes - two porphyry and one quartzite 16
15 - 40 cm. (stratum B)
Flakes - one quartzite, one chalcedony and nine
porphyry 46
Shatter - one porphyry 4
Tools - one porphyry sidescraper 1
40 - 50 cm. (stratum C)
Flakes 3
Total 70
Generalizing from the results of the combined testing programs,
it would appear that there is significant horizontal spatial
differentiation. Artifact density is greatest in the immediate
vicinity of the feature, decreasing as distance from the feature
increases. For example, note that the density for unit 6 is
less than that for those units adjacent to or dissecting the
hearth. It can thus be inferred that this area was the center
of activity, with other activities being performed with less
intensity away from the feature. Unfortunately, all that remained
of this feature was excavated during the current investigation,
the remainder having been destroyed by road grading.
What the nature of these activities was is somewhat difficult
to ascertain. The presence of a hearth and a variety of scraping
tools would seem to indicate food processing, and possibly even
on-site consumption. As mentioned, it has been suggested by
other investigators that features such as that at SDi-5829 may
have been earth-ovens related to the processing of floral re-
sources - from agave or other cacti to pine seeds - though evi-
dence is still mostly inferential.
Analysis of the waste debitage provides some additional
information. Tool r~sharpening and edge rejuvination flakes
were recovered i~ comparatively high quantities indicating that
whatever was being processed required substantial tool main-
tenance. The presence of biface thinning flakes also suggests
the reworking of broken or dulled knife blades. While thinning
flakes are likewise indicative of the final stages of biface
manufacture such as would be occurring at a workshop site, the
absence of other diagnostic debitage argues more strongly for
tool reworking, an inference clearly corroborated by the presence
of uniface (end and side scraper) resharpening and rejuvination
flakes.
Given the kinds of activities occurring, SDi-5829 probably
functioned as a field camp where a small group (nuclear or ex-
tended family) resided on a temporary basis while exploiting
the food resources within the vicinity of the site. Tool types
are typical of those associated with the San Diequito, and the
paucity of groundstone would seem to confirm this temporal desig-
nation.
10
IV. Recommendations
With completion of this extended testing program the two
sites within the Bonita Long Canyon Estates project have been
subjected to subsurface investigations of sufficient degree
so as to allow evaluation of their research potential and 'unique-
ness' A total of 17.5 square meters have been excavated re-
sulting in the recovery of representative samples from the low
density deposits of SDi-5830 and SDi-5829, and the remaining
portion of a probable hearth feature area was excavated in tote.
Except for the hearth area, given the nature of the deposits
little additional information can be expected with any further
data recovery, and therefore mitigation measures are considered
unnecessary. Monitoring during grading is however recommended
given the possibility for other as yet undetected features which
have the potential to yield important information on San Dieguito
settlement-subsistence behavior.
EXHIBIT D
Sweetwater Union High School District
DIVISION OF BUSINESS SERVICES
October 31, 1985
Chula Vista Planning Department
276 Fourth Avenue
Chula Vista, CA 92010
Gentlemen:
The Sweetwater Union High School District has been contacted by Ken
Baumgartner of McMillin Development relative to Bonita Long Canyon. We
have agreed, based upon 'McMillan's long-standing relationship with the
Sweetwater Union High School District, to enter into separate secured agree-
ments for each unit being developed prior to the issuance of building
permits. Because of this agreement, it is the district's position that
it can assure that facilities will be available to Bonita Long Canyon.
Sincerely,
· awrence L. Hendee
Administrator/Business Services
LLH:bc
c: McMillan Development
~ECEIVED
DISTRICT
84 EAST"J" STREET · CHULA VISTA, CALIFORNIA 92010'6199 · 619425-9600
October 29, 1985
Mr. George Krempl
Director of Planning
City of Chula Vista
P.O. Box 1087
Chula Vista, CA 92010
Dear Mr. Krempl:
RE: SCHOOL SITE - BONITA LONG CANYON
The SPA plan of Bonita Long Canyon indicates a 15 acre elementary school
site on the east side of Corral Canyon Road north of the SDG&E transmission
line.
Please be advised that this site is inappropriate because of its location
creating an isolated school in which most students would have to be
bussed. This in turn diverts education funds into transportation funds.
The District will be working with the developer to mitigate the impacts
of new students from this development.
If you have any questions, please feel free to contact mc.
/John E. Linn
J Assistant Superintendent for
Business Management
RECEIVED
dEL: dt 8¥ ...................................................
cc: Ken Baumgartner, McMillan Development
OCT ~ 0 1985
CHULA VISTA, CA~.h
BOARD OF EDUCATION
~ ALLEN, MEMBER e JUDITH L* BAUERI
EXHIBIT E
BONITA LONG CANYON ESTATES
TRANSPORTATION ANALYSIS
PREPARED FOR
I,~:~ILLIN DEVELOPmeNT
SEPTEMBER 9, 1985
URBAN SYSTEMS ASSOCIATES, iNC.
TRANSPORTATION ENGINEERING & PLANNING
CONSULTANTS TO BUSINESS AND GOVERNMENT
4540 KEARNY VILLA ROAD, SUITE 106
SAN DIEGO, CALIFORNIA 92123
(619) 560-4911
TABLE OF CONTENTS
SUBJECT PAGE
INTRODUCTION. 1
THE PROPOSED PROJECT. 2
TRIP GENERATION, DISTRIBUTION AND ASSIGNMENT. 3
IMPACT ANALYSIS 6
CONCLUSIONS B
IIST OF FIGURES
~ SUBJECT PAGE
FIGURE 1 PROJECT LOCATION. 1-A
FIGURE 2 TRAFFIC DISTRIBUTION AND ASSIGNMENT 3-B
FIGURE 3 TWO WAY PM PEAK HOUR TRAFFIC. 3-C
FIGURE 4 TRAFFIC FLOW MAP. 3-D
FIGURE $ PROPOSED STREET IMPROVEMENTS. 6-A
FIGURE 6 GEOMETRIC CROSSECTIONS. 7-A
II
TABLE 1 PROPOSED LAND USE SECTIONAL
AREAS, 2-A
TABLE 2 COMPARISON OF TOTAL TRAFFIC
GENERATION REVISED PLAN-ADoPTED
PLAN 3-A
APPE ND I gFg
APPENDIX SUBJECT P_.A.G.E
APPENDIX A BONITA LONG CANYON ESTATES. 9
APPENDIX B SANDAG TRAFFIC GENERATION RATES 10
APPENDIX C CHULA VISTA TRANS, SURVEY 11
APPENDIX D CHULA VISTA TRANSPORTATION STUDY TRAFFIC
ANALYSIS ZONES. 12
APPENDIX E CHULA VISTA TRANPORTATION 1995 ASSIGNMENT
DAILY TRAFFIC VOLUMES 13
IV
BONITA LONG CANYON ESTATES
TRANSPORTATION ANALYSIS
MCMILLIN DEVELOPMENT, INC,, RETAINED URBAN ASSOCIATES, INC,,
(USA, INC.) TO REASSESS POTENTIAL TRANSPORTATION IMPACTS FOR THE
650 ACRE BONITA LONG CANYON PROJECT. TO ACCOMPLISH THIS
OBJECTIVE, THE PREVIOUSLY APPROVED SPA PLAN AND THE MODIFIED PLAN
WERE COMPARED, THEN A NEW TRAFFIC GENERATION DISTRIBUTION AND
ASSIGNMENT FOR THE MODIFIED PLAN WAS COMPLETED. NEXT PROJECT
IMPACTS AND MITIGATION WERE IDENTIFIED AND EVALUATED. BOTH
CUMULATIVE AND PROJECT PHASING TRAFFIC IMPACTS WERE EVALUATED.
THIS REPORT SUMMARIZES THE RESULTS OF THE PROJECT IMPACT AND
MITIGATION ANALYSIS.
