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Home My WebLink AboutPlanning Comm Reports/1990/11/14 AGENDA City Planning Commission Chula Vista, California City Council Chambers Wednesday, November 14, 1990 - 7:00 p.m. PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of October 10, 1990 ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. Consideration of Final Environmental Impact Report EIR-89-10, Rancho del Rey SPA III 2. PUBLIC HEARING: GPA-91-2: Consideration of an amendment to the Circulation Element of the General Plan, including redesignation of a portion of East 'J' Street from a Class III Collector Road to a Class II City Initiated 3. PUBLIC HEARING: PCM-90-6: Consideration of Rancho del Rey SPA III Plan, Public Facilities Financing Plan and PC Regulations - Rancho del Rey Partnership 4. Consideration of CEQA Findings and Statement of Overriding Considerations EIR-89-10 Rancho del Rey SPA III 5. Consideration of Mitigation Monitoring Program for EIR-89-10 Rancho del Rey SPA III OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Regular Business Meeting of November 28, 1990 at 7:00 p.m. in the Council Chambers City Planning Commission Agenda Item for Meeting of November 14, lg90 Page 1 1. Consideration of Final Supplemental EIR-89-10, Rancho Del Re¥ SPA III A. BACKGROUND The Planning Commission, on October 10, 1990, conducted a public hearing for the draft environmental impact report for the Supplemental EIR-89-10, Rancho Del Rey SPA III, the 405 acre, third phase of the E1 Rancho Del Rey Specific Plan, located in the City of Chula Vista east of 1-805, south of East H Street and north of Telegraph Canyon Road. The SPA III Plan proposes the construction of 1,380 single-family dwelling units ranging in density from 3.8 to 10.6 du/acre on eight residential parcels on approximately 206 acres. Included among the planned dwelling units are 583 du's of specialty housing on approximately 85 acres for a retirement community which will be composed of detached and attached housing. In addition, a junior high school site totaling 24.7 acres, a neighborhood park totaling 10.9 acres; two acres of community facilities; eight open space areas totaling 147.6 acres; and major circulation routes totaling 13.7 acres are proposed. The Draft and Final EIR's were written by P&D Technologies. At the close of the public review, comments had been received from the Department of Conservation; Division of Mines-Geology; Department of Fish and Game; Department of Fish and Wildlife; Department of Water Resources; Department of Transportation; as well as the applicant and the applicant's transportation engineers (Bankston and Pine); the applicant's planners (Cinti and Associates); the applicant's biologist (Recon); Project Design Consultants; the applicant's attorneys - McDonald, Hecht & Solberg; Geocon; Biodiversity and observations had been made and questions asked by the Commission during the public hearing. Staff also determined that additional traffic analysis was needed in order to analyze the traffic impacts of the proposed project in light of recently received 1995 data (Draft Transportation Phasing Plan). The purpose of the additional traffic analysis was to determine if, using the 1995 data as opposed to the 1986 data that was used in the Draft EIR, all traffic impacts could be mitigated. At the time of the public hearing on the Draft EIR, staff stated that if there were significant new impacts not addressed in the EIR, that it would be necessary to circulate for public revision a supplemental Draft EIR. The additional traffic analysis has been incorporated into the Final EIR (Page 4-58, paragraphs 4 and 5, and page 4-60, paragraphs l, 2-3 and page 4-61 beginning with East H Street/Hidden Vista Drive to the end of the second to last paragraph) and is discussed in Section C. Discussion of this report. City Planning Commission Agenda Items for Meeting of November 14, 1990 Page 2 B. RECOMMENDATION Certify that the Final EIR has been prepared in compliance with CEQA, the State CEQA guidelines and the environmental review procedures of the City of Chula Vista. C. DISCUSSION The discussion section includes three parts: (1) Additional traffic analysis, (2) Comments received at the public hearing and the response to comments, (3) Further examination of the vernal pool issue. 1. Additional Traffic Analysis Within Section 4.7 Transportation of the Environmental Impact Report, additional traffic analysis has been incorporated into the last 2 paragraphs on page 4-48, the first three paragraphs on page 4-60 and the Section of page 4-61, which begins with East H Street/Hidden Vista Drive and ends at the end of the second to last paragraph. Preliminary analysis for the August 1990 Eastern Chula Vista Transportation Phasing Plan (ECVTPP) identified two intersections, East H Street at Hidden Vista Drive and Telegraph Canyon Road at Crest Drive, as having potential problems with the addition of SPA III traffic. Subsequent refinements of the projected traffic volumes for the ECVTPP indicated that the intersection of Telegraph Canyon Road at Crest would operate at an acceptable level of service. Bankston & Pine further analyzed the intersection of East H Street at Hidden Vista Drive. They determined that if the following three mitigation measures are implemented (as is recommended in the EIR): (1) East H Street is widened to four travel lanes in each direction; (2) East H Street is widened to four travel lanes in each direction and the Home Depot driveway is signalized, (3) the north approach is widened to provide three left-turn lanes, the level of service would be brought to an acceptable LOS C. 2. Comments Received at the Public Hearinq and the Response to Comments Federal and State Aqency Comments Department of Transportation The Department of Transportation commented that the SEIR (Supplemental Environmental Impact Report) needs to analyze traffic impacts that can be expected at 1-805. City Planning Commission Agenda Items for Meeting of November 14, 1990 Page 3 The expansion of 1-805 is a regional issue and although the City will work with the other appropriate agencies, the responsibility for 1-805 and its improvements are out of the purview of the developer and the City of Chula Vista Department of Conservation, Division of Mines and Geology The above cited department stated that they were unable to perform an adequate geological assessment of the project because the geotechnical report by Recon and a detailed grading plan had not been forwarded. The Division of Mines and Geology also recommended that a seismic hazards analysis be done to assess the potential for strong ground shaking and surface rupture at the project site. Their project geologist's opinion is that the fault/does not represent a significant seismic or ground rupture hazard to the development. (He/She) further state that the site could, however, be subjected to moderate to severe groundshaking in the event of a major earthquake on more remote faults such as the Coronado Banks, Rose Canyon or Elsinore Fault. A copy of the Geotechnical Report by Recon has since been forwarded. No comments subsequent to that time have been received from the Department of Conservation, Division of Mines and Geology. As part of the mitigation monitoring, the City would review all grading plans before issuance of a grading permit to ensure that the grading permit is in conformity with the City regulations and requirements. A one inch to 200 foot scale grading map has been forwarded to the Department of Mines and Geology. U. S. Department of Fish and Wildlife The above cited department expressed concern that the development of the proposed project would mean an adverse effect on coastal sage scrub habitat, vernal pools and the California gnatcatcher. The Agency further stated that the mitigation measures described in the document titled "Additional Mitigation Measures for Rancho del Rey SPA III" represent an appropriate approach to avoiding or mitigating the impacts of the subject project on sensitive resources including coastal sage habitat, vernal pools and the California gnatcatcher. Section 4.5 of the EIR addressed the impacts of the project on coastal sage habitat, vernal pools and the California gnatcatcher. Although mitigation measures have been recommended to reduce those impacts, impacts have been identified as significant and unmitigated. City Planning Commission Agenda Items for Meeting of November 14, 1990 Page 4 Department of Water Resources The Department of Water Resources made recommendations relating to water conservation and flood damage prevention. These recommendations include: the use of reclaimed water and low flush toilets and low water sprinklers. The proponent's plans involve the implementation of water pipes for the use of reclaimed water when available in the future for such areas as playgrounds, parks and project-related landscaping and notes that many of the "recommendations" regarding low water use are actually State and Federal laws. McMillan Comments were received from six different firms working for McMillan: Bankston and Pine; Cinti and Associates; Recon; Project Design Consultants; McDonald, Hecht and Solberg; and Geocon. Bankston and Pine Communication from Bankston and Pine discussed the need for a revised traffic analysis that includes 1995 data, not available at the time of the draft EIR. This was taken care of as was stated earlier in C. Discussion (1) Additional Traffic Analysis. Other comments by Bankston and Pine deal with requests for inclusion of additional diagrams such as street networks and trip distribution and textual revisions. Revisions have been made where required. Cinti and Associates Comments by Cinti and Associates include requests for textual revisions and also the need for the EIR consultant to clarify which concerns should be addressed in the EIR and which should be dealt within other documents. Recon Recon states that resolution of the gnatcatcher concern might be mitigated by acquiring and preserving an off-site area of coastal sage scrub habitat acknowledged by U. S. Fish and Wildlife and the City of Chula Vista to equal or exceed conservation goals of other options. The text of the EIR has been revised to include this as an option for further consideration by the City of Chula Vista and the service. City Planning Commission Agenda Items for Meeting of November 14, 1990 Page 5 McDonald, Hecht & Solberg McDonald, Hecht & Solbert ask that a written comment be included as to whether the City questons if the change in Level of Service standard of the specific plan necessitate any reconsideration or further environmental analysis. The environmental consultants state that there is not a need for further environmental assessment because the impact assessment fully documents that this project will adhere to current threshold determination of significance. Project Desiqn Consultants Comments include the need for textual revisions and revisions to the timetable for specific aspects of the mitigation and monitoring program. Revisions have been made where appropriate. Geocon Revisions to the text of the EIR were requested by Geocon and made by P&D Technology. San Dieqo Biodiversit¥ Project Comments were received regarding the sensitivity of the gnatcatcher habitat and the need for further identification of vernal pools. The £IR Consultants responded by stating that the EIR has identified the impacts to the biological resources as significant and unmitigated. Conrad Kellenberqer {homeowner) Mr. Kellenberger comments include concerns about park size and keeping the area north of Telegraph Canyon Road in the vicinity of Paseo Ranchero & Paseo Ladera as open space. The EIR consultants responded to these concerns. Comments at the Planninq Commission Hearinq and by Planninq Commissioners Concerns were raised by residents regarding the adequacy of the mitigation for the gnatcatcher and the need for EIR to address keeping slopes and hillsides in the natural form. Responses included the statement that the EIR had stated the impact to the §natcatcher is significant and unmitigable and that the alternative section of the EIR examines design alternatives based on "conceptual site designs that are environmentally sensitive to the on-site biological resources and topography, in particular to canyons and slopes in excess of 25 percent. City Planning Commission Agenda Items for Meeting of November 14, 1990 Page 6 Craiq Fukuyama Craig Fukuyama of Rancho del Rey SPA III stated that comments from consultants working for the Rancho del Rey SPA III Partnership had been submitted. The specific firms and their comments were discussed earlier in this report. Commissioners' Comments Commissioners' comments concerned: the desire for land form grading, desire to have more up-to-date air quality data and to have efforts made to reduce the dust during construction of the project because of possible negative impacts to health and a question as to which of the of the three mitigation options in regard to the gnatcatcher will be chosen, when the option will be chosen and who will be selecting the option. In regard to landform grading, the consultants stated that the ERDR Specific Plan states, "It is the intent of the Specific Plan that graded areas will be contoured to blend with natural land form characteristics" but that even with the implementation of the SPA III design guidelines, the visual impacts associated with the cut and fill slopes would not reduce landform alteration impacts to a level below significance. In regard to concerns about dust during construction, the consultant responded that the grading of the project would expect to produce .85 tons/day or less than one ton a day of dust. The consultants also state that this is more of a soiling nuisance within the immediate proximity of the site rather than an adverse health impact to local populations. In regard to the decision on the mitigation for the taking of gnatcatcher habitat, the option will be chosen after certification of the EIR but prior