FISURE ~ SHOWS THE APPROXIMATE PROdECT BOUNDARY AND LOCATION. AS
CAN BE OBSERVED FROM THE FIGURE, THE PROJECT IS GENERALLY LOCATED
EAST OF 0TAY LAKES ROAD AND NORTH OF H STREET. IN ORDER TO
ADDRESS PROJECT CHANGES, IMPACTS AND MITIGATION. THIS REPORT IS
DIVIDED INTO THE FOLLOWING SECTIONS:
THE PROPOSED PROJECT
TRIP GENERATION. DISTRIBUTION AND ASSIGNMENT
IMPACT AND MITIGATION ANALYSIS
CONCLUSIONS
- 1 BONITA
~,,~ ~, ,~ .-'CT
33
FIGURE 1
PROdECT LOCATION
~CE:
B, sr ~ r.~ BONITA LONG CANYON ESTATES
AERIAL PHOTO-~P ~K, ~E
d~u*n~ 1, 1984
7/e~ ~ (l-A)
BONITA LONG CANYON _STATES URBAN SYSTE,-,~ ASSOCIATES, INC,
SEPTEMBER 9, 1985
THE PROPOSED PRO,JFCT
THE BONITA LONG CANYON ESTATES PROPOSED SPA REVISION IS VERY
SIMILAR TO THE ADOPTED PLAN, BOTH PLANS HAVE 650 ACRES OF GROSS
AREA, THE SPA PLAN REVISION PROPOSES 862 RESIDENTIAL UNITS AT
BUILD OUT, THE REVISED SPA PLAN, HOWEVER, AT THE REQUEST OF THE
CHULA VISTA SCHOOL DISTRICT, DELETES A 15 ACRE SCHOOL SITE.
SINGLE FAMILY RESIDENTIAL USES ARE PROPOSED FOR THE SITE, EACH
PLAN HAS APPROXIMATELY THE SAME ACREAGES FOR PARKS, 11 ACRES, AND
THE REVISED PLAN HAS 9 ACRES ALLOCATED FOR SEMI-PUBLIC FACILITIES
(CHURCH). THE ADOPTED PLAN HAS NONE.
TABL£ ~ SUMMARIZES PROPOSED LAND USES FOR THE PROJECT. AS AN
ALTERNATIVE USE FOR THE SCHOOL SITE, THE PROJECT PROPOSES
RESIDENTIAL DWELLING UNITS GIVEN A DENSITY SIMILAR TO THE
SURROUNDING AREA, THIS EVALUATION ASSUMES THAT DWELLING UNITS
ARE CONSTRUCTED ON THE SCHOOL SITE.
APPENDIX A SHOWS THE SECTIONAL AREAS AND PROPOSED STREET SYSTEM
FOR THE PROJECT. DETAILS FOR LAND USES, HOUSING TYPE AND MIX,
COMMUNITY FACILITIES, UTILITIES, OPEN SPACE, DESIGN
IMPLEMENTATION AND CONFORMANCE WITH THE COMMUNITY PLAN MAY BE
FOUND IN THE PRECISE PLAN AND ARE NOT REPEATED HEREIN EXCEPT FOR
THOSE FACTORS AFFECTING THE TRANSPORTATION SYSTEM AND ITS IMPACT
OR MITIGATION.
2 - BONITA
BONITA LONG CANYON LSTATES URBAN SYSTEMS ASSOCIATES, INC,
SEPTEMBER 9, 1985
TRIP GENERATION. DISTRIBUTION. AND ASSIGNMENT
TRIP GENERATION RATES USED FOR THIS PROJECT ARE BASED UPON THE
MARCH, 1985, "RECOMMENDED WEEKDAY TRIP GENERATION RATE SUMMARY"
SUGGESTED BY THE SAN DIEGO ASSOCIATION OF GOVERNMENTS, SEE
.~PP£NDIX B, BASED UPON THESE RATES AND THE PROPOSED USES, THE
PROPOSED PROJECT WILL GENERATE APPROXIMATELY 9035 TRIPS PER DAY.
SEE ~ABL£ 2. OF THESE 9035 TRIPS, 8620 TRIPS ARE FROM RESIDENTIAL
AREAS AND 415 TRIPS ARE FROM PUBLIC FACILITIES. THE GENERATED
TRAFFIC WAS THEN DISTRIBUTED AND ASSIGNED TO THE LOCAL STREET
SYSTEM, FiGUrE ~ SHOWS THE RESULTS OF THIS EFFORT,
THE ADOPTED PLAN GENERATES 9064 TRIPS PER DAY WHICH IS 29 TRIPS
MORE THAN THAT GENERATED BY THE MODIFIED PLAN, THE PRIMARY CAUSE
OF THE REDUCTION IN TRIPS GENERATED FOR THE PROPOSED PROJECT,
WHEN COMPARED TO THE ADOPTED PLAN, IS THE CHANGE OF A PROPOSED
SCHOOL TO VERY LOW DENSITY RESIDENTIAL USES, ~AB[£ 2 ALSO SHOWS
A TRIP GENERATION COMPARISON OF THE ADOPTED AND PROPOSED PLANS
FOR EACH LAND USE TYPE. THE PROPOSED PLAN IS NOT SIGNIFICANTLY
DIFFERENT FROM THE ADOPTED PLAN, FIGURE 3 SHOWS THE PM PEAK HOUR
TRAFFIC ON CORRAL CANYON ROAD, "H" STREET AND OTAY LAKES ROAD.
THE "H" STREET EVALUATIONS AND CUMULATIVE ANALYSIS IN THIS REPORT
ARE BASED ON THESE PM PEAK HOUR FIGURES,
FIGURE 4 SHOWS THE EXISTING ADT ON "H" STREET AND OTHER STREETS
IN THE VICINITY OF THE PROdECT. ON "H" STREET WEST OF 0TAY LAKES
ROAD, THE ADT IS 8600 TRIPS; 7500 ADT ON "H" STREET MIDWAY
3 - BONITA
TABLE E
COMPARISON OF TOTAL TRAFFIC GENERATION
REVISED PLAN - ADOPTED PLAN
BONITA LONG CANYON ESTATES
REVISED PLAN UNITS RATE ADT
RESIDENTIAL LOT 1 TO 7 862 DU 1O/DU 8620
PARK SITE llAC 5/AC 55
PUBLIC FACILITY (CHURCHES) 9,0 AC 40/AC 360
9035
TOTAL
ADOPTED PLAN UNITS BATE ADT
RESIDENTIAL LOT 1 TO 6 826AC 10/DU 8260
SCHOOL 15AC 50/AC 750
PARK SITE 10,8AC 5/AC 54
TOTAL 9064
9/e~ (I <' (3-A)
Baylor
S t r e et._t.
FIGURE 2
'°sc~[tTRAFFIC DISTRIBUTION AND ASSIGNMENT
BONITA LONG CANYON EStaTES
.. I
\1
~f
FIGURE 3
TWO WAY PM PEAK HOUR TRAFFIC
BONIYA LONO CANYON ESTATES
PROJECT
16.1
NO OC&L£
~ ~'~" FIGURE 4
lAN ~E~ TRAFFIC ~OW .MAP
~OL~AN AR~
~,~ ' MONITA LONG CANYON ESTATES
~'::m':..o.. ~..,,.,.o~,..~-, [USA] ~
~/e~ ~ (3-D)
BONITA LONG CANYON ~STATES URBAN SYSTE,.,5 ASSOCIATES, INC.
SEPTEMBER 9, 1985
BETWEEN 1-805 AND OTAY LAKES ROAD; AND 8900 TRIPS EAST OF 1-805.
AS PREVIOUSLY DISCUSSED, FI6UR£ ] SHOWS THE EXPECTED PM PEAK HOUR
TRAFFIC FLOW ON "H" STREET WHICH IS GENERATED BY THE PROJECT.
TO ESTIMATE PEAK HOUR TRAFFIC FLOW ON "H" STREET FOR EXISTING
TRAFFIC, A 10% PEAK HOUR FACTOR WAS USED. BASED ON "H" STREET
PEAK HOUR TRIPS GENERATED BY THE PROJECT, (225), AND EXISTING
TRAFFIC, ONE CAN CALCULATE THE PM PEAK HOUR LOAD AT "H" STREET TO
BE 1085, 975, AND 1115 AT OTAY LAKES ROAD, THE MIDWAY POINT, AND
1-805, RESPECTIVELY. IN THE FOLLOWING SECTION OF THIS REPORT,
THE SIGNIFICANCE OF THIS LEVEL OF TRAFFIC FLOW ON "H" STREET IS
DISCUSSED.
ACCORDING TO THE CHULA VISTA TRANSPORTATION STUDY, IN 1995 THE
PROJECT AREA TRAFFIC ANALYSIS (ZONE 216) WAS ASSUMED TO HAVE
APPROXIMATELY 1422 DWELLING UNITS, (SEE ~PP£NDICES C & D). THIS
NUMBER INCLUDES AREAS (A) AND (B) AS SHOWN ON APPENDIX D, WITH A
TOTAL OF 101 DWELLING UNITS AND EXCLUDES SECTION (C) WITH 66
DWELLING UNITS. THEREFORE, FOR THE PROPOSED PLAN AREA THERE WILL
BE 1387 TOTAL DWELLING UNITS (1422-101+66) IN 1995 WHICH IS 35
DWELLING UNITS LESS THAN FOR THE ADOPTED SPA PLAN.
CORRAL CANYON ROAD, OTAY LAKES ROAD, AND "H" STREET WILL ALL BE
ABLE TO ACCOMMODATE THE PROJECTED CUMULATIVE AVERAGE DAILY
TRAFFIC IN 1995. THIS IS DUE TO THE FACT THAT 1422 DWELLING UNITS
WERE ASSUMED IN THE CHULA VISTA CUMULATIVE TRANSPORTATION STUDY
(CVCTS) AND THE PROJECT PROPOSES FEWER UNITS (862). ALSO, AS
4 BONITA
BONITA LONG CANYON LSTATES URBAN SYSTEMS ASSOCIATES, iNC.
SEPTEMBER 9, 1985
SHOWN IN J&d~PE#OIX D, FOR THE AREA WITHIN THE TRAFFIC ANALYSIS
ZONE (TAZ) 216, AREAS A, B, WHICH ARE NOT A PART OF THE PROdECT
WERE INCLUDED IN TAZ 216, BUT AREA C, WHICH IS A PART OF THE
PROJECT, WAS NOT. THEREFORE, TO COMPARE THE CUMULATIVE STUDIES
AND THE PROPOSED PLAN, THESE DIFFERENCES MUST BE TAKEN iNTO
ACCOUNT.
THE TOTAL NUMBER OF UNITS FOR THE CVCTS ASSUMED IN TAZ 216 EQUALS
1422. AREAS A AND B (42 DU PLUS 59 DU EQUALS 101 DU) SHOULD BE
SUBTRACTED, AND AREA C (66 DU) ADDED TO THE CVCTS TOTAL BEFORE
COMPARING WITH THE PROPOSED PLAN. THE DIFFERENCE IN THE NUMBER
OF UNITS ASSUMED FOR THE CVCTS VERSUS THE PROPOSED PLAN IS
THEREFORE 1422 - 101 + 66 1387. THIS REPRESENTS A SIGNIFICANTLY
HIGHER ESTIMATE OF DEVELOPMENT FOR THE AREA WHEN COMPARED TO WHAT
IS ACTUALLY BEING PROPOSED, I.E. 1387 862 525 FEWER uNITS.
BONITA
BONITA LONG CANYON .STATES URBAN SYSTL. J ASSOCIATES, INC.
SEPTEMBER 9, 1985
PLANNED IMPROVEMENTS FOR ARTERIAL STREETS IN THE PROJECT AREA
WILL BE ADEQUATE BECAUSE THE DECREASE IN AVERAGE DAILY TRAFFIC
FROM THE REVISED PROdECT DOES NOT CREATE SIGNIFICANT IMPACTS
EXCEPT WITHIN THE PROdECT WHERE IMPACTS ARE MITIGATED AS THE
RESULT OF THE CONSTRUCTION OF NEW STREETS SEE FIGUR£ 5. CORRAL
CANYON ROAD IS PROPOSED TO BE IMPROVED AS A FOUR LANE COLLECTOR
ROAD, CURB TO CURB WIDTHS ON THESE TYPES OF ROADS WILL BE AT
LEAST 64 FEET AND RIGHT-OF-WAY WIDTHS ON THESE ROADS WILL BE AT
LEAST 80 FEET.
THE INTERSECTION OF CORRAL CANYON ROAD AND "H" STREET WILL
REQUIRE SIGNALIZATION IN THE FUTURE. HOWEVER, THE CONTRIBUTION
OF PROdECT TRAFFIC AT THIS LOCATION IS RELATIVELY MINOR (2000
ADT). AT THE INTERSECTION OF OTAY LAKES ROAD AND EAST "H" STREET,
THE EXISTING TRAFFIC SIGNAL WILL HAVE TO BE MODIFIED TO
ACCOMMODATE THE ADDITION OF A FOURTH (EAST) LEG TO THE
INTERSECTION.
"H" STREET TRANSITIONS FROM A FOUR LANE MAJOR EAST OF OTAY LAKES
ROAD TO A SlX LANE MAJOR WEST OF OTAY LAKES ROAD. THE
CONTRIBUTION OF PROJECT TRAFFIC TO "H" STREET WEST OF OTAY LAKES
ROAD IS RELATIVELY MINOR. AS DISCUSSED EARLIER IN THIS REPORT,
ABOUT 340 PM PEAK HOUR TRIPS WOULD BE ADDED TO "H" STREET MIDWAY
BETWEEN 1-805 AND OTAY LAKES ROAD. THIS ESTIMATE IS BASED ON A
PROJECTED CUMULATIVE AVERAGE DAILY TRAFFIC FLOW OF 27,500 (SEE
6 - BONITA
.. I
\1
NO SCALE
FIGURE ~
PROPOSED ~TREET IMPROVEMENTS
~ ~ L~ BONITA LONG CANYON ESTATES
~ L~ O~ector
o/e,¢C, (6-A)
BONITA LONG CANYON ~STATES URBAN SYSIEmS ASSOCIATES, INC,
SEPTEMBER 9, 1985
JI~J~PENDIX E) AND A 10% PEAK HOUR FACTOR. SINCE THE PROJECT
PROPOSES SIGNIFICANTLY FEWER UNITS (862) THAN THAT ASSUMED FOR
THE CVCTS (1387) FOR THE SAME AREA, THE CUMULATIVE IMPACTS ON "H"
STREET WILL BE LOWER THAN THOSE PROJECTED.
LOCAL STREETS IN THE PROPOSED PROJECT SHOULD BE TWO LANES WITH A
CURB TO CURB WIDTH OF AT LEAST 36 FEET WITHIN A RIGHT-OF-WAY OF
56 FEET. WITH THESE RECOMMENDED IMPROVEMENTS, THE PROPOSED
PROJECT WILL ACCOMMODATE PROdECTED TRAFFIC FLOWS AT A REASONABLE
LEVEL OF SERVICE. FIGUR~ 6 SHOWS RECOMMENDED GEOMETRIC CROSS
SECTIONS FOR MAJOR, COLLECTOR AND LOCAL STREETS.
7 - BONITA
(7-A)
BONITA LONG CANYON LSTATES URBAN SYSTEMS ASSOCIATES, INC.
SEPTEMBER 9, 1985
BY COMPARING TRIP GENERAIlON FOR THE REVISED PLAN AND ADOPTED
PLAN, THE REVISED PLAN GENERATES 29 FEWER DAILY TRIPS.
THEREFORE, THE AVERAGE DAILY TRAFFIC FLOW FROM THE REVISED PLAN
WILL NOT VARY SIGNIFICANTLY FROM THAT GENERATED FROM THE ADOPTED
PLAN. CONSEQUENTLY. IMPACTS AND MITIGATION FOR THE PROJECT
REMAIN UNCHANGED. OVER THE LONG TERM, BASED ON THE CVCTS.
IMPACTS OF THE PROdECT ON MAdOR STREETS WILL BE MUCH LOWER THAN
THOSE PROdECTED.
8 BONITA
QSECTIONAL AREAS
- !