to issuance of grading permits. The determination will be based on availability, acceptability and acquisition of land. The selection of the appropriate measure would be at the discretion of the City of Chula Vista, the U.S. Fish and Wildlife Service and the California Department of Fish and Game in consultation with the applicant. The Mitigation Monitoring Program requires that the mitigation site would be acquired and approved prior to issuance of a grading permit for the Specialty Housing Area. At this time, the applicant has indicated a preference for acquisition of an off-site area of coastal sage scrub to mitigate project impacts to coastal sage scrub and the California gnatcatcher. When the determination has been made, the Mitigation Monitoring Program will be returned to the Planning Commission. City Planning Commission Agenda Items for Meeting of November 14, 1990 Page 7 Staff, U.S. Fish and Wildlife and Ellen Bauder (a vernal pool expert who San Diego Biodiversity had stated identified additional vernal pool areas on the site in 1985) made a site visit to reexamine the area. Because of the changes to the area in the five years since the original study of vernal pools that took place and some mapping problems it was determined that a spring survey should be required. The spring survey of vernal pools would determine whether there is more square footage of vernal pool area than identified to date. The mitigation monitoring program has made it a condition that prior to issuance of a grading permit," a spring survey be conducted" and a vernal pool mitigation program be implemented. If additional vernal pool area is found, the developer will be required to mitigate the same. WPC 8523P City Planning Commission Agenda Item for Meeting of November 14, 1990 2. PUBLIC HEARING~ GPA-91-2, Consideration of an amendment to the Circulation Element of the General Plan to redeslqnate a portion of East "J" Street a Class III Collector - city Initiated A. BACKGROUND Rancho del Rey Partnership has submitted a Sectional Planning Area Plan for Rancho del Rey SPA III located east of Interstate 805 between East "H" Street and Telegraph Canyon Road, immediately south of Rancho del Rey SPA I. Part of the land use and circulation planning within the SPA included re-addressing the need for a connection of East "J" Street and Buena Vista Way as shown on the General Plan. The Supplemental Environmental Impact Report (EIR-89-10) prepared for the Rancho del Rey SPA III Plan analyzed the impacts of eliminating the East "J" Street connection. This Supplemental EIR was a preceeding item on tonights agenda. B. RECOMMENDATION Based upon the findings attached to this report (Attachment 1) adopt a motion recommending that the City Council approve a General Plan Amendment for the elimination of the East "J" Street and Buena vista Way connection and associated redesignation of East "J" Street east of Paseo Ranchero from a Class II Collector to a Class III Collector in the Circulation Element. C. DISCUSSION The Rancho del Rey SPA III Plan has been designed to be consistent with the E1 Rancho del Rey Specific Plan in providing a mix of residential land uses. During the planning and engineering stages, discussions were held with the Public Works Department regarding the necessity of East "J" Street connecting with Buena Vista Way immediately to the east of the project as shown on the Circulation Element of the General Plan (Exhibit 1). It was determined by staff that this particular connection would create a hazardous intersection due to the curving alignment of Buena Vista Way and the sight distance problems that would result. In addition, the difference in elevation from the extension of East ,,J,' Street to the current elevation of Buena Vista Way, would pose a prohibitive engineering task. The traffic studies prepared by Bankston and Pine and reviewed by City departments indicate that the average daily trips expected to use an East "J" Street connection to Buena Vista Way would be 210. These trips are expected to easily reach there destination via Paseo Ranchero (Supplemental EIR 89-10, p.4-59). City Planning Commission Agenda Item for Meeting of November 14, 1990 Page 2 This issue arose early in the planning stages and the city determined that the connection did not make sense due to sight distance and topography. For this reason a General Plan Amendment was not formally filed by the developer but rather, it was discussed that the amendment would be made part of a City amendment to the Circulation Element. ATTACHMENT 1 EAST "J" STREET GENERAL PLAN AMENDMENT RECOMMENDED FINDINGS 1. Based upon the traffic analysis in the Supplemental EIR 89- 10 prepared for the Rancho del Rey Sectional Planning Area III Plan, the elimination of the East "J" Street and Buena vista Way intersection and associated redesignation of East "J" Street east of Paseo Ranchero to a Class III Collector will not have a significant impact on the environment; and 2. The connection of East "J" Street with Buena Vista Way creates a potentially hazardous intersection due to topography and the existing curving alignment of Buena Vista Way; and 3. The re-alignment of East "J" Street within the Rancho del Rey Sectional Planning Area (SPA) III Plan will adequately serve the existing and future residential development in the area; and 4. The traffic expected to use the East "J" Street and Buena vista Way connection will be adequately funneled through other routes onto Paseo Ranchero and Telegraph Canyon Road; and 5. Redesignating East "J" Street east of Paseo Ranchero from a Class II Collector as shown on the current Circulation Element of the General Plan to a Class III Collector will not detract from creating a safe and efficient circulation system for the movement of people and goods both locally and regionally. R~NATE TO cLASS 3 N EAST ,1 STREET GENERAL PLAN ~ EXHIBIT 1 AHENDHENT ~o s~E Source: City of Chula Vista General Plan LETFIERI-MclNTYRE AND ASSOCIATES RESOLUTION NO. RESOLUTION OF THE CITY OF CHULAVISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE AMENDING THE CIRCULATION ELEMENT OF THE GENERAL PLAN TO ELIMINATE THE CONNECTION OF EAST "J" STREET AND BUENA VISTA WAY AND TO RECLASSIFY EAST "J" STREET EAST OF PASEO RANCHERO A CLASS III COLLECTOR WHEREAS, the Rancho del Rey Partnership has applied for approval of the Rancho del Rey Sectional Planning Area (SPA) III Plan, and WHEREAS, the approval of the SPA Plan includes the re- alignment of East "J" Street so that it no longer connects with Buena vista Way, and WHEREAS, a Specific Plan Amendment is required to accomplish this re-alignment, and WHEREAS, the city has reviewed the traffic studies submitted with the SPA Plan request that detail the impacts associated with an East "J" Street and Buena vista Way connection. NOW THEREFORE, be it resolved that the Planning Commission finds as follows: 1. Based upon the traffic analysis in the Supplemental EIR 89-10 prepared for the Rancho del Rey Sectional Planning Area III Plan, the elimination of the East "J" Street and Buena vista Way intersection and associated redesignation of East "J" Street east of Paseo Ranchero to a Class III Collector will not have a significant impact on the environment; and 2. The connection of East "J" Street with Buena Vista Way creates a potentially hazardous intersection due to topography and the existing curving alignment of Buena Vista Way; and 3. The re-alignment of East "J" Street within the Rancho del Rey Sectional Planning Area (SPA) III Plan will adequately serve the existing and future residential development in the area; and 4. The traffic expected to use the East "J" Street and Buena Vista Way connection will be adequately funneled through other routes onto Paseo Ranchero and Telegraph Canyon Road; and 5. Redesignating East "J" Street east of Paseo Ranchero from a Class II Collector as shown on the current Circulation Element of the General Plan to a Class III Collector will not detract from creating a safe and efficient circulation system for the movement of people and goods both locally and regionally. BE IT FURTHER RESOLVED, that based upon the above findings, an amendment to the Circulation Element of the General Plan is recommended to eliminate the connection of East "J" Street with Buena Vista Way and to reclassify East "J" Street east of Paseo Ranchero a Class III Collector. BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the city Council. PASSED AND ADOPTED BY THE PLANNING COMMISSION OF CHULAVISTA, CALIFORNIA, this 14th day of November, 1990, by the following vote: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser-Horton, Chair ATTEST: Nancy Ripley, Secretary City Planning commission 1 Agenda Item for Meeting of November 14, 1990 3. PUBLIC HEARING: PCM-90-6, Consideration of Rancho del Re¥ SPA III Plan, Public Facilities Financing Plan, and PC Regulations; Rancho. del Rey Partnership A. BACKGROUND The applicant, Rancho del Rey Partnership, has submitted a Sectional Planning Area (SPA) Plan and related items for a 404.9 acre property, located between East "H" Street and Telegraph Canyon Road, immediately south of Rancho del Rey SPA I (Exhibit 1 attached). Included for your consideration is the Rancho del Rey SPA III General Development Plan, Sectional Planning Area Plan, the Public Facilities Financing Plan, the Planned Community Development Regulations and Preliminary Design Guidelines. The Design Guidelines are provided for information purposes, and will be forwarded to the Planning Commission for recommendation with the Tentative Map at a subsequent hearing. Rancho del Rey SPA III is the final Sectional Planning Area for the E1 Rancho del Rey Specific Plan. The Specific Plan was first adopted in 1978 and incorporates approximately 2,450 acres east of Interstate 805. In 1985, this Specific Plan was amended to incorporate the current land use pattern envisioned today. In December of 1987, the Rancho del Rey SPA I plan was approved and is now under construction. Development plans for the SPA II area were approved in August 1989 and are also under construction. The SPA III plan has been evaluated in the Supplemental Environmental Impact Report EIR-89-10. The consideration of the Final EIR-89-10 was a preceding item in your agenda packet. The EIR summarizes the environmental issues associated with this project. B. RECOMMENDATION 1. Adopt a motion recommending that the city Council approve a Specific Plan Amendment for transfer of densities, redesignation of a portion of East "J" Street, addition of a 10.8 acre park and conversion of a 2 acre park to a community facility; and 2. Based upon the findings attached to this report (Attachment 1), adopt a motion recommending that the City Council approve the Rancho del Rey Sectional Planning Area (SPA) III Plan subject to conditions of approval listed in this report, the Public Facilities Financing Plan and. the PC Development Regulations; and City Planning Commission 2 Agenda Item for Meeting of November 14, 1990 3. Direct staff to continue the review of the Preliminary Design Guidelines, and resubmit to your Commission for consideration in conjunction with the Tentative Subdivision Map(s) for the Rancho del Rey SPA III Plan. C. DISCUSSION 1. Rancho del Re¥ SPA III General Development Plan The Rancho del Rey SPA III General Development Plan is an exhibit intended to show the general location of all proposed uses and the general circulation system. Its purpose is to serve as the bridge to connect the approved E1 Rancho del Rey Specific Plan to the more detailed descriptions proposed in the Sectional Planning Area. The General Development Plan map is included as Exhibit 2 attached. It details that within the 404.9 acres of Rancho del Rey SPA III, there are proposed 1,380 dwelling units (314 single family conventional units at 2-4 and 4-6 dwelling units per acre; 250 single family cottage units at 4-6 and 6-8 dwelling units per acre; 228 townhouse units at 8-12 dwelling units per acre; and 588 specialty housing units at 4-6, 6-8 and 8-12 dwelling units per acre). Also included in the plan is a 26.1 acre junior high school site, a 10.8 acre park site, a 1.9 acre community facility site and 148.3 acres of open space. 