APPENDIX A
, BONITA LONEI CANYON ESTATES
9/85CC -9-
_
CHUL.A VIB?A TRANSPORTATION BTUDY
LAND U~E D~TA
Z~ L~D ~E 1995 2005
~ER(a) CODE LAND ~E ~ITB(b) UN]TB(b)
130 HULT[FAH~LY ~ZTB ~27.0 227.0
· 30 OTHER RETAIL 3.7 3.7
212 23 E~E~NT~RY-~ SCHOOL 10.0 10.0
110 ~[NQLE F~H[LY UNITE 8~4.0 8&4,0
7~ P~RKS 10.0 10.0
213 23 ELEHENT~Y-~ BC~ tO. 0 10.0
110 SINGLE FAH[LY UN~TB ~.0 64B. O
765 PARKS 10.0 tO.O
2t5 110 SINGLE FAHILY UNIT~ 515.0 515.0
2t6 23 ELEHENTARY-~ ~CHOOL 10.0 10.0
110 ~ZNG~ FA~]LY UNITE 1422.0 1422. 0
7~5 PARKS tO.O tO.O
2lB 110 ~[NQLE FAMILY ~[T~ 470.0 470.0
219 110 8INGLE FAH[LY ~[TE 646.0 646.0
220 110 ~INGLE FAH]LY UNITS 5680 5680
221 110 EINOLE FAHILY UNITS 72.0 72.0
130 MULTIFAMILY UNITS 262.0 262.0
530 OTHER RETAIL 11,0 11.0
765 P~KS 196.5 196.5
223 110 SINGLE FAMILY UNITS 740.0 740.0
224 110 ~INOLE FAMILY UNITS 389.0 389.0
520 ~H~PINQ CENTER &7.2 &7.2
765 PARKS 159.8 159.8
225 110 8INOLE FAMILY ~ITS 228.0 228.0
22& 110 ~INGLE FAMILY UNITS 533.0 ~33.0
720 COMMERCIAL REC. 73.5 73.5
765 P~KS 110.2 110.2
227 23 ELE~NTARY-~ SCHOOL 10.0 100
110 ~I~LE F~ILY ~ITS 1~.0 100.0
~30 OT~R RETAIL 11,9 11.9
765 PARKS EO.O
228 110 SINGLE FAMILY ~IT8 422.0 422.0
(a) Chula Vista studu zones net containing tzip geneeatlng tUpe land use
net be the~ In this table,
(b) Fe~ ~estdentlal lind ule the units a~e d~elling~, tOT non-~elidenttel Z~nd
ule the u~its refer to ac~es. Vlcant lind, f~ee~a~ ind It~elt schlage, epen
7/e~ ~ . ) ]
EXHIBIT F
HYDROLOGIC AND HYDRAULIC ANALYSIS
LONG CANYON WATERSHED
BONITA LONG CANYON ESTATES
PREPARED FOR
THE GERSTEN COMPANIES
AUGUST 1981
(REVISED MARCH 1982)
TABLE OF CONTENTS
Page No.
1
Authorization .........
1
Purpose and Scope ........
Characteristics of the Study Area 2
Drainage Basin Boundaries 4
Hydrologic Procedures · 6
Hydrologic Parameters · 6
Soil Characteristics 6
6
Land Use .....
7
Curve Numbers · ·
Precipitation Zone 8
Rainfall Intensities 9
9
Storm Patterns · .
Time of Concentration 9
Peak Flood Flow Computations 9
12
Discussion ........
Conclusions and Recommendations - Hydrology 14 ~
Evaluation of Proposed Floodwater Retarding Reservoir · 15
TABLE OF CONTENTS (CONT.)
Page No.
TABLES
No.
1 Areas of Subbasins ............... 4
2 Curve Numbers (AMC 2) .............. 8
3 Conversion of AMC 2 Curve Numbers to AMC 2.5 ..... 8
4 Estimated lO0-Year Peak Flood Flows -
(6-hr. Duration Storm) .............. lO.
4A Estimated lO0-Year Peak Flood Flows -
(24-hr. Duration Storm) ........... 10
5 Estimated Runoff Volumes - lO0-Year Flood Flows
(6-hr. Duration Storm) .............. ll
5A Estimated Runoff Volumes - lO0-Year Flood Flows
(24-hr. Duration Storm) ............. ll
6 Comparison of Estimated lO0-Year Peak Flood Flows . . . 14
7 Floodwater Retarding Reservoir -
Elevation-Capacity-Surface Area ........... 17
8 Emergency Spillway Peak Flows
(Stage 3 Development, C.P. 2) ........... 18
9 Peak Flood Flow Reductions With -'~
Floodwater Retarding Reservoir ......... 19
FIGURES
No,
1 Vicinity Map .................... 3
2 Drainage Basin Boundaries ............ 5
3 Elevation-Capacity-Surface Area ......... 16 Floodwater Retarding Reservoir
4 Principal Spillway Hydraulic Design ...... 21
PLATES
No.
1 Bonita Long Canyon Estates Development Plan
HYDROLOGIC AND HYDRAULIC ANALYSES iF LONG CANYON BASIN
FOR BONITA LONG CANYD~ ESTATES
Authorization.
The hydrologic analysis was authorized by an a~reement between Boyle Engin-
eering Corporation and the Gersten Companies, ~e developers of Bonita Long
Canyon Estates, dated March 20, 1981. Additim-al studies were authorized by
supplemental agreements.
P_urpose and Scope.
The purpose of the hydrologic analysis is to e~cimate the peak flood flows
that will occur in Long Canyon Basin under th-~e stages of development.
This will provide a basis for estimating the ~-creases in runoff that will
be caused by development. The three stages c~ ~evelopment considered are:
a. Existing development
b. Existing development plus the development :f Bonita Long Canyon Estates
c. Full development
Peak flood flows and design hydrographs for t-e lO0-year return period flood
were developed at critical points in the basi- for each of the three stages
of development. Volume estimates were made o- the bases of these hydrographs.
.
Hydraulic analyses were made to evaluate the effectS of floodwater retarding
reservoirs in reducing peak flood fl~ws at various concentration points in
the watershed.
-1
Characteristics of the Study Area
The Long Canyon basin is located in the South Bay area of San Diego, approxi-
mately two miles south of the Sweetwater Reservoir dam. The basin is partly
within the city limits of Chula Vista and the parts not in the city are with-
in Zone 3 of the County of San Diego Flood Control District. The location
of the basin is shown on the Vicinity Map (Figure 1).
The basin encompasses a drainage area of 1.72 square miles. It is known as
Long Canyon because the major stream extends the full length of the basin's
relatively narrow valley for a distance of 3.3 miles.
The oldest existing development in the basin is in the canyon bottom along.
Acacia Avenue which extends 1.1 miles upstream from the basin mouth. In
recent years, development has occurred on the valley slopes in the lower
portion of the basin adjacent to the older development. Presently, the
areas adjacent to Acacia Avenue are fully developed on both sides of the
valley. The remainder of the basin is undeveloped except for small areas
along the southwest slope on the ridge line.
The Gersten Company's development plan, Bonita Long Canyon Estates, is a
proposed residential community that will occupy 520 acres of the Long Canyon
Basin immediately upstream of Acacia Avenue. The development plan is shown
on Plate 1. It occupies a gross area of 650 acres. The 130 acres of the
development not in Long Canyon Basin are located in small unnamed basins
northeast of Long Canyon. The development includes 865 dwelling units with
average lot sizes varying from lO,O00 to 25,000 square feet. With large
OCEANSIDE VISTA
CARLSBAD SAN
F-SCONDIDO
LEUCADIA
ENCINITAS
CARDIFF
SOLANA BEACH SAN DIEGO
COUNTY
DEL MAR
LA JOLLA
PACIFIC BEACH EL CAJON
PACIFIC 0 VlST
FIGURE
VICINITY MaP I
open spaces left natural, flood plain reserves, park, and school areas in-
cluded in the development, the overall density is 1.33 dwelling units per
acre.
~raina~e Basin Boundaries
The drainage basin boundaries used in this analysis are shown on Figure 2,
including the boundaries of subdrainage areas contributing to runoff at each
concentration point. Basin boundaries within Bonita Long Canyon Estates are
also shown on Plate 1.
The boundaries of the total basin follow the natural geographic divide around
the perimeter of the basin except along the northeast ridge of subbasin 4.
It was assumed that runoff from this area would not enter Long Canyon but
would be conveyed to a separate discharge point into the Sweetwater River.
The only runoff from this area included in this analysis is that which falls
directly on the slope banks i~ediately adjacent to Long Canyon.
The subbasin boundaries also follow natural geographic features generally.
They are modified somewhat by development patterns such as street align-
ments and drainage paths. Areas of the subbasins are shown in Table l.
TABLE 1
AREAS OF SUBBASINS
Subbasin No. Area (Square Miles)
1 0.60
2 0.65
3 0.13
4A 0.25
4B 0.09
Total 1.72
- 4 -
Hydrologic Procedures
The hydrologic procedures used in this analysis are in accordance with the
standards of the County of San Diego, Department of Sanitation and Flood
Control as described in their Hydrology Manual (November, 1975).
The hydrologic computations for this analysis were performed on a digital
computer with the use of a program developed by the U.S. Department of Agri-
culture, Soil Conservation Service (SCS). The computer program is entitled
"Project Formulation - Hydrology." It is described in publication TR-~O
and is based on hydrologic procedures described in the SCS National Engineer-
ing Handbook, Section 4.
Hydrologic Parameters
Soil Characteristics
Soil characteristics were determined from "San Diego County Soils Interpre-
tation Study" maps published by CPO (1969) which are based on SCS data. The
maps used are from the series entitled, "Hydrologic Soil Groups - Runoff
Potential." Based on these maps, soils within the basin are generally in
hydrologic soil groups C and D which have high to very high runoff potential.