2. Rancho del Rey SPA III Sectional Planninq Area (SPA) Plan According to the Chula Vista Municipal Code, the purpose of the SPA Plan, in a PC Planned Community zone, is to provide for orderly pre-planning of large tracts of land containing a variety of land uses which are under unified ownership or development control. The Rancho del Rey Site Utilization Plan (Exhibit 3 attached) contains seven residential planning areas divided into three development phases: the specialty housing area is in phase one, the area west of Paseo Ranchero is in phase two and the area east of Paseo Ranchero is in phase three. city Planning commission 3 Agenda Item for Meeting of November 14, 1990 The Rancho del Rey SPA III Plan calls for the following mix of land uses: LAND USE DISTRICTS GROSS ACRES TOTAL UNITS RS Single Family Conventional 63.8 314 RP Single Family Cottage 37.8 250 RC Townhouses 19.0 228 RSP Specialty Housing 86.0 588 SUBTOTAL 206.60 1,380 OS-1 Open Space 148.3 OS-2 Neighborhood Park 10.8 0S-2 Junior High School 26.1 0S-3 Community Facility 1.9 Major Circulation 11.2 GRAND TOTAL 404.9 AC 1,380 DU 3. Plan Structure and Desiqn Rancho del Rey SPA III is planned to be a residential community with a diversity of housing types which will become available to families and individuals with various income levels and housing needs. Overall average density for the residential areas is 6.7 du/ac. Eight open space areas totaling 148.3 acres are included in the plan. Eighty-six acres of Specialty Housing is located in the northern portion of SPA III, immediately south of East "H" · Street. A variety of housing including single family detached, townhouses and multi unit flats will be provided within this development. The single family detached units will be located in the eastern portion of the lot to interface with the single family units on the east side of Paseo Ranchero. Specific details on the product type and exact layout will be available when the developer of the specialty housing area is identified. Development of similar retirement villages often includes special land use and design considerations. In light of this, the Design Guidelines being prepared have been directed to include language guiding the mix of housing types and use of passive recreational City Planning commission 4 Agenda Item for Meeting of November 14, 1990 facilities while still allowing flexibility for design for the specialty housing population. The area will be subject to Precise Plan review. The single family residential units in SPA III are generally located in the center of the Plan. The area encompasses approximately 100 acres and will include 564 units. The areas identified as R-l, R-2 and R-3 on the Site Utilization Plan will be developed as single family conventional lots, average lot sizes of 9,120, 7,430 and 7,200 square feet, respectively, with minimum pad sizes of 5,000 and 6,000 square feet. The R-1 area is an in-fill product and will relate to the existing units on Paseo Entrada and Paseo Margarita. Areas R-2 and R- 3 interface with the south leg of Rice Canyon. The residential areas identified as R-4 and R-5 on the Site Utilization Plan will be developed with 250 single family cottage units, average lot sizes of 5,640 and 4,360 square feet, with 3,520 square foot minimum housing pads. The townhouse area is located in the southeastern portion of the plan (identified as R-6 on the Site Utilization Plan). This area will include a maximum 228 units on 19.0 acres. The development will interface with both the existing residential development to the east and the open space system adjacent to Telegraph Canyon Road on the south. The Design Guidelines will include specific requirements for linking the townhouse area internally and providing adequate recreational facilities. This area, subject to Precise Plan review, will be further studied when precise product style and layout are determined. Adjacent to the townhouse area on the west will be a 10.8 acre park site. Improvements discussed to date include a tot-lot, picnic areas and tennis courts. The Junior High School is located to the west of the park site, at ~he southeast corner of Paseo Ranchero and East "J" Street. A community facility site is provided on Paseo Ladera north of Paseo Entrada. This site was originally shown as the park site for SPA III on the E1 Rancho del Rey Specific Plan. The open space system in Rancho del Rey SPA III includes over 148 acres consisting mostly of canyon and slopes covered in coastal sage scrub. The plan provides for a trail system in the south leg of Rice Canyon. The trail as shown on the most recent alternative grading plan (see Exhibit 6 attached) doubles as a utility road for sewer line maintenance. During plan design and review, staff discussed the need or desire to have a trail on the narrow, heavily vegetated canyon bottom. Placing the trail higher on the slope provides a safer and more useable trail in the open space area and eliminates the City Planning Commission 5 Agenda Item for Meeting of November 14, 1990 need for additional grading and construction for a sewer maintenance road. Another important feature of the open space system is the linkage it provides for wildlife corridors on- and off-site, and the green belt effect it provides for relief from the built environment. Natural open space areas will be dedicated to the Open Space District formed to own and maintain the open space areas of Ranch del Rey. 4. Dens~ transfer The E1 Rancho del Rey Specific Plan is intended to allow.for a degree of flexibility for SPA Plans to respond to changing conditions, market or design issues. One aspect of this flexibility is the provision for transfers from one density to another. In the preparation of the SPA III Plan, effort was made to provide a predominately single family detached community that could be integrated with the adjacent existing development. These efforts resulted in the selection of single family detached products for most of the parcels designated 4-6 du/ac and all the parcels designated 6-8 du/ac on the Specific Plan, as opposed to the attached products previously envisioned. Also, single family detached units are proposed on nearly all the edges of the plan to be consistent with the existing development. The inclusion of a 10 acre park site converted an area designated 4-6 du/ac to open space. The majority of the displaced units were allocated to the Townhouse parcel located adjacent to the neighborhood park which was designated 4-6 du/ac on the Specific Plan, and to the Specialty Housing parcel, also designated 4-6 du/ac. The Townhouse parcel was chosen for the transfer of density because of its location adjacent to existing condominiums to the east of the plan. The Specialty Housing parcel was chosen because of its relative isolation from the remainder of single family development in SPA III. A larger number of units in this area will increase the viability of an independent neighborhood and reduce the per unit cost of specialized amenities and services (e.g., private transit service, etc.) for residents. The result of the density transfer is a redistribution of units with the preservation of the predominately single family character of the Specific Plan. The Density Transfer Map (Exhibit 4 attached) depicts the residential units which have been transferred. The following table summarizes the transfer statistics. city Planning Commission 6 Agenda Item for Meeting of November 14, 1990 Density Units Units Units Category Specific Plan SPA Plan Transferred 2-4 du/ac 162 187 +25 4-6 du/ac 975 1,019 +44 6-8 du/ac 243 174 -69 TOTALS 1,380 1,380 0 5. Gradinq The E1 Rancho del Rey Specific Plan set the limit for developable areas and open space areas. In addition, the Specific Plan included a series of findings acknowledging that development of the project site under the adopted Specific Plan would require substantial landform alteration. Given this, the Rancho del Rey SPA III Plan maintains the areas set for development and open space by the Specific Plan. Development areas are located on the higher elevations or plateaus, while the canyons and slopes are to remain primarily in open space with some recreational uses such as trails. The Rancho del Rey SPA III Plan calls for a balanced cut and fill grading program of approximately 2.0 to 2.5 million cubic yards. Typical cuts and fills will range between 10 and 20 feet. Many slopes would be retained in a natural state in the open space areas. Those graded slopes that encroach the open space areas will be revegetated with native species (see Exhibit 5 attached). Latest Design Changes In response to Planning Commission input at the workshop and subsequent EIR hearings, and at the direction of staff, the applicant has altered the project design to alleviate grading impacts. Exhibits 6 through 8 (attached) show the changes made in the specialty housing/Rice Canyon/East "H" Streetarea to address grading concerns: Fill slopes along the north side of the canyon have been reduced by lowering the development pad adjacent to the canyon. A full length public trail/sewer access road has been placed along the canyon rim and along the canyon slope. This creates a visual break in the appearance of the slope on the north side of the canyon. Placement of the trail above the canyon bottom will reduce human intrusion into the drainage city Planning Commission 7 Agenda Item for Meeting of November 14, 1990 area and permits the construction of vista points/rest areas where relatively flat areas adjoin the trail. The 90 foot slope in the canyon is reduced to a 26 foot slope to the canyon and a 25 foot slope above the 15 foot wide public trail. Fill slopes have been pulled back further and contoured more into natural slopes. Contoured transition of slopes have been created at ratios flatter than 2:1. The road within the Specialty Housing Area has been brought up toward the water tank in order to reduce the distance between the top of the water tank knoll and the graded area for development. Pulling back the internal circulation in this manner also reduces a 65 foot fill Elope to a 15 foot slope in the canyon, below the trail. Slopes at the base of the water tank have been pulled out to imitate a more natural ridge line as seen from East "H" Street. More fill has been proposed in the area of the power easement in order to draw the eye away from the water tank knoll and in a linear pattern down East "H" Street~ This embankment will also serve to screen potential parking and recreational vehicle storage uses in the easement area. Internal contours and terraces have been incorporated into the specialty housing area pad. Along Telegraph Canyon Road, changes to grading have also been incorporated to lessen the impact of grading (Exhibit 9 attached). Although the High School District has preliminary plans for the junior high school lot at the corner of Paseo Ranchero and East "J" Street, it appears some minor shifting on the pad edges may be possible to create an undulating pad edge as seen from Telegraph Canyon Road. The slope banks below the school and park are proposed to vary from 2.5:1 to 3:1 as they come from the top of the pad to the road area. Grading that took place to widen Telegraph Canyon Road resulted in harsh edges and steep slopes as seen from the road. Grading for this project proposes additional grading to re-sculpture slopes to create more gentle, natural landforms. This will include extending slopes to the edge of City Planning Commission 8 Agenda Item for Meeting of November 14, 1990 the drainage channel to allow for more 3:1 slopes. This technique will require greater amounts of grading in the open space area but will result in more natural appearing landforms as seen from Telegraph Canyon Road. The Specialty Housing Area (Parcel R-7) is the only development area significantly affected by the Alternative Grading Concept described above. These concepts as well as other grading guidelines found in the General Plan will be incorporated into the Design Guidelines for Rancho del Rey SPA III. Cross Sections and Photo Simulations To show more clearly the amount of grading in various portions of the project, new cross sections have been prepared (Exhibits 10 through 12, attached). In addition, the applicant had previously prepared four photo simulations showing the finished product from various vistas into the project. In response to the Commission comments, four additional simulations have been prepared further detailing the finished product including grading impacts on the open space areas. These are included in your agenda packet. One of the new photo simulations shows the before and after view of East "J" Street, west of Paseo Ranchero, where it connects with existing development. Concern was expressed regarding the way the existing pad is to be brought down in elevation. This is necessary in order to complete the extension and widening of East "J" Street as initiated with previous development. Rancho del Rey in this area is basically an in-fill project and relates to the development pattern already begun. Grading Phasing While three phases of residential product development are anticipated, the major grading and backbone infrastructure improvements are proposed to occur in a single "phase". The City has recently adopted a policy requiring justification of grading in advance of the need for building sites. The primary reasons for a single grading operation are to provide necessary "in-fill" infrastructure which has been lacking in the area and to minimize the nuisance impacts to the existing adjacent residents. This issue will be more fully addressed at the tentative map and grading permit stage. city Planning Commission 9 Agenda Item for Meeting of Nove~er 14, 1990 6. Circulation Access to SPA III will be provided by Paseo Ranchero from either East "H" Street to the north, Telegraph Canyon to the south, or via East "J" Street from the west. The E1 Rancho del Rey Specific Plan and the Chula Vista General Plan designates Telegraph Canyon Road and East "H" Street as prime arterials, Paseo Ranchero as a 4 lane collector and East ,,J,, Street as a 2 lane residential collector. The proposed SPA III improvements for these streets are consistent with the Specific Plan (and General Plan) designations, except for East "J" Street east of Paseo Ranchero. The Specific Plan and General Plan show East "J" Street as a Class II Collector and connecting with Buena Vista Way at the eastern boundary of SPA III. Engineering studies have indicated that connecting these two streets would be potentially hazardous due to the existing curving alignment of Buena Vista Way and topography in the area. Traffic studies for SPA III indicate the through connection of East "J" is not necessary. Therefore, the street is proposed to be realigned and re-designated as a Class III Collector east of Paseo Ranchero in this SPA Plan. A General Plan Amendment and Specific Plan Amendment are required to accommodate this change. The traffic analysis prepared Rancho del Rey SPA III was used to determine both the internal and external circulation system requirements, the necessary improvements and their provision based on project phasing. The study considered existing traffic conditions, the traffic to be generated by approved projects, and projections of future traffic. The phased construction of streets will be in conformance with the Certified EIR, Mitigation Monitoring Program, and conditions of approval established by the Planning Commission and City Council for the Rancho del Rey SPA III Plan. Development within Rancho del Rey will be phased concurrently with the provision of adequate road capacity and access improvements. The proposed development phases and associated circulation system improvements are described in the Public Facilities Financing Plan. The East Chula Vista Transportation Phasing Plan (TPP) will