Land Use
Land use in the basin was also determined from the "San Diego County Soils
Interpretation Study" maps. The maps used for this purpose are entitled
"Ground Cover-Vegetative and Man Made." It was necessary to update these
1969 maps to reflect current development in the basin. Otherwise, the maps
were considered representative of existing conditions.
- 6 -
Curve Numbers
The amount of direct runoff to be expected from a specific storm is dependent
upon soil characteristics and the surface use of the land. An evaluation
of these two characteristics is the basis for assigning curve numbers to
watershed areas. The numbers are an index to the runoff potential from each
area. The higher the number, the greater the amount of direct runoff to be
expected from a storm.
In addition to soil and cover combinations, curve numbers are affecte~ by
antecedent moisture conditions. The greater the amount of rainfall occurring
within about three days prior to a storm, the higher the antececent moisture
condition will be. Three levels of antecedent moisture condition are identi-
fied as:
AMC 1 - lowest level of preceeding rainfall
AMC 2 - average level of preceeding rainfall
AMC 3 - highest level of preceeding rainfall
Curve numbers for the Long Canyon basin were selected from the charts in the
San Diego County Hydrology Manual on the basis of soil and cover combinations
and antecedent moisture condition 2 (AMC 2). The curve numbers selected for
each of the stages of development are shown in Table 2.
-7-
TABLE 2
CURVE NUMBERS (AMC 2)
I Stage of Development
~m Subbasin Area (SQ. MI.) Stage I Stage 2 Stage ~
I 0.60 83 85 86
2 0.65 82 86 86
3 0.13 82 86 86
4A 0.25 87 87 87
4B 0.09 87 87 87
Notes:
lo Stage 1 indicates existing development.
2. Stage 2 indicates existing development plus Bonita Long Canyon Estates.
3. Stage 3 indicates ultimate development.
Precipitation Zone
Precipitation zone values are used by the county to represent the antecedent
moisture condition expected in a given area. A chart in the county manual
shows that Long Canyon basin lies in Precipitation Zone 1.5, indicating an
antecedent moisture condition half way between levels AMC 2 and AMC 3. To
convert the AMC 2 curve numbers given in Table 2 to represent AMC 2.5,
another chart in the county manual was used that shows conversions of AMC 2
values to AMC 1 and AMC 3. Values in this chart were averaged between the
AMC 2 and AMC 3 conditions to obtain values representative of AMC 2.5. The
conversions are shown in Table 3. TABLE 3
CONVERSION OF AMC 2.CURVE NUMBERS TO AMC 2.5
AMC 2 AMC 2.5
82 87
83 88
84 89
85 90
86 90
87 91
- 8
Rainfall Intensities
Rainfall intensities were determined from charts in the County Hydrology
m Manual. Values for storms with both 6-hour and 24-hour durations and a
return period of 100 years were obtained.
Storm Patterns
Storm patterns were determined from charts in the County Hydrology Manual.
The 6-hour pattern "B" and 24-hour pattern "B" were used in accordance with
the instructions in the manual.
Time of Concentration
The time of concentration was estimated for each subbasin using the Corps of
Engineers empirical equations described in the county manual. This value
represents the time it takes for water to travel from the hydraulically most
remote point in the watershed to the watershed outlet.
Peak Flood Flow Computations
The various hydrologic parameters were determined in accordance with the
above-described criteria for use by the SCS Computer program. Drainage
areas, times of concentration, storm pattern, rainfall amounts, and curve
numbers were entered into the program. Peak flow rates and runoff volumes
computed are shown in Tables 4, 4A, 5, and 5A. Stage 1 indicates existing
development, Stage 2 indicates existing development plus Bonita Long Canyon
Estates, and Stage 3 indicates ultimate development.
TABLE 4
ESTIMATED PEAK FLOOD FLOWS-IOO-¥EAR RETURN PERIOD
(6-Hour Duration Storm)
Stages of Development
ii Accumulative St---age IStage 2 Stage
Subbasin Area (sq. mi.) (cfs) (cfs) (cfs),
I 0.60 440 570 640
2 1.25 910 ll80 1300
3 1.38 960 1270 1430
.... 1680
4A 1.63 ....
4B 1.72 1270 1590 1770
TABLE 4A
ESTIMATED IO0-YEAR PEAK FLOOD FLOWS
(24-Hour Duration Storm)
Stages of Development
Stage 2 Stage
Subbasin Accumulated ~tage 1
No. Area (sq. mi.) (cfs) (cfs) (cfs)
1 0.6 340 360 370
2 1.25 700 760 770
3 1.38 770 830 850
.... lO00
4A 1.63 ---
4B 1.72 980 1040 1060
TABLE 5
ESTIMATED RUNOFF VOLUMES.- IO0-YEAR RETURN PERIOD
(6-Hour Duration Storm)
Stages of Development
Su'~basin Accumulated Stage 1 Stage 2 Stage 3
No. Area (sq. mi.) (In.) (Ac. Ft.) (In.) (Ac. Ft.) (In.) (Ac. Ft.)
0.60 1.73 55 1.89 60 1.89 60
1.25 1.69 113 1.89 126 1.89 126
1.38 1.68 124 1.89 139 1.89 140
~A 1.63 .............. 1.90 166
~ 1.72 1.72 160 1.91 178 1.91 175
TABLE 5A
ESTIMATED RUNOFF VOLUMES - IO0-YEAR RETURN PERIOD
(24-Hour Duration Storm)
Stages of Development
Subhasin Accumulated Stage 1 Stage 2 Stage 3
N~. Area (sq. mi.) (In.) (Ac. Ft.) (In.) (Ac. Ft.) (In.) (Ac. Ft.)
1 0.6 3.04 97 3.26 104 3.27 105
2 1.25 3.00 200 3.26 217 3.27 ~18
3 1.38 3.00 221 3.26 241 3.26 242
4A 1.63 .............. 3.28 286
41~ 1.72 3.06 282 3.28 301 3.29 302
Discussion
The Long Canyon Basin has been a recognized flood problem area for many years.
It has been studied separately, or included in the study areas of larger anal-
several times in the last decade. There are no stream gages in the
yses,
basin or other measured flow data.
Two previous studies performed by Boyle Engineering Corporation included the
Long Canyon Basin. One study was prepared in 1975 for Zone 3 of the San Diego
County Flood Control District. It was entitled "Comprehensive Plan for Flood
Control and Drainage." The other study was prepared in August 1980 for the
city of Chula Vista and was entitled "Chula Vista Golf Course Drainage Study."
The results of both of these previous studies can only be compared indirectly
to this study.
The "Comprehensive Plan for Flood Control and Drainage" did not consider Long
Canyon as an individual hydrologic unit but rather as a part of a larger unit.
Peak flow rates were not computed for Long Canyon by itself so consequently,
there isn't any flow data in the report to use for comparisons. There are,
however, other hydrologic relationships that can be compared as the analyses
were made similar to this study. The curve number value used was 94 under an
AMC 3 condition which corresponds to a curve number value of 86 under an AMC
2 condition. This value was selected to represent 1990 development as described
in the report. Table 2 shows that curve numbers selected for "stage 3" develop-
ment level in this report are 86 for subbasins 1, 2, and 3, and 87 for subbasin
4. As 1990 development levels roughly correspond to "stage 3" development
levels considered in this report, there is very close agreement between this
report and the "Comprehensive Plan for Flood Control and Drainage" report on
the curve number value.
- 12 -
In the "Chula Vista Golf Course Drainage Study" peak flood flows estima~
to occur on an average of once in 2, 5, and 10 years were computed for
tributaries of Sweetwater River below Sweetwater Dam, including the Lone
Canyon basin. The peak flood flows computed are not directly comparabl~
to the results obtained with this study because this study estimates thc
flood flow expected to occur on an average of once in 100 years. The ¢~ '~
number value used was 86 under AMC 2 condition which corresponds to the
values used in this study as shown in Table 2. The curve number used w~,
intended to also represent 1990 level development, corresponding to "~t~.~'
3" level development considered in this report.
Another study was prepared in 1975 for the San Diego County, Department
Sanitation and Flood Control by The Barbour Engineering Company, Inc. "~'
study was entitled "General Plan for Flood Control and Storm Drainage im~'~,e-
ments for Long Canyon Basin (Bonita Area) Zone 3." It included estimate~
peak flows expected to occur on an average of once in 100 years along wiS'
recommendations for flood control improvements. The method of analysis ~"~
for the hydrology is known as the Modified Rational Method. That method
basically different from the SCS method used in this analysis and involve'
entirely different hydrologic parameters. However, the peak flow rates
computed can be compared to the peak flows computed in this study as the)
are both lO0-year return interval values. Table 6 shows the lO0-year peak
flood flows estimated in the Barbour report compared to those estimated
in this study. It was assumed that these estimates were based on condi-
tions with ultimate development. The "stage 3" level of development in
report is for conditions with ultimate development.