further govern development phasing of Rancho del Rey SPA III. The SPA document and Public Facilities Financing Plan state clearly that the project will be subject to and comply with all requirements of any current TPP. city Planning Commission 10 Agenda Item for Meeting of November 14, 1990 7. Public Facilities Financin~ Plan The objective of the Public Facilities Financing Plan is to identify all public facilities, such as transportation, water, flood control, sewage disposal, schools and parks, required to support the planned development of Rancho del Rey. The Public Facilities Financing Plan for Rancho del Rey is written to guide development for Rancho del Rey SPAs I, II and III. It proposes specific financing programs to ensure the construction of the necessary improvements, as well as to identify regional facilities needed to serve this SPA, and SPAs I and II, and their share of costs to construct those regional improvements. The improvements stated in the Financing Plan shall be requirements of subsequent discretionary permits. In most cases, they will become conditions of approval of tentative and final subdivision maps. In other cases, building and occupancy permits will be the vehicles of implementation. Improvements called for in any development phases are intended to be completed and usable prior to occupancy of any dwelling unit within that particular phase. The plan discusses improvements through available financing techniques. Some facilities will be financed by the developer and others can be better financed through specific techniques available in state law. For example, the financing of schools can be assured by the use of Mello-Roos Community Facilities District financing. The plan also ties the project into the City's Development Impact Fee (DIF) program which primarily provides for transportation improvements necessitated by development east of 1-805. Public Facilities Development Impact Fees are needed for other city services including Public Safety, Libraries, Corporation Yard, Fire training Facility, civic Center and Geographic Information System. The Financing Plan is dependent on citywide documents beyond the General Development Plan, Environmental Impact Report and SPA Plan. It is also based on the Eastern Chula Vista Transportation Phasing Plan, the Development Impact Fee, and the Public Facilities Development Impact Fee of the city of Chula Vista. With respect to public facilities such as parks and recreation, schools, libraries, water, sewer, storm drainage, police and fire facilities, the Rancho del Rey SPA III Plan makes the following provisions: city Planning Commission 11 Agenda Item for Meeting of November 14, 1990 a. Transportation - T~e transportation projects, to be financed by Rancho del Rey are of three basic types: 1. Those facilities that provide for major circulation within SPA I, SPA II and SPA III which will primarily benefit the Rancho del Rey development; 2. Those facilities within SPA I, SPA II and/or SPA III that will provide regional circulation benefits to Rancho del Rey as well as neighboring development areas; and 3. Those facilities that are offsite of the SPA I, SPA II and/or SPA III areas that will be of benefit to all eastern area developments including Rancho del Rey. The phasing of onsite improvements are made part of the Public Facilities Financing Plan and will be constructed prior to need. Offsite and regional improvements are also included in the plan by reference. Rancho del Rey is subject to the Transportation Phasing Plan and will be participate in improvements required by that plan as needed. b. Parks and Recreation - Rancho del Rey SPA III includes a ten acre (net) neighborhood park incorporating active recreation and passive park uses. The park will operate with recreational facilities at the adjacent Junior High School site. The developers will also make separate contributions or additional improvements towards meeting the required park improvements per the Park Land Dedication Ordinance. c. Schools - The Rancho del Rey property has been placed in a Mello-Roos Community Facilities District to finance elementary, junior and high school facilities. A 26.1 acre junior high school site is located within SPA III at the southeast corner of Paseo Ranchero and East "J" Street. An elementary school is located in SPA I. No high school facility is proposed within Rancho del Rey. The Mello-Roos financing will be applied toward development of new high school facilities elsewhere which will serve the 788 high school students expected to be generated by SPAs I, II and III. d. Water Facilities - The Otay Water District provides water service to SPAs I, II and III which are totally within the District's Improvement District # 22 (ID22). Improvement District #22 has installed a number of improvements to' provide water to the SPA I, II and III City Planning Commission 12 Agenda Item for Meeting of November 14, 1990 areas including a 3-million gallon reservoir for the 710 pressure zone, a 1-million gallon reservoir for the 485 pressure zone and an 8-million gallon reservoir to serve this area and areas east of Rancho del Rey. In addition to the ID22 improvements, facilities in Improvement District #27 (ID27) are also being funded. ID27 includes the developments of Rancho del Rey, Eastlake and Sunbow. Surrounding properties may also be included in the district. An ID27 Master Plan is being prepared by the Otay Water District to determine required facilities, costs and financing mechanisms. Otay Water District and Rancho del Rey have entered into an agreement prior to the recordation of the first final map which delineates the ID27 facilities to be constructed, each developers cost and responsibility, and the financing methods to be utilized. The most significant facility needing to be constructed is a reservoir to provide five days of storage for the areas within the District. A reclaimed water system will be constructed within Rancho del Rey SPA III in accordance with the master plan now being developed by the Otay Water District. e. Sewer Facilities - The Rancho del Rey SPA III project currently lies within three existing sewer drainage systems: the Otay Lakes system, the Rice Canyon system and the Telegraph Canyon system. New trunk sewer extensions only will be needed to convey sewage to these systems. Onsite collection sewers will be built and funded by the developer as a subdivision exaction. The phasing plan will ensure that sewer service will be available prior to need. In addition to construction of facilities, the City will begin receiving reimbursements for previous improvements to the existing Rice Canyon trunk sewer as adopted by the City Council in the Hidden Vista Village Sewer Reimbursement District Rice Canyon Trunk Agreement. f. Stormwater System - Rancho del Rey SPAs I, II and III will be served by a series of onsite stormwater facilities that will serve to collect and convey the stormwater for the project into the city's stormwater system. All offsite, downstream stormwater improvements necessary to receive the flows from Rancho del Rey have been previously constructed. g. Library The City's Public Library Master Plan identifies subregional library facility needs for future City Planning Commission 13 Agenda Item for Meeting of November 14, 1990 residents. Rancho del Rey is included in a subarea labeled the Sweetwater/Bonita Study Area. The Library is now planning for a 35,000 square foot facility at Rancho del Rey. If construction is phased, the minimum size of the first phase continues to be 20,000 square feet. Complete build out of the library and parking may require 5.3 acres. The City has implemented a Public Facilities Development Impact Fee (PFDIF) for public facilities needed on a city-wide basis. The library is one of these and will receive funds for construction from this program. h. Other City Facilities - The E1 Rancho del Rey Specific Plan states this project area will be one of several sites evaluated in the eastern territories for the City Services/Corporation Yard. The PFDIF contains a component for financing the corporation yard. Police and Fire facility improvements will also be financed through participation in the PFDIF. Rancho del Rey will also contribute to the cost of the civic Center and an automated Geographic Information System through the PFDIF. 8. Thresholds Analysis Standards adopted by city policy require that the Rancho del Rey SPA III project be analyzed to determine whether the approval of this project will have an adverse impact on the thresholds formulated by the city. Review of the project EIR and other supporting SPA documents provides evidence that the project is consistent with the thresholds of the City. The Thresholds Analysis is contained in the environmental document for Rancho del Rey SPA III, EIR-89-10. 9. Low and Moderate Income Housinq The Housing Element requires that sub-divisions of over 50 dwelling units provide 5% of the total project unit count as affordable units for low-income families and 5% of the total project unit count for moderate-income families. In August of this year, the City Council approved an agreement concerning this requirement and how it will be met in the Rancho del Rey Specific Plan area. The agreement states that Rancho del Rey has satisfied in full the moderate income housing requirement of 322 units by the construction of multi- family units in the Rancho del Rey Specific Plan area. The goal for low income units has been partially met through the construction of 299 units in the Terra Nova Apartments, Beacon Cove, Pinwheel and the Navy housing project. The agreement also states that the additional 23 (minimum) low income units City Planning Commission 14 Agenda Item for Meeting of November 14, 1990 will be provided in SPA III if a reasonable area for such units is available. If no such site is available in SPA III, it was agreed that an alternate site within the city may be approved. This requirement is repeated in the recommended conditions of approval for SPA III. 10. Community Facility The Community Purpose Facility Task Force was created by the city Council to study the need for community facilities in the city of Chula Vista. To date, the Task Force has made specific recommendations to the City Council regarding possible minimum "Community Purpose Facility" acreage requirements for subdivisions, based on projected population. These include a requirement of up to 2.29 acres of land per 1,000 population for community facilities including but not limited to churches and day care facilities. The environmental review on these recommendations is now in process and is considering a range of 0.86 to 2.29 acres per 1,000 population. The 1,380 dwelling units in Rancho del Rey SPA III, with a total unit count of 588 Specialty Housing units and 792 single family units, equates to a population count of 4,101 when calculating population per the current Park Land Dedication ordinance of the city Parks and Recreation Department. This population figure is also referenced in the project EIR. When using this population figure, the Community Facility requirement for Rancho del Rey SPA III is 3.5 acres at the low end (0.86 acres per 1,000 population) up to 9.43 acres at the high end (2.29 acres per 1,000 population). A 1.9 acre site has been designated on the SPA III plan. The remaining Community Purpose Facility acreage, in accordance with final standards as may be adopted by the city Council, is required to be designated as a condition of approval, prior to the recordation of any final map for SPA III. 11. Growth Manaqement Proqram The city of Chula vista is in the process of considering adoption of a comprehensive growth management program, which will further implement the existing threshold standards and Growth Management Element. It is anticipated that this "Growth Management Program" will require reports on air quality and water management prior to Sectional Planning Area approval. Rancho del Rey SPA III, having been submitted prior to the details of the Growth Management Plan being drafted, is conditioned to provide these reports prior to tentative map approval. The air quality and water management reports are currently being prepared by the applicant for submittal. As previously discussed, the project is also conditioned to city Planning Commission 15 Agenda Item for Meeting of November 14, 1990 comply with any current East Chula Vista Transportation Phasing Plan. 12. Im lementation Beyond the standard implementation methods utilized for this project such as Tentative Map and Site Plan approvals, there are several other implementation tools applicable: 1. Planned Community District Regulations - Planned Community (PC) District Regulations specifically tailored to fit the proposed development provide standards and regulations to guide the development of Rancho del Rey SPA III. These regulations, which provide specific implementation standards, should be applied in conjunction with the design guidelines for both the residential and landscape elements of the project. 2. Design Guidelines - As previously stated, the design guidelines are an integral part of the Rancho del Rey SPA III Plan. They are presented in a preliminary form to permit input from the Planning Commission prior to review of the Tentative Map. The proposed guidelines are intended to establish minimum standards for the design and architectural character of Rancho del Rey SPA III. They are provided to ensure that the quality and fundamental concepts established at the master planning stage are maintained in the final phase of detailed planning and design. These will not be adopted by ordinance but will serve to assist City Staff and the Design Review Committee to guide and evaluate future projects, while at the same time promoting innovative planning and design techniques. 3. Monitoring Program Rancho del Rey SPA III will be required to submit updated development summaries, forecasts and development data, such as actual traffic counts and building permit information to the city for evaluation and comparison to the Financing Plan as adopted. The Public Facilities Financing Plan needs to be updated annually, as the actual amount, timing and location of the new development takes place. The monitoring plan shall also review the ongoing fiscal impact on the city's Operation Budget. The Fiscal Impact Analysis prepared as part of the Environmental Impact Report, shows a positive impact in the City due to the City Planning Commission 16 Agenda Item for Meeting of November 14, 1990 development of Rancho del Rey SPA III. Should the fiscal impact in the city change in the future, the annual monitoring program will provide the analYsis for the reasons, and the alternative courses of action which are to be taken. D. CONDITIONS OF APPROVAL The Rancho del Rey Sectional Planning Area III PLan and supporting documents are approved subject to the following conditions: 1. Rancho del Rey SPA III shall submit annual building permit reports, traffic counts and fiscal impact analysis to the City. This requirement shall be in effect for five (5) years from the date of city Council approval of the SPA Plan. However, it may be extended at the discretion of the city Council. 2. The Public Facilities Financing Plan shall be followed with improvements installed in accordance with said plan or as required to meet threshold standards adopted by the City of Chula vista. In addition, the sequence that improvements are constructed shall correspond to any future East Chula Vista Transportation Phasing Plan adopted by the City. The city Engineer may at his discretion, modify the sequence of improvement construction should conditions change to warrant such a revision. 3. The Parks and Recreation Section of the Public Facilities Financing Plan shall be amended to require PAD fees in place at the time of tentative map approval for SPA III. Specific wording shall be added in the fourth paragraph on page 27 as follows: at the end of the second sentance: ", and the PAD fees in place at the time of approval of tentative maps for SPA III."; in the third sentance, after ,,$173,455 per acre": "(or the dollar per acre cost applicable at the time of tentative map approval). ." 4. Street improvements, rights of way and other associated public improvements shall meet city Standards unless otherwise approved by the city Engineer. 5. Approval of the SPA does not approve the final lot configurations and street design shown within the SPA Plan. Modifications may be made by staff, the Planning Commission or city Council during Tentative Subdivision Map processing and consideration. 6. All future grading shall be done in accordance with approved city standards. Areas requiring specific grading and design treatment, such as adjacent to Rice Canyon, Telegraph Canyon City Planning Commission 17 Agenda Item for Meeting of November 14, 1990 Road and Paseo Ladera, shall be treated in accordance with the requirements determined to be necessary during tentative map processing and approval by the Engineering, Planning and Parks Departments and the city Landscape Architect. 7. Specific methods of handling storm drainage and sewer improvements are subject to detailed review and approval by the city Engineer at the time of submission of the improvement and grading plans. 8. Sewage flow metering shall be accomplished to monitor three segments of main identified in the Rick Engineering report dated September 5, 1990 as sections QR, X1X2 and KL. Metering shall be accomplished st the locations determined by the City Engineer. Metering shall be accomplished prior to the issuance of any building permit for SPA III and be repeated at intervals directed by the city Engineer. Should any of ~hese ~egments have metered flows which fill more than 80% of the pipe diameter, the applicant shall construct parallel facilities as determined by the city Engineer. 9. The Specialty Housing Area (Parcel R-7 on the site Utilization Plan) and the Townhouse area (Parcel R-6 on the Site Utilization Plan) shall be developed according to an approved Precise Plan. 10. At the tentative map stage, provisions shall be made to ensure that water is delivered to the park and school site at or below 150 psi per Fire District requirements. 11. Grading for the 10.8 acre park and the junior high school shall occur at the same time. The park shall be completed with the opening of the school or prior to the end of development in Phase 7, whichever is earlier. 12. General Grading Standards identified in the SPA document in Chapter VI: Community Design, shall include reference to Section 7.7 Land Development in Part One of the General Plan. 13. The Residential Property Development Standards shall be changed to reflect a 33 foot setback from back of sidewalk for all structures in the RS and RP land use districts fronting on East "J" Street, west of Paseo Ranchero. 14. Grading of the project shall incorporate the concepts and details shown on the Alternative Grading Concept plan, Exhibit 4 attached to the agenda report. This Alternative Grading Concept shall be incorporated into the SPA Plan replacing the proposed Grading Concept (Exhibit 14 in the SPA document). Minor statistical adjustments to development acreage and city Planning Commission 18 Agenda Item for Meeting of November 14, 1990 parcel unit counts may result and shall be incorporated in the plan text and other exhibits as required~ 15. Per the Agreement entered into by the Rancho del Rey Partnership (Partnership) and the city of Chula Vista, a minimum of 23 low income housing units shall be provided in Rancho del Rey SPA III if a reasonable area for such units is available. If no reasonable site for low income units is available in Rancho del Rey SPA III, an alternate site within the city may be provided. The Partnership shall provide at least 23, and will use reasonable efforts to exceed the 23, low income housing units. For purposes of this Agreement, low income housing shall be defined by Health and Safety Code sec. 50093. The low income housing units shall be demonstrated to the satisfaction of the Housing Coordinator prior to recordation of the Final Map. 16. The E1 Rancho del Rey Specific Plan shall comply with any future ordinance of the City that would set requirements for designation of community purpose facility acreage. The committment shall be satisfied prior to the recordation of any final map for the SPA III area. 17. Rancho del Rey SPA III shall comply with any Growth Managment Plans approved by the City Council. Prior to approval of tentative maps for Rancho del Rey SPA III, an Air Quality Improvement Plan and a Water Conservation Plan shall be submitted and approved by the city Council. City Planning Commission Agenda Item for Meeting of November 14, 1990 ATTACHMENT 1 RANCHO DEL REY SECTIONAL PLANNING AREA III PLAN RECOMMENDED FINDINGS 1. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE EL RANCHO DEL REY SPECIFIC PLAN AND THE CHULA VISTA GENERAL PLAN. The Rancho del Rey Sectional Planning Area (SPA) III Plan reflects the land uses, circulation system, open space and recreational uses, and public facility uses consistent with the E1 Rancho del Rey General Development Plan and Chula Vista General Plan. 2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and Public Facilities Financing Plan contain provisions and requirements to ensure the orderly, phased development of the project. The Public Facilities Financing Plan specifies the public facilities required by Rancho del Rey SPA III, and also the regional facilities needed to serve it. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. The land uses within Rancho del Rey SPA III show that the higher intensity uses are located adjacent to other higher density projects, and single family residences are situated adjacent to existing and future single family homes. The Specialty Housing area will serve a special population of residents in a unique village community of mixed dwelling types. A comprehensive street network serves the project, completes street connections in the adjacent neighborhoods, and also provides alternative travel routes to serve the Eastern Territories. The proposed plan closely follows all existing environmental protection guidelines and will avoid unacceptable off-site impacts through the provision of mitigation measures specified in the Rancho del Rey SPA III Environmental Impact Report. RESOLUTION NO. RESOLUTION OF THE CITY OF CHULAVISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) III PLAN, THE PUBLIC FACILITIES FINANCING PLAN AND PC DEVELOPMENT REGULATIONS WHEREAS, a duly verified application for a Sectional Planning Area (SPA) Plan, Public Facilities Financing Plan and PC Development Regulations was filed with the city Planning Department by the Rancho del Rey Partnership, and WHEREAS, said plans proposed the development of 404.6 acres of land, located between East "H" Street and Telegraph Canyon Road immediately south of Rancho del Rey SPA I, to include 1,380 residential dwelling units and 198 acres of non-residential uses, and WHEREAS, the Planning Commission set the time and place for a hearing on said project, and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 300 feet of the exterior boundaries of the property at least ten days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 pm.m., November 14, 1990, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission, and said hearing was thereafter closed, and WHEREAS, the Commission recommended that EIR-89-10 be certified. NOW THEREFORE, BE IT RESOLVED that the Planning Commission finds as follows: 1. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE EL RANCHO DEL REY SPECIFIC PLAN AND THE CHULA VISTA GENERAL PLAN. The Rancho del Rey Sectional Planning Area (SPA) III Plan reflects the land uses, circulation system, open space and recreational uses, and public facility uses consistent with the E1 Rancho del Rey General Development Plan and Chula Vista General Plan. 2. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and Public Facilities Financing Plan contain provisions and requirements to ensure the orderly, phased development of the project. The Public Facilities Financing Plan specifies the public facilities required by Rancho del Rey SPA III, and also the regional facilities needed to serve it. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. The land uses within Rancho del Rey SPA III show that the higher intensity uses are located adjacent to other higher density projects, and single family residences are situated adjacent to existing and future single family homes. The Specialty Housing area will serve a special population of residents in a unique village community of mixed dwelling types. A comprehensive street network serves the project, completes street connections in the adjacent neighborhoods, and also provides alternative travel routes to serve the Eastern Territories. The proposed plan closely follows all existing environmental protection guidelines and will avoid unacceptable off- site impacts through the provision of mitigation measures specified in the Rancho del Rey SPA III Environmental Impact Report. BE IT FURTHER RESOLVED that the following conditions of approval are attached to the Rancho del Rey SPA III Plan: 1. Rancho del Rey SPA III shall submit annual building permit reports, traffic counts and fiscal impact analysis to the City. This requirement shall be in effect for five (5) years from the date of city Council approval of the SPA Plan. However, it may be extended at the discretion of the City Council. 2. The Public Facilities Financing Plan shall be followed with improvements installed in accordance with said plan or as required to meet threshold standards adopted by the city of Chula vista. In addition, the sequence that improvements are constructed shall correspond to any future East Chula Vista Transportation Phasing Plan adopted by the city. The city Engineer may at his discretion, modify the sequence 9f improvement construction should conditions change to warrant such a revision. 3. The Parks and Recreation Section of the Public Facilities Financing Plan shall be amended to require PAD fees in place at the time of tentative map approval for SPA III. Specific wording shall be added in the fourth paragraph on page 27 as follows: at the end of the second sentance: ", and the PAD fees in place at the time of approval of tentative maps for SPA III."; in the third sentance, after ,,$173,455 per acre": "(or the dollar per acre cost applicable at the time of tentative map approval)...". 4. Street improvements, rights of way and other associated public improvements shall meet City Standards unless otherwise approved by the city Engineer. 5. Approval of the SPA does not approve the final lot configurations and street design shown within the SPA Plan. Modifications may be made by staff, the Planning Commission or city Council during Tentative Subdivision Map processing and consideration. 6. All future grading shall be done in accordance with approved City standards. Areas requiring specific grading and design treatment, such as adjacent to Rice Canyon, Telegraph Canyon Road and Paseo Ladera, shall be treated in accordance with the requirements determined to be necessary during tentative map processing and approval by the Engineering, Planning and Parks DepartmeNts and the city Landscape Architect. 7. Specific methods of handling storm drainage and sewer improvements are subject to detailed review and approval by the City Engineer at the time of submission of the improvement and grading plans. 8. Sewage flow metering shall be accomplished to monitor three segments of main identified in the Rick Engineering report dated September 5, 1990 as sections QR, XlX2 and KL. Metering shall be accomplished st the locations determined by the City Engineer. Metering shall be accomplished prior to the issuance of any building permit for SPA III and be repeated at intervals directed by the city Engineer. Should any of these segments have metered flows which fill more than 80% of the pipe diameter, the applicant shall construct parallel facilities as determined by the city Engineer. 