- 13 -
TABLE 6
COMPARISON OF ESTIMATED IO0-YEAR PEAK FLOOD FLOWS
Stage 3
(Table 4) "1975 Barbour Study"
Subbasin (cfs) (cfs)
1 640 834
2 1300 1389
3 1430 1747
4A 1680 2004
4B 1770 2096
Conclusions and Recommendations - H~drolo~
1. The analyses performed in this study are in close agreement with similar
analyses performed in previous studies. The hydrologic parameters corre-
lated very closely and if the earlier studies had required the development
of lO0-year peak flood flows in Long Canyon, values very close to those
presented in this report would have been generated.
2. The modified rational calculations in the 1975 Barbour Report do not
correlated closely with the results obtained in this study but are con-
sistently higher. The modified rational method represents a simplified
analysis from which conservatively high values of runoff are obtained.
3. The lO0-year return period peak ~low rates estimated in this current anal-
ysis and summarized in this report are recommended for use in planning
flood control improvements for this area.
- 14 -
Evaluation of Proposed Floodwater Retarding Reservoir
The opportunities for reducing peak flood flows in the watershed downstream
from concentration point 2 by floodwater retarding reservoirs were evaluated.
A floodwater retarding reservoir located at concentration point 2, as shown
on Figure 2, appears to be feasible and desirable as a component of a flood
control system for the lower part of the watershed.
The total drainage area above this concentration point is 1.25 square miles.
The estimated peak flood flows and volumes for the lO0-year return period
flood (24-hour and 6-hour duration storms) are shown on Tables 4, 4A, 5, and
5a).
The elevtion-capacity-surface area curves for a floodwater retarding reservoir
at concentration point 2 are shown on Figure 3 and these relationships are
tabulated on Table 7.
With a 57-inch diameter principal spillway outlet from the floodwater retarding
reservoir, the 1300 cfs peak flow for the lO0-year return period 6-hour duration
storm could be reduced to 420 cfs at concentration point 2. The peak flows
would be reduced at all concentration points downstream. This would require
49.1 acre-feet of storage capacity in the reservoir to provide a reduction
to 710 cfs from the 24-hour duration storm. A lesser capacity of 39.2 acre-
feet would reduce the peak flow at concentration point 4B from 1770 cfs to
890 cfs for the 6-hour duration storm.
o 15 -
0
TABLE 7
FLOODWATER RETARDING RESERVOIR
ELEVATION-CAPACITY-SURFACE AREA
Storage Surfaqe
Elevation Capacity Area
(feet) (Ac-Ft) (Acres)
280 84.5 5.23
78 74.4 4.85
65.2 4,42
76
74 56.8 3.99
72 49.1 3.65
270 42.1 3.38
68 35.6 3.10
66 29.7 2.85
64 24.2 2.59
62 19.3 2.36
260 14.8 2.14
58 10.7 1.93
56 7.1 1.72
54 3.9 1.50
252 1.1 1.27
251 --- .96
(Revised Feb. 1982)
A roadway will pass over the top of the dam. This roadway will be graded to
the cross section of the emergency spillway which will have the shape of a
highway vertical curve. The low point in the spillway section (crest) is at
elevation 272.0 feet.
Since the dam is located in an urban area it must be designed to Class C
structure standards. The emergency spillway and freeboard hydrographs were
estimated for a Class C structure in accordance with procedures specified in
San Diego County Flood Control Districts "Design and Procedure Manual.;'
Table 8 tabulates the estimated peak flows and volumes for these hydrographs
along with the lO0-year 6-hour duration storm precipitation amounts and the
water surface elevations that would occur in the emergency spillway section.
TABLE 8
EMERGENCY SPILLWAY PEAK FLOWS
(STAGE 3 DEVELOPMENT, C.P. 2)
Emergency
Precip. Runoff Water Surface Spillway
6-Hour Volume Elevation Peak Flow
Hydrograph (In.) (Ac. Ft.) (ft.) (cfs)
Spillway 5.55 297 275.7 2,400
Freeboard 13.10 789 278.4 7,100
Table 9 su~narizes the Stage 3 peak flood flow reductions with a floodwater
retarding reservoir. The table also'shows the estimated peak flows under'
conditions of existing development (stage l) for the 24-hour and 6-hour
duration storms.
TABLE 9
PEAK FLOOD FLOW REDUCTIONS WITH FLOODWATER RETARDING RESERVOIR
57" Diameter
Peak Flows Unretarded Principal Spillway
Stage 1 Stage 3 Basin No. 2
24-hr. 6-hr. 24-hr. 6-hr. 24-hr. 6-hr.
Basin No. Storm Storm Storm Storm Storm Storm
c.P. (cfs) (cfs) (cfs) (cfs) (cfs) (cfs)
I 340 440 370 640 370 640
2 700 910 770 1300 455 420
3 770 960 850 1430 510 540
4A 1000 1680 650 800
4B 980 1270 1060 1770 710 890
Water surface elev.
in reservoir (feet) 272.0 269.1
Storage capacity
required (ac. ft.) 49.1 39.2
Emergency spillway
crest elev. (feet) 272.0 272.0
Reservoir capacity
at emerg, s.w.
crest (ac. ft.) 49.1 49.1
Excess capacity
(ac. ft.) None 9.9
Figure 4 shows the hydraulic design dimensions required for the principal
spillway. At the time of structural design of the principal spillway, trash
rack requirements should be considered. To drain the bottom two feet of the
reservoir below the low-stage inlets a subsurface drainage system in the
reservoir with an outlet into the principal spillway riser below elevation
251 may be a practical solution. An alternative solution could be to con-
struct small weep holes in the riser at elevation 251. The weep holes
must be protected from allowing sediment to pass through or plug them.
The estimated effects of this floodwater retarding reservoir are summarized
as follows:
1. Peak flood flows for the lO0-year return period storm under conditions
of ultimate development of 1770 cfs could be reduced to 890 cfs, or
by about 50 percent.
2. This reduced peak outflow of 890 cfs is about 70 percent of the
estimated peak flood flow for the lO0-year return period storm that
would occur under conditions of existing development (1270 cfs).
3. The peak outflow from the Bonita Long Canyon Estates (concentration
point 3) would be reduced to about 540 cfs which is about 55 percent
of the peak outflow estimated for conditions of existing development
at this concentration point (960 cfs~.
4. The reservoir will trap sediment and prevent its deposition in the
downstream reach of channel.
- 20 -
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 1
4b. PUBLIC HEARING: Consideration of tentative map for CVT-86-3, Bonita
Lon9 Canyon, Units 2 through 7
A. BACKGROUND
The Developer has filed a tentative map identified as Bonita Long Canyon,
CVT-86-3 and is proposing to subdivide approximately 569 acres as follows:
663 single family lots (average lot size 17,253 sq. ft.)
2 lots (for religious use), approx. 9 acres
1 community recreation lot, approx. 1.3 acres
1 park site, ll acres
1 water tank site, l-l/2 acres
B. RECOMMENDATION
Based on the findings contained in Section D of this report, adopt a
motion recommending that City Council approve the Tentative Subdivision
Map for Bonita Long Canyon Area, Units 2 through 7, reference CVT-86-3,
subject to the following:
1. The developer shall make the following revisions to the map.
a. Include CVT-86-3, Units 2 through 7 in the title of the cover
sheet.
b. Following pages 23 of the Subdivision Manual in regard to
general notes #3, #15, #16, #19, and #21.
c. In the legal description of the cover sheet, add "all of Quarter
Section 20" before the last paragraph.
d. On the typical cross sections for internal streets shown on the
cover sheet, the correct dimensions are 36 feet and 56 feet
only. Remove the 32 ft. and 52 ft. dimension shown and the word
"or."
e. On the typical cross section show the property lines, 2% cross
slopes and the level lines and appropriate stations as marked on
the cover sheet.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 2
f. Add the following notes on the cross sections.
l) 5.5 ft. tree planting and maintenance easement adjacent to
the property lines.
2) 6 inch monolithic curb, gutter, and sidewalk.
3) Pavement and base thickness per City requirements.
4) Remove the word "Rutgers" below Corral Canyon Road.
2. The following comments shall apply to sheets 2 through 7.
a. Give the centerline radii for all curbs along the streets.
b. Change the 52 ft. right-of-way width to 56 feet.
c. For street grades 7% or more, show the proposed grade within the
street intersections.
d. Show the outlines of all sanitary sewer and drainage easements
on all the streets.
e. Make all existing contour elevations clear so they may be easily
read.
f. All lots should be perpendicular radial to the street center
lines unless otherwise approved by the City Engineer.
g. Show a typical cross section (including the median for streets
z-z shown on Sheet 2.
3. The following are Conditions of Approval for the Tentative Map.
a. The developer shall grant to the City 5.5 ft. street tree
planting and maintenance easement on both sides of all internal
streets
b. The developer shall acquire and grant to the City off-site
drainage and sewer easements as determined by the City Engineer
as determined by the City Engineer prior to the approval of the
affected final map.
c. Metal beam guard rails shall be provided in the fill slopes over
10 feet in height adjacent to Corral Canyon Road and Otay Lakes
Road.
d. The minimum width of any residential street should be 56 feet
and the minimum width for residential collector streets should
be 60 feet both as shown on Chula Vista Sign Standards #1.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 3
e. The minimum centerline radius for a residential street in
moderate terrain shall be 200 feet. Corral Canyon Road should
have a minimum radius of 500 feet. Between M Street and D
Street, the design of C Street should be based upon a stopping
distance for a speed of 40 miles per hour.
f. The developer will need to satisfy all the requirements of the
San Diego Gas and Electric within the 250 ft. easement before
any grading is permitted in this area. The City has received a
letter of concern from SDG&E dated September 25, 1985, in regard
to grading in the new Corral Canyon Road.
g. There should be a maximum 6~ street grade at intersections for
each street within 50 ft. of the nearest curb line.
h. The minimum radius from the center of any cul-de-sac to the face
of curb shall be 40 feet. The minimum radius to property line
should be at least 50 feet.
i. Compound horizontal curbs and reverse curbs shall not be used
unless approved by the City Engineer.
j. Corral Canyon Road should be superelevated as determined by the
City Engineer.
k. All recommendations included in the soils report for this
project should be incorporated into the project plans.
1. The developer should be responsible for dedication for
right-of-way and construction of improvements in Corral Canyon
Road within the project boundaries to collector street
standards. Said improvements shall include but not be limited
to A.C. pavement, base, monolithic curb, gutter and sidewalk,
street lights, and street trees, and the right-of-way should be
84 ft. in width, or fully within the project boundaries.
m. All off-site grading and off-site improvements within private
property shall require a letter of permission from the property
owners allowing the work to be done.
m. Otay Lakes Road should be improved prior to the occupancy of any
dwelling units within Unit #2, the Bonita Long Canyon
Subdivision. The 5 ft. wide concrete sidewalk shall be
constructed and 250 watt HPSV street lights shall be installed
along the approximately 1,400 ft. length. The exact number will
be determined by the City's Traffic Section.
n. The lot shall be so graded as to drain to the street. Drainage
shall not flow over slopes.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 4
o. The developer shall provide access for emergency vehicles
between the ends of the cul-de-sac B and L as mentioned in the
Conditions of Approval of the 1981 SPA plan.
p. The developer shall grant a l0 ft. minimum sewer easement for
all off-site public sewers prior to the approval of the final
map.
q. The maximum centerline grade for cul-de-sac street turning areas
shall be 5%.
r. Grade segments in excess of 12% shall not exceed 300 ft. in
length.
s. The developer shall participate in the off-site construction of
Central Avenue as determined by the County of San Diego
Department of Works and Chula Vista City Engineer. Said
participation shall occur with Unit 3 of the development.
t. The developer may request the reimbursement district be formed
for these improvements which lie outside the subdivision
boundary and provide benefit to other properties. It should be
the developer's responsibility to submit to the City for
approval a plan indicating improvements to be included,
properties to be assessed, and method of assessment for said
district.
u. The developer shall participate in the construction of
downstream sewer facilities as needed to ensure adequate
capacity for sewage flows from the ultimate development within
the Long Canyon Sewer Basin.
v. In conjunction with development of Unit 2, the developer shall
be responsible for off-site improvements of Otay Lakes Road
northwest of this project to the extent of widening the east
side to the ultimate width of 48 ft. from centerline and the
construction of improvements per City Drawing #T599.
Benefitting properties under Condition 21 shall be limited to
those which front upon this unit.
w. The developer shall enter a Development Agreement with the City
wherein the developer agrees to the following (prior to approval
of the first final map):
1. To pay his fair share of the cost of public improvements to
be provided under the public financing plan and development
agreement.
2. Not to protest the establishment of a facilities benefit
assessment district.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 5
x. As specified in the Condition of the SPA plan, the developer
shall be responsible for constructin§ a turn-key park totalling
6.5 acres in size. The park site shall be developed to the
satisfaction of the City's Parks and Recreation Director and
shall be completed with Phase III Subdivision Map development.
It should be noted that a minimum one year maintenance program
will be required of the applicant in conjunction with the park
construction. All PAD fees normally required will waived. In
addition, RCT fees may be waived in an amount equal to $5?,500
subject to the review of the proposed construction for the
restroom building, backstop, and par course, as indicated to be
included with this park development. As noted in the SPA plan,
fees previously paid both PAD and RCT fees for Phase I now under
construction will be included in this total program for
consideration of waiver and credit towards the park construction.
y. A minimum distance of the rear 25 ft. of each lot abutting the
open space shall be evaluated for the need for fire retardant
plants and irrigation systems. Said area may increase in size
based upon final decision of the City subject to consultation
with the City Fire Marshal.
z. The requirement for under§rounding of the 69 KV line within the
250 ft. SDG&E right-of-way shall be waived.
aa. The applicant shall file CC&R's to prohibit the resubdivision or
reparcelling of lots within any given phase.
bb. The development standards submitted by the applicant and adopted
with the SPA plan shall constitute the basic height and bulk
regulations to be utilized for construction within the Bonita
Long Canyon subdivision.
cc. Prior to construction of the water tank within the development,
a landscaping plan should be submitted to the City Planning
Department for approval.
dd. A decorative block wall shall be installed for those lots
backing up to Corral Canyon Road. Said wall to be coordinated
with the design proposed for the adjacent EastLake Subdivision.
Note: The wall should be located within the common open space
area so as to provide for the retention and maintenance of said
wall by the open space district.
ee. Bollards shall be installed at the end of Acacia Street on the
subject property and designed in such a manner as to allow for
pedestrian and equestrian access but to preclude general
vehicular access. Said design shall include reflectors facing
Acacia to satisfy traffic safety needs.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 6
ff. Street C shall be modified to provide a connection to the
adjacent County area identified as TM 3750 subject to working
with the County to provide the necessary connection. Note:
Should this connection prove to be infeasible, the developer
shall provide access for emergency vehicles between the ends of
cul-de-sac Street B and L.
gg. The developer shall include in the development standards and
record in the CC&Rs stipulation that individual property owners
shall be precluded from grading the natural areas located on any
individual parcel which interfaces with the common open areas
dedicated on this map. Said grading shall be precluded with the
exception of those lots designated as equestrian lots where an
approved grading plan has been submitted to the City and
approved in accordance with the adopted standards.
hh. The developer shall dedicate all open space areas as identified
on the tentative subdivision map and request the formation of
open space maintenance district to cover the maintenance of said
dedicated areas. Note: The district shall be established prior
to the recordation of the final map. The neighborhood park area
shall not be included within the maintenance district
responsibilities since it will be part of the City's overall
park maintenance program. Landscaping review of all native
areas shall be required for consideration of a final landscape
palette to be approved by the City's Landscape Architect.
ii. The City's standard split-rail fence design shall be used where
fencing is required by the City Engineer adjacent to public
right-of-way areas for safety purposes adjacent to the sidewalk.
jj. The City's Planning Director shall be responsible for
architectural review of the rear elevations facing Corral Canyon
Road for all two-story buildings.
kk. A qualified paleontologist monitor shall be present during the
grading activities of any Sweetwater member soils which appear
in the southwestern portion of the property. A paleontologist
will have the authority to temporarily halt or divert grading in
and around exposed areas that contain significant natural
resources. All field notes, photographs and fossil resources
will be deposited at a recognized museum or repository.