9. The Specialty Housing Area (Parcel R-7 on the Site Utilization Plan) and the Townhouse area (Parcel R-6 on the Site Utilization Plan) shall be developed according to an approved Precise Plan. 10. At the tentative map stage, provisions shall be made to ensure that water is delivered to the park and school site at or below 150 psi per Fire District requirements. 11. Grading for the 10.8 acre park and the junior high ~chool shall occur at the same time. The park shall be completed with the opening of the school or prior to the end of development in Phase 7, whichever is earlier. 12. General Grading Standards identified in the SPA document in Chapter VI: Community Design, shall include reference to Section 7.7 Land Development in Part One of the General Plan. 13. The Residential Property Development Standards shall be changed to reflect a 33 foot setback from back of sidewalk for all structures in the RS and RP land use districts fronting on East "J" Street, west of Paseo Ranchero. 14. Grading of the project shall incorporate the concepts and details shown on the Alternative Grading Concept plan, Exhibit 4 attached to the agenda report. This Alternative Grading Concept shall be incorporated into the SPA Plan replacing the proposed Grading Concept (Exhibit 14 in the SPA document). Minor statistical adjustments to development acreage and parcel unit counts may result and shall be incorporated in the plan text and other exhibits as required. 15. Per the Agreement entered into by the Rancho del Rey Partnership (Partnership) and the city of Chula Vista, a minimum of 23 low income housing units shall be provided in Rancho del Rey SPA III if a reasonable area for such units is available. If no reasonable site for low income units is available in Rancho del Rey SPA III, an alternate site within the city may be provided. The Partnership shall provide at least 23, and will use reasonable efforts to exceed the 23, low income housing units. For purposes of this Agreement, low income housing shall be defined by Health and Safety Code sec. 50093. The low income housing units shall be demonstrated to the satisfaction of the Housing Coordinator prior to recordation of the Final Map. 16. E1 Rancho del Rey Specific Plan shall comply with any future ordinance of the City that would set requirements for community facility acreage. The committment shall be satisfied prior to the recordation of any final map for the SPA III area. 17. Rancho del Rey SPA III shall comply with any Growth Managment Plans approved by the city Council. Prior to approval of tentative maps for Rancho del Rey SPA III, an Air Quality Improvement Plan and a Water Conservation Plan shall be submitted and approved by the City Council. BE IT FURTHER RESOLVED that based upon the findings and conditions listed above that the Rancho del Rey SPA III Plan (1,380 dwelling units), Public Facilities Financing Plan and PC Development Regulations are hereby approved. BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND ADOPTED BY THE PLANNING COM~ISSION OF CHULA VISTA, CALIFORNIA, this 14th day of November, 1990, by the following vote, to wit: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser-Horton, Chair ATTEST: Nancy Ripley, Secretary RESOLUTION NO. A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING AN AMENDMENT TO THE EL RANCHO DEL REY SPECIFIC PLAN CASE NO. GPA-83-7 (JUNE 11, 1985, REVISED SEPTEMBER 6, 1985 AND NOVEMBER 12, 1985) WITH CONDITIONS WHEREAS, the Rancho del Rey Partnership has applied for approval of the Rancho del Rey Sectional Planning Area (SPA) III Plan, and WHEREAS, this SPA III Plan necessitates certain amendments to the E1 Rancho del Rey Specific Plan including the transfer of densities within the residential areas of SPA III, the re-alignment of East "J" Street, the inclusion of a 10.8 acre park at the southeast corner of Paseo Ranchero and East "J" Street, and the conversion of the 2 acre park site on Paseo Ladera to a 1.9 acre Community Facility site, and WHEREAS, the Planning Commission has considered the Supplemental EIR-89-10 for SPA III, read in conjunction with the previously prepared Final EIR-83-2. NOW THEREFORE, be it resolved that the Planning Commission finds as follows: 1. That the transfer of densities to areas which carry different density designations results in improved spatial and functional relationships within SPA III by providing a more balanced mix of dwelling unit types and by providing a larger park facility for the recreational needs of future residents; and 2. That the density increase in the townhouse and specialty housing area is accompanied by a corresponding decrease in density in other areas of SPA III; and 3. The increase in density has been carefully placed in the townhouse area in order to insure compatibility with the existing adjacent condominium development to the east, and in the specialty housing area in order to isolate the density increase from the single family detached products in the center of the plan and to increase the viability of an independent neighborhood concept for the retirement community by increasing the total number of residents; and 4. The connection of East "J" Street with Buena Vista Way creates a potentially hazardous intersection due to topography and the existing curving alignment of Buena Vista Way; and 5. The inclusion of a 10.8 acre park within SPA III is necessary to mitigate the impacts to parks and recreational facilities expected by the proposed development; and 6. The conversion of the 2 acre park site on Paseo Ladera is consistent with city policy for providing community facility areas. BE IT FURTHER RESOLVED that the E1 Rancho del Rey Specific Plan is amended in accordance with the proposed amendments to GPA- 3-7 dated June 11, 1985 and revised September 6, 1985 and November 12, 1985, which is hereby incorporated by reference, with the following conditions: 1. There shall be no grading permit, building permit or other construction permit issued for any development within the Rancho del Rey SPA III Plan before the city and the developer enter into an agreement, such as a Development Agreement, which will ensure that the Public Facilities Financing Plan, Phasing Plan, and other obligations of the developer are met and adhered to. 2. The Specialty Housing Area (parcel R-7 on the Site Utilization Plan) and the Townhouse Area (parcel R-6 on the Site Utilization Plan) are subject to Precise Plan approval prior to development. BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the owners of the property and the city Council. PASSED AND ADOPTED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 14th day of November, 1990, by the following vote, to wit: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser-Horton, Chair ATTEST: Nancy Ripley, Secretary RANCHO DEL REY SPA III SECTIONAL PLANNING AREA (SPA) PLAN & PLANNED COMMUNITY DISTRICT REGULATIONS SUBMITTAL DRAFT AUGUST 10, 1990 Revised 10/26/90 Prepared for: Rancho del Rey Partnership 2727 Hoover Avenue National City, CA 92050 Prepared by: Cinti & Associates 1133 Columbia Street Suite 201 San Diego, CA 92101 (619) 239-1815 RANCHO DEL REY SPA III SPA PLAN AND PC DISTRICT RE~uuATIONS TABLE OF CONT~TS Paqe PART ONE: INTRODUCTION/BACKGROUND ~AI-r~K I Introduction and Background 1.0 Purpose and Scope ...................... I-1 1.1 Regional Setting ....................... I-1 1.2 Background ............................. I-1 1.3 SPA Boundaries ......................... 1-10 1.4 Legal Significance/EIR ................. 1-10 CHAi~r~a{ II Plan Concept II.0 Design Influences ...................... II-1 II.1 Community Structure .................... II-3 II.2 Statistical Summary .................... II-4 II.3 Density Transfer ....................... Housing Programs - II 4 ....................... II.5 Phasing ................................ II-9 PART TWO: DEVELOPMENT CHARACTERISTICS CHA~r~K III Circulation III.0 Circulation Network and Project Traffic III-1 III.1 Street Standards ....................... III-2 III.2 Private Streets ........................ III-4 III.3 Level of Service Standards ............. III-4 III.4 Phasing of Road Improvements ........... III-4 III.5 Transit Planning Principles ............ III-5 III.6 Bicycle Routes ......................... III-6 CHAPTER IV Parks, Recreation and Open Space IV.0 Open Space ............................. IV-1 IV.1 Trails ................................. IV-7 IV.2 Conceptual Park Plans .................. IV-9 IV.3 Public Park Compliance ................. IV-9 (10/26/90) i Rancho del Rey SPA III Table of Contents (Continued) Page CHA~A'~KV Public Facilities V.0 Introduction ........................... V-1 V-1 V.1 Roads ........ V.2 Water Supply.'''''''''''''''''''''''''' ......................-.- V-1 V.3 Reclaimed Water Supply ................ V-4 Service V-4 V 4 Sewer ......................... V.5 Storm Water System .................... V-7 V-7 V.6 Schools ................... ............ V-9 V.7 Police and Fire Services..'''''''''''' Library V-9 CHAi>r~K VI Community Design VI.0 Community Design Elements .............. VI-1 VI.1 Grading ................................ VI-1 VI.2 Landscaping ............................ VI-3 Community Fencing VI-6 VI 3 ..................... VI'4 Community Signing VI-9 ' VI 9 Lighting - VI.6 Parking Design/Street Furniture ....... VI-12 VI.7 Scenic Highways ....................... VI-13 VI.8 Specific Design Guidelines ............ VI-14 PART T~tEE: DE~-ELOPMENT ~EGULATIONS CHAPTER VII General Provisions VII.0 Purpose and Scope ..................... VII-1 VII.1 Private Agreements .................... VII-1 VII.2 Repeal of Conflicting Ordinances ...... VII-1 VII.3 Establishment of Land Use Districts... VII-1 VII.4 Clarification of Ambiguity ............ VII-2 VII.5 Effects of Regulations ................ VII-2 VII.6 Enforcement ........................... VII-4 VII.7 Definitions ........................... VII-4 CHAPTER VIII Residential Districts VIII-1 VIII.0 Purpose ....... VIII.1 Permitted and COnditional'uses''''''' ---t~,?-''~ ~'-'''''''' VIII-1 VIII.2 Property Development Standards ....... VIII-3 VIII.3 Performance Standards ................ VIII-6 Structures VIII-8 VIII. 4 Accessory ................. (10/26/90) ii Rancho del Re¥ SPA III Table of Contents (Continued) Paqe 5 Walls and Fences VIII-9 VIII. · .................... 6 Signs VIII-9 VIII ................................. CHAi~r~ IX Open Space Districts IX.0 Purpose ......................... IX-1 Permitted and Conditional Uses..[[[[[ IX.2 Property Development Standards ....... IX-2 3 Signs IX-2 CHAi~r~K X Special Uses and Conditions X.0 Purpose ........ X-1 X.1 Temporary ::::::::::::::::::::::::::: X-1 X.2 Home Occupations ..................... X-3 X.3 Recreational Courts .................. X-4 CHA~T~K XI Comprehensive Sign Regulations XI.0 Purpose .............................. XI-1 XI.1 Permit Requirements and Review Procedures ........................... XI-1 XI.2 Sign Regulations ..................... XI-7 XI.3 Design Standards ..................... XI-10 CHAPT~K XII Parking XII.0 Purpose ............. XII-1 x:.l Ceneral XII.2 Schedule of Off-Street Parking Requirements ................... XII-2 XII.3 Property Development Standards.]]]]]: XII-4 XII.4 Performance Standards ................ XII-7 CHAPT~ XIII Administration XIII.0 Purpose .............. XIII-1 XIII.1 Standard Procedures..:::::::::::::::: XIII-1 XIII.2 Administrative Review ................ XIII-1 XIII.3 Site Plan and Architectural Review... XIII-2 ~ XIII.4 Other Provisions ..................... XIII-2 (10/26/90) iii TECHNICAL APPENDICES (bound separately) A. Traffic Study B. Biological Impact Analysis and Mitigation Plan C. Water Service Study D. Sewer Service Study E. Storm Drainage Study F. Soils Report G. Fiscal Impact Report GROWT~ MANAGF~4ENT POLICY REPORTS (future separate submittal) I. Water Conservation Plan II. Air Quality Improvement Plan (10/26/90) iv RANCHO DEL P~EY SPA III pLAN LIST OF EXHIBITS Page I-2 1 Vicinity Map .................................... ' Plan I-9 2. General Development ........................ 3. Rancho del Rey SPA Boundaries ................... 1-11 4. Design Influences ............................... II-2 Plan II-5 5. Site utilization ........................... 6 Density Transfer ................................ II-8 · II-10 7. Phasing ..... ~~-~~~ III-3 8. Circulation IV-2 9. Open Space Access Plan ....... .................. 10. Recreation/Open Space/Trails.'''''''''''''''''' IV-8 11. Domestic Water Plan ............................ V-2 Plan V-3 11A. Reclaimed Water ........................... V-5 12. Waste Water Plan ............................... 13. Storm Water Plan ................................ V-8 14. Grading Plan .................................... VI-2 Plan VI-4 15. General Landscape .......................... Plan VI-7 16. Fencin~encin~ ................................... VI 8- 17. Theme ................................... VI-10 18 Community Signage ............................... ' VI-11 19. Entry Monumentation ............................. 20. Land Use Districts Map ........................... VII-3 (10/26/90) v RANCHO DEL REY SPA III PLA~ LIST OF TABLES Page 1. Specific Plan Versus General Development Plan Consistency ...................................... I-8 2. E1 Rancho del Rey Specific Plan - Allocation to SPAs .......................................... 1-12 3. Statistical Summary .............................. II-6 4. Density Transfer Statistics ...................... II-7 5. Project Trip Generation .......................... III-2 6. Park Land Dedication Standards ................... IV-10 7. Domestic Water Demand ............................ V-4 8. Waste Water Generation ........................... V-6 (10/26/90) vi P~NCHO DEL P~Y SPA III Document Organization Rancho del Rey Sectional Planning Area III (SPA III) is the third development phase within the updated E1 Rancho del Rey Specific Plan. Several documents have been prepared which relate to the proposed development of SPA III, all of which begin with the general planning concepts and regulations adopted in the E1 Rancho del Rey Specific Plan and refine them for the SPA III area. These documents have been organized into three volumes. This first volume includes the SPA III Plan and Planned Community (PC) District Regulations. These provide the additional community level design and regulatory framework necessary to implement the provisions of the Specific Plan. Volume 2, Public Facilities Financing Plan and Development Agreement, describes the mechanisms through which needed public facilities will be assured in a timely manner and provides the developer vesting in the project. The third volume, Design Guidelines, provides guidance for detailed site design. Such guidelines are intended to promote good design through setting of standards, yet remain flexible enough to allow innovation. The flexibility provided in the Design Guidelines, which will be administered by the Director of Planning, do not extend to the plans and regulations of Volumes 1 and 2, however. These documents represent specific commitments and agreements in regard to the project. Volume 1 - SPA Plan and PC District Regulations Part One: Introduction/Background Part Two: Development Characteristics Part Three: Development Regulations Volume 2 - Public Facilities Part One: Public Facilities Financing Plan Part Two: Development Agreement Volume 3 - Residential Design Guidelines (08/10/90) vii PART ONE: INTRODUCTION This SPA Plan text is divided into three parts, each of which is relatively self-contained and focuses on one facet of the Rancho del Rey SPA III development. This first part provides background information describing the planning and approvals which have occurred prior to the preparation of this plan and describes the relationships among the previously approved plans, this plan and future documents which will be required prior to actual construc- tion. Part Two part entitled "Development Characteristics" is a complete description of the development included within Rancho del Rey SPA III. Each chapter is devoted to one aspect of the development concept, e.g., circulation, public facilities or parks, recreation and open space. This part is intended to provide sufficient detail so that the scope and intent of the development plan is clear; the intensity and distribution of the various land uses, as well as the supply and demand for support facilities and uses, and design intentions are thoroughly presented. The third part of this text is the development regulation sec- tion. Within this portion of the text, the standards for land signing, parking, etc., are expressed in terms use, development, of regulations which shall be applied to all development within the SPA. These regulations shall be adopted by ordinance by the Chula Vista City Council and will function as an extension of the Chula Vista Zoning Ordinance for this property. This text and its component parts, together with the official maps filed with the City Clerk shall constitute the Sectional Planning Area (SPA) Plan for Rancho del Rey SPA III, as designated by the City Council in approving SPA boundaries on June 21, 1988, and as required by the E1 Rancho del Rey Specific Plan and Chapter 19.48 of the Chula Vista Municipal Code for development within the E1 Rancho del Rey Planned Community Zone. (08/10/90) Part-1 ~AI~,'~K I: INTRODUCTION AND BACKGROUND 1.0 PURPOSE AND SCOPE The purpose of the Rancho del Rey SPA III Plan is to provide a bridge between the general policies and land use designations of the Chula Vista General Plan/E1 Rancho del Rey Specific Plan and future tract maps and site plans. While it contains more focus- ed and detailed guidelines and regulations than the specific Plan, it is intended to be dynamic rather than a fixed or inflexible document. The scope of this plan is primarily the area identified as the SPA III area on Exhibit 3, SPA Boundaries. The policies, guide- lines and regulations established in this third SPA are based on those approved for SPA I and SPA II. 1.1 REGIONAL SETTING Rancho del Rey SPA III is located in the eastern portion of the City of Chula Vista, east of Interstate 805. It is located in the southern portion of the E1 Rancho del Rey Specific Plan Amendment Area and is bounded on the east and west by existing residential development and on the north by the approved SPA I development area. Telegraph Canyon Road is the boundary for the southernmost portion of the project area. A Vicinity Map is included as Exhibit 1. The regional context for this development is the City of Chula Vista Planning Area which is bounded by San Diego Bay on the west, State Route 54 on the north, Otay Reservoir on the east, and Otay River Valley on the south. This area of approximately 60 square miles is that which is included in the City's General Plan. Existing development covers approximately 31 square miles and surrounds the E1 Rancho del Rey Specific Planning Area, except at the extreme south where it adjoins the 12,000 acre Otay Ranch. 1.2 BACKGROUND The planning process for the E1 Rancho del Rey area has been long with numerous development proposals, approvals and modifica- tions to plans. The Specific Plan was first adopted in 1978 as an amendment to the Rancho Bonita Planned Community. Prior to the most recent major update in 1985, the plan was amended on ten occasions. Also 'during that period, development progressed in several SPAs. Id December of 1987, the Rancho del Rey SPA I Plan was approved and the SPA I area is now under construction. Development plans for the SPA II area were approved in August 1989 and is now also under construction. (08/10/90) I-1 A. Chula Vista General Plan The recently updated General Plan Land Use Element desig- nates a variety of land uses for the project site. The E1 Rancho del Rey Specific Plan, which was adopted well before the update, served as the source for the designated land use pattern and intensities. In order to provide more detailed information for particular areas within the City's planning area, the General Plan Update includes a series of "area plans" which focus on the particular issues relevant to each area. Rancho del Rey SPA III is located in the Sweetwater Planning Area. The Sweetwater Area Plan consists of two documents incorporated by reference: The Sweetwater Community Plan (for the area outside the current city limits) and the E1 Rancho del Rey Specific Plan. This general plan structure directs the Specific Plan be used to implement the goals and policies of the General Plan direct- ly to the project site. In effect, the Specific Plan is the General Plan for the E1 Rancho del Rey planning area. B. E1 Rancho del Re¥ Specific Plan As noted above, the E1 Rancho del Rey Specific Plan, as amended November 12, 1985, implements the General Plan for the planning area. It also serves as the zoning for the property. The Specific Plan was adopted as the General Development Plan and Schedule for the E1 Rancho del Rey Planned Community (PC) Zone pursuant to Chapter 19.48 of the Chula Vista Municipal Code. The Specific Plan (PC Zone) is implemented through the adoption of SPA plans. Any zoning or plan for development subsequently adopted must be con- sistent with the Specific Plan. Early in the Specific Plan process a goal and several objec- tives were established for the Plan. This SPA Plan is also intended to achieve the same goal and supporting objectives: Specific Plan Goal The text and plan diagram of the E1 Rancho del Rey Specific Plan propose the development of a well-balan- ced community which would be characterized by a diver- sity in land use and a strong emphasis upon natural and man arranged open space. The promotion of orderly and economic growth, development and conservation of the E1 Rancho del Rey territory, through comprehensive City planning, is the goal of the E1 Rancho del Rey Specific Plan. Specific Plan Objectives (1) The improvement of the existing and projected pat- terns of land use in E1 Rancho del Rey. (2) The protection of the natural landforms and eco- system of E1 Rancho del Rey and adjacent areas. (08/10/90) I-3 (3) The establishment of an effective pattern of circulation within E1 Rancho del Rey, and an economic, useful, and convenient network of transportation linkages between the subject community and other parts of the Chula Vista Planning Area. (4) The provision of adequate storm and sanitary sewers. (5) The conservation of water, fossil fuels, and natural vegetation. (6) The provision of affordable housing. (7) The provision of adequate police, fire, park, recreation and other municipal services. (8) The promotion of well-ordered and aesthetic spatial relationships, and the establishment of a qualitative townscape for the natural and man-made environments of the subject area and adjacent territories. (9) The provision of guidance for the preparation of precise development plans for the various portions of E1 Rancho del Rey District. (10) The provision of additional housing for the in- creasing population of the San Diego region. (11) The provision of employment opportunities within the Specific Plan area. The Specific Plan consists of a- text and two maps: the Specific Plan Map and the Administrative Plan Map. The Specific Plan Map indicates the land use designation for every parcel within the plan area while the Administrative Plan Map assigns a specific number of units to each residen- tial parcel based on its size and density classification. The text describes the various components of the Specific Plan and provides basic guidelines and processes for its implementation. C. Specific Plan Consistency The E1 Rancho del Rey Specific Plan was prepared using large scale design concepts which were intended to be detailed and refined in subsequent planning processes, including the pre- paration of SPA Plans and tentative maps. With the adoption of the Specific Plan, the general pattern, intensity and character of development was established, along with several guidelines, policies and regulations, to guide detailed plan- ning. Thus, the Specific Plan attempts to balance the need (08/10/90 I-4 for development regulation with the need for flexibility to respond to a dynamic development environment. The consis- tency of subsequent SPA Plans and tentative maps must be evaluated with this balance in mind. Although this plan for the SPA III area is generally consistent with the Specific Plan, an amendment to the Specific Plan (and General Plan) is proposed because of changes to the alignment of East "J" Street and a substantial increase in the amount of public park in the planning area. Specific Plan Amendment Approval of the proposed plan will require amendment of the E1 Rancho del Rey Specific Plan and the City's General Plan because of circulation and land use inconsistencies. The circulation amendment is required because East "J" Street is not extended to Buena Vista Way, as shown on the adopted plans. This connection is not proposed because the align- ment of Buena Vista Way and site topography would make for a hazardous intersection. Traffic studies have indicated that the connection is not required for efficient traffic flows. The primary land use issue is the inclusion of the 10.0 acre public park which is not shown on the adopted plans. This park is included to meet the project requirements for park- land on-site and help alleviate the current shortage of recreational facilities in the surrounding area. The 2.0 acre site shown for park use on the adopted plans is now proposed for community facility use (i.e., church, day care, etc.). Each of these major changes has caused other, smaller changes in the pattern and distribution of land uses and development intensity. However, the overall character and intensity of the project is not changed from that des- cribed in the adopted plans. Since the adoption of the Specific Plan, the City has adopted a policy which requires the maintenance of certain "thresholds" which reflect the quality of life within the City. As a part of the specific plan amendment, these City-wide thresholds will be incorporated into the E1 Rancho del Rey Specific Plan superseding any conflicting provisions of the Specific Plan. This will bring the project into conformance with current City policy. Further, the density transfer included in this SPA Plan, although permitted under the provisions of the adopted Specific Plan, is an administrative component of the amendment. Land Use Pattern The land use pattern established by the Specific Plan includ- ed residential development for the northern and central ridge areas connected with a loop collector road, and an employment park adjacent to East "H" Street. Higher density residential uses were placed near the eastern end of the (08/10/90) I-5 site, adjacent to the Community Park and other public facility sites. A variety of residential densities are found in SPA I and SPA II, north of East "H Street, although the vast majority of the units are single family detached products in density categories 0-2 du/ac, 2-4 du/ac, and 4-6 du/ac. The predominate residential density in SPA III, south of East "H" Street, is 4-6 du/ac. Two 6-8 du/ac parcels are designated along East "J" Street, while 2-4 du/ac is assign- ed to in-fill areas. This pattern is evident in Exhibit 3. The detailed land use and residential density planning for the area north of East "H" Street was completed and approved in the SPA I and SPA II Plans. SPA III will complete the detailed planning process for the entire E1 Rancho del Rey Specific Plan area. The land use pattern proposed for the SPA III area is depict- ed in Exhibit 2, the General Development Plan. The pattern is similar to that of the Specific Plan. In addition to the amendment issues described above, the most evident changes are the designation of Specialty Housing parcels adjoining East "H" Street and the transfer of density to the SFA parcel located south of East "J" Street and east of the junior high school and