C. ANALYSIS
1. Existing Site Characteristics
The subject 569 acre site for Phases 2 through ? of the Bonita Long
Canyon development, represents the major part of the 650 acre Bonita
Long Canyon SPA plan which is now under construction with Unit 1
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page ?
being built adjacent to East "H" Street and Bonita Vista High
School. The remaining areas are located in relatively rough
topography featuring a series of ridges and canyons which are
bisected in the northwesterly direction by the main leg of Bonita
Long Canyon which extends through to Acacia Avenue towards the north
end of the development. For the most part, each of the six remaining
phases are designed to set primarily on the ridge tops in an attempt
to retain the canyons in this area. Part of the development towards
to the northwest corner of the project drops into the canyon floor as
it interfaces with the proposed retention basin which is now being
constructed in that area. The property is further bisected in the
opposite direction by the 250-ft. wide SDG&E power easement which
extends from Otay Lakes Road through east end of the project. Much
of the easement will be left in its natural state, however, small
portions towards to the east end will be incorporated in the proposed
park development. Lots at the east end of the project set over 100
feet above the lowest part of the canyon in that area while lots near
Corral Canyon Road sit nearly 150 ft. above the main leg of Bonita
Long Canyon.
2. Phasing
Unit 2 which is the first phase of this development program will
involve a total of 130 lots located at the east end of the project
with access provided through the extension of Corral Canyon
connecting with East "H" Street. Phase 3 which will follow involves
llO lots will provide for the completion of Corral Canyon extending
to the north and tying in with Bonita Highlands development located
in the County. Thus, the completion of Phases 2 and 3 will link
Telegraph Canyon Road via Rutgers Avenue and Corral Canyon with the
Bonita community to the north. Phase 4 which involves some 96 lots
is located towards the west end of the project and will take its
access through Canyon Drive connecting over to Otay Lakes Road.
Phase 5 which involves 133 lots will connect Phases 4 and 3 providing
for a complete link with the circulation system looping from "H"
Street to Otay Lakes down Canyon Drive and back to Corral Canyon
Road. Phases 6 and ? which will follow totalling some 194 lots are
more isolated towards the north end of the project.
3. Lot Size
As specified in the Residential Development Standards, the minimum
lot areas for Phases l, 2, 4, and 5 will feature 7,000 sq. ft. lots
with phases 3, 6, and 7 increased to 8,000 sq. ft. The typical width
will be 60xllO for the phases l, 2, 4, and 5, with phases 3, 6, and 7
using a 70x120 lot. The average pad sizes for the various phases in
the development averages nearly ll,O00 sq. ft. and varies from 8,700
sq. ft. in phase 2 to well over 12,000 sq. ft. for phases 3, 6, and
7. Specific lots within phases 3, 6, and 7 have been designated for
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 8
equestrian lots which will provide for horses under certain
circumstances listed in the standards. It should be noted that
approximately 150 lots have been designated as potential equestrian
parcels. However, our records indicate that in the adjacent Bonita
Highlands development where some 240 lots were approved for horse
ownership, only 18 lot are utilized in this manner. Thus the number
of horses and corrals provided within this subdivision will be
determined by the marketplace. Several areas within the subdivision
where parcels are located on relatively steep terrain, substantial
side slopes are created between lots which could be minimized by
using a slit-house design. Examples of this would be Lots 348
through 350 and 379 through 381. The applicant has included in his
development standards the option to produce side-split lots as long
as the minimum standard setbacks are maintained as specified in the
development standards. We are hopeful that the applicant will put
forth a full fledged effort to develop the house plans which will
reduce these side slopes resulting in a building design which fits
more closely to the terrain. It should be noted that the applicant
is also proposing to use one-story house designs on the corner lots
which will make the units more in keeping with the size and bulk of
the neighborhood.
4. Equestrian Trails
Equestrian trails are depicted in the Bonita Long Canyon SPA Plan and
should be developed in accordance with specific standards submitted
by the applicant. All trails are located within the designated open
space area and will be the responsibility of the open space
maintenance district.
5. Parks
In accordance with the City's adopted Park Standards, the applicant
will be responsible for the development of a 6-1/2 acre park located
adjacent to Corral Canyon Road. The total park site is approximately
ll acres in size and is being designed for passive and active areas
in accordance with design criteria outlined by the Director of Parks
and Recreation. The applicant has submitted preliminary designs to
the Parks and Recreation Commission and at present is working in
concert with that group as well. As the Parks and Recreation
Department as stated in the SPA Plan and in the conditions of
Approval, the park will be completed with the construction of Phase 3
of the Subdivision Map.
6. Schools
As noted in the SPA Plan the previous development plans proposed in
1980 for the Bonita Long Canyon area featured an elementary school
site located adjacent to Corral Canyon Road. After further
evaluation of the site, the Chula Vista Elementary School District
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page 9
has concluded that they do not wish to build a school in this
location and are satisfied with the sites they have now available
outside of the Bonita Long Canyon area. Both the Sweetwater High
School District and the Chula Vista Elementary School District have
indicated that the developer is working in good faith and is
agreeable to paying the required school fees in conjunction with
their present policies.
7. Miscellaneous Code Requirements
a. The developer shall pay traffic signal participation fees and
accordance with the City Council policy prior to the issuance
for building permits.
b. Developer shall pay all applicable sewer fees prior to the
issuance for building permits.
c. Developer shall plant street trees along Corral Canyon Road and
all internal streets. Species, location, and number as
determined by the City Engineer and the City's Landscape
Architect.
d. The developer shall underground all existing overhead facilities
lying within the subdivision with the exception of the 69 KV
line as noted in previous conditions. All utilities serving the
subdivision shall be undergrounded.
e. All grading work shall be done in accordance with the City of
Chula Vista Landscape Manual and Grading Ordinance 1797 as
amended. Brow ditches shall be provided at the top of slopes.
f. The easements for drainage and service facilities shall be
provided as determined by the City Engineer as all other roads
shall be constructed for access to all off-site sanitary
manholes.
g. 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, Subdivision Ordinance, and Subdivision
Manual of the City of Chula Vista.
D. FINDINGS
1. Pursuant to Section 66473.5 of the Subdivision Map Act, Tentative Map
for Chula Vista Bonita Long Canyon (reference CVT-86-3) is found to
be in conformance with the various elements of the Chula Vista
General Plan based on the following:
a. The site is physically suitable for the residential development
and the proposal conforms to all standards established by the
City for such projects. Such determination is based upon the
approval of the SPA plan which is identical to the proposed
tentative map.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page l0
b. The design of the subdivision will not affect the existing
improvements, street service, etc. which have been designed to
avoid any serious problems. The subdivision has been designed
to tie into and complement existing streets and drainage systems
and the sewers have been designed to handle the proposed
capacities.
c. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
1) Land Use - The proposed development is in keeping with the
low density residential designation for which the applicant
is requesting.
2) Circulation - The proposed route connections and off-site
street improvements as required as Conditions of Approval
will provide the necessary grid pattern to link this
project to complement existing developments which abut it
on all sides.
3) Housing - The proposed development is designed to provide
housing in the upper-middle income range and represents an
extension of the existing low density Bonita Valley
development. Small lot sizes located toward the south end
of the project are in keeping with the existing
developments adjacent to Bonita Vista High School.
4) Conservation - The conservation element does not note any
natural resources on the site.
5) Park and Recreation Open Space - The developer is retaining
over half of the area in either natural or manufactured
open space and is providing an ll-acre park site adjacent
to Corral Canyon Road. The park area being provided is in
keeping with the formula adopted by the City of Chula Vista
to satisfy the City's park needs.
6) Seismic Safety - The subject property is not traversed by
any known earthquake faults or traces.
7) Safety The development is located within the response
time of the Chula Vista Fire Station located in Otay Lakes
Road just south of "H" Street. The proposed phasing plans
outlined in this subdivision will provide for direct access
at all times as well as securing alternate entries to the
project with the completion of the final phases.
8) Noise Those portions of the development which are
adjacent to the major road will have walls provided to
reduce sound attenuation. Proposed units will meet the
standards specified in the Unified Building Code for noise
criteria.
City Planning Commission
Agenda Items for Meeting of November 13, 1985 Page ll
9) Scenic Highway Site does not abut a scenic route or
gateway entry, however, the combination of wall and
landscaping proposed along Corral Canyon Road will tie in
with the adjacent EastLake to provide an attractive linkage
to the Bonita area.
10) Bike Routes The proposed project does not require any
special provisions for bicycle travel. Standards adopted
by the Chula Vista Engineering Dept. provide for bicycle
lanes along major street routes.
ll) Public Buildings -Public buildings are neither proposed nor
required on the project site.
WPC 2304P