park sites. The sources of the density transferred to the SFA parcel are the two 6-8 du/ac parcels which are proposed for SFD-Cottage development and the SFD-Conventional band along the eastern edge of the project which was designated 4-6 du/ac. These density reductions are proposed in order to provide a more compat- ible interface with existing development. The proposed SFA parcel has only one edge with the potential for land use conflict; that between it and the neighborhood park site. Sufficient buffering should be easily achieved using appropriate site planning and grading techniques. The Specialty Housing designation identifies an area to be developed as a Retirement Community with a variety of housing products and specialized amenities, substantially independent of the other residential development in SPA III. Residential Density and Character The generalized residential density categories (0-2 du/ac, 2-4 du/ac, etc.) were purposely used in the Specific Plan in order to allow for creativity and innovation in product development, yet provide sufficient development intensity regulation. The Specific Plan recognized that actual pro- duct selection and design standards would be elements of the SPA Plan process. It did, however, provide a description of the general character and intent of the various residential densities (Section VI.E Residential Design Guidelines of the amended Specific Plan). This Specific Plan section allows for an evaluation of consistency between the residential development approved in the adopted Specific Plan and that (08/10/90) I-6 proposed by this SPA Plan. This provision also allows for the evaluation of density transfers and other refinements, in terms of their effect on the character of development established by the Plan. Table 1 provides a comparison of the residential development approved for the SPA III area in the Specific Plan and that proposed by this SPA Plan. The table indicates that the proposed products are clearly consistent with those of the Specific Plan. General Development Plan The General Development Plan is a required exhibit for any Planned Community Zone and is intended to show the general location of all proposed land uses and the general circula- tion system. Here it is also used to bridge from the generalized density categories describing residential development in the Specific Plan to the specific housing products proposed in the SPA Plan (see Site utilization Plan - Exhibit 5). The General Development Plan is comparable to the specific plan map for the SPA III area, incorporating the land use changes and other plan requirements which have been accomplished.through the SPA Plan process. The Site utilization Plan is the most detailed of the land use maps provided in this text and is the key exhibit used to des- cribe the development proposed in Rancho del Rey SPA III. (08/10/90) I-7 TABLE 1 Rancho del Rey SPA III Spectficp~.. yersusGeneralDevelopmentPl"" Consistenc~ Adopted Spe~tficPlan GenerslDevelopmentPl~" Units Units Character Units Densit~ ~ Permitted Product Propose~ Transferred 2-4 Single Family 162 Single Family 314 +152 Conventional Detached 4-6 Small lot single 975 Single Family 250 -137 family, zero-lot & Specialty line patio homes, Housing 588 duplexes, multi- plexes, clustered development 6-8 Townhomes, patio 243 Townhouses 228 -15 homes, duplexes, multiplexes, condo- miniams, clustered development ~ TOTALS 1.380 du 1,380 du 0 net (10/26/90) I-8 1.3 SPA BOUNDARIES The E1 Rancho del Rey Specific Plan area has been divided into sub-communities or Sectional Planning Areas (SPA) for the purpose of guiding the implementation of Planned Community zoning. When the Specific Plan was adopted in 1978, the area was divided into ten such areas. Six of these areas, totalling 1,582 acres, were combined in the November 1985 amendment to form the Corcoran Ranch SPA. The implementation of the Corcoran Ranch SPA was to be by sub-areas of the SPA which did not have predetermined boundaries. The determination of appropriate sub-area boundaries was to be made using a process described in the Specific Plan. These sub-areas are then processed in the same manner established for SPAs by the Chula Vista Zoning Ordinance. Basically, the sub-area determination process involves testing a proposed sub-area configuration against an established set of criteria. The Rancho del Rey Sectional Planning Area Criteria Report described a proposal to divide the Corcoran Ranch SPA into four sub-areas. These were to be known as Rancho del Rey SPA I, SPA II, SPA III and SPA IV. These sub-areas (SPAs) were approved by the Chula Vista City Council on June 3, 1986. Subsequent to the adoption of the SPA I Plan in December 1987, it became evident that the area identified as SPA III should be the next area to receive detailed planning study and that the II and IV should be planned as a single areas known as SPAs unit. On June 21, 1988, the Chula Vista City Council approved the current SPA boundaries and labels shown in Exhibit 3. This Sectional Development Plan addresses the development of the area labeled SPA II in that exhibit (the area previously known as SPA III). Revised land use statistics for the three SPAs are designated in the exhibit listed in Table 2. 1.4 LEGAL SIGNIFICANCE/EIR Adoption of the Rancho del Rey SPA III Plan and zoning regula- tions by the City Council will establish the official develop- ment policy of the City of Chula Vista for Rancho del Rey SPA III. All future discretionary permits for development within the planning area will need to be consistent with this SPA Plan to be approved. The Master Environmental Impact Report prepared for the E1 Rancho del Rey Specific Plan Amendment which was certified in 1985, concluded that adverse environmental impacts were insigni- ficant or could be mitigated except for Air Quality and Bio- logical Resources. The City Council adopted CEQA findings (EIR 83-02) which included a statement of overriding considerations in regard to these impacts, as required by the California Environmental Quality Act. (08/10/90) 1-10 Rancho del Rey SPA III EL R~NCMO DEL RE~ SPEu~IC PLA~ - AT.TDCATION TO SPAS SPA I SPA II SPA III To~-la Residential Uses Acres DU Acres DU Acres DU Acres DU 0-2 du/ac 39.3 63 125.5 208 0.0 0 164.8 271 2-4 du/ac 66.4 229 98.8 359 44.8 162 210.0 750 4-6 du/ac 205.5 1,099 0.0 0 177.9 975 383.4 2,074 6-8 du/ac 31.2 212 0.0 0 33.7 243 64.9 455 8-12 du/ac 35.0 374 0.0 0 0.0 0 35.0 374 12-20 du/ac 12.2 224 0.0 0 0.0 0 12.2 224 Subtotal 398.6 2,201 224.3 567 256.4 1,380 870.3 4,148 Non-Residential Uses Emp. Park 111.6 0.0 0.0 111.6 Schools 10.2 0.0 25.0 35.2 Parks 55.4 5.9 2.5 63.8 236.8 146.1 138.2 521.1 Open Space Subtotal 414.0 152.0 165.7 731.7 803.6 2,201 376.3 567 422.1 1,380 1,602.0 4,148 NOTES: 1) Totals are those given in Exhibit A - Specific Plan, E1 Rancho del Rey Specific Plan, adopted November 12, 1985, except as noted below. 2) Statistics reflect inclusion of two 10 acre out parcels in 4-6 du/ac category in SPA I and SPA III after approval of Specific Plan. 3) No consideration given to density transfers. These statistics represent Specific Plan allocation only and do not correpond to approved SPA Plans. 4) Distribution is based on planimeter measurements. Density of parcels split by a SPA boundary have been allocated proportionately based on projected development areas. 5) Area for circulation routes included in adjacent developed land use area. South half of East "H" Street not abutting development is included in Open Space. 6) A 5.0 acre transfer of open space area from SPA I to SPA II occurred in the tentative map process for SPA I. Further refinement to Open Space acreage may occur with detailed planning and engineering. ( 08/10/90 ) I-12 A Supplemental Environmental Impact Report will be prepared for del SPA III Plan and associated Tentative Sub- the Rancho Rey division Maps. It will be considered by the City Council and other appropriate bodies, together with the plans and maps associated with the project, in accordance with applicable law. (08/10/90) 1-13 CHA~r~K II: PLAN CONCEPT II.0 DESIGN INFLUENCES The primary influences in developing the SPA III Plan were the adopted E1 Rancho del Rey Specific Plan, the adopted SPA I Plan, the Draft SPA II Plan, existing improvements, and landform char- acteristics of the site as depicted in Exhibit 4. In addition, a number of technical considerations such as storm drainage, traffic, geology, biology, etc., played important roles in creat- ing the SPA III Plan. These technical considerations have been detailed in technical reports which are included as appendices to this plan. The SPA III planning area is located between East "H" Street and Telegraph Canyon Road in the southern portion of the Specific Plan area. These two major roads will provide the major com- munity access routes to the project site. The extension of Paseo Ranchero and East "J" Street, as proposed by the SPA III Plan, will nearly complete the local circulation and public infrastructure fabric in the area. A. Site Characteristics and Visual Context The topography of the Rancho del Rey project site consists primarily of east-west trending ridges with side slopes of 15 to 30 percent gradient and intervening valleys. The SPA III area is located to the south of the two main (northern and central) legs of Rice Canyon. The southern leg bisects the project site and is the primary drainage for the north- ern portion of the project site and contains some sensitive biological resources. Portions of the canyon were filled for the construction of East "H" Street and Paseo Del Rey. Vegetation on the project site consists primarily of native scrub plant communities. Sensitive plant species have been identified in some canyon areas of the SPA III site; addi- tionally, two sensitiye bird species have been recorded on the site. The only structure which currently exists on the site is a water tank which serves nearby development; a few dirt roads and an SDG&E transmission line traverse the pro- perty. Property surrounding the project is almost entirely developed with traditional SFD homes. The E1 Rancho del Rey Specific Plan designates development on the plateau area between the south leg of Rice Canyon and East "H" Street. Development area is also indicated from the southern edge of ~he canyon to the edge of the open space buffer paralleling Telegraph Canyon Road. (08/10/90) The landform characteristics of the property played an impor- tant role in creating the adopted Specific Plan. These con- siderations have been maintained within this SPA Plan. Basically stated, developed areas are located on the higher elevations or plateaus, while the canyons and slopes are to remain primarily as natural open space with trail uses. As illustrated in the Design Influences exhibit, the preserved side slopes will retain the natural open space backdrop for the development areas. Graded side slope areas will be landscaped with naturalized plantings to also contribute to the design concept. The internal design of the development areas includes numerous public vistas into the open space areas. A significant percentage of the proposed residential lots adjoin open space providing visual and privacy ameni- ties. The south leg of Rice Canyon, which is included in SPA III, is proposed to remain as open space, in consonance with the adopted Specific Plan. B. Surrounding Land Uses The majority of the SPA III Planning Area is surrounded by single family residential development. Proposed light industrial development is located to the north in Rancho Del Rey SPA I, across East "H" Street. A recently constructed elementary school is located at the northern end of the eastern project boundary. A linear public park extends south from the school site, between the project and existing SFD homes. A small townhouse development is located at the southern end of the park, northwest of the curve in Buena Vista Way. Near the center of the project site, a detached unit condo- minium project is being developed on a 10 acre site (Mission Verde subdivision) at the northwest corner of East "J" Street and Paseo Ranchero. The elementary school district owns the 10 acre parcel at the southwest corner of that intersection, but has no plans to construct facilities in the foreseeable future. SPA III will link the currently isolated segments of Paseo Rancho and East "J" Street, improving the circulation pattern for existing residents as well as future SPA III residents. Commercial sites are located nearby to the west along 1-805 at East "H" Street and at Telegraph Canyon Road, and to the east along Otay Lakes Road. A major employment center is being developed along East "H" Street within the SPA I Planning Area. II.1 COMM~FNI~ STRUC~I~JRE Rancho del Rey SPA III consists of a specialty housing area (retirement community), single family detached neighborhoods, a townhouse neighborhood, and support land uses in a well-planned arrangement. The proposed distribution of development types and (10/26/90) II-3 intensities is illustrated on the General Development Plan (Exhibit 2) and is consistent with the community structure and character established by the Specific Plan, as discussed in of this Plan. Section I The retirement community site is separated from the majority of SPA III by the open space designated for the south leg of Rice Canyon and by Paseo Ranchero. This relative isolation supports the concept of a "retirement village" development with a unique identity and amenities, essentially independent of the other residential development within SPA III. The other residential areas of SPA III have been planned to provide lower densities at the project edges, adjacent to exist- ing SFD neighborhoods. Somewhat higher densities are found along East "J" Street, the major east-west circulation route. Most parcels take access from East "J" Street (a class II collec- tor west of Paseo Ranchero and a class III collector to the east), while a limited number of access points are located along Paseo Ranchero (a class I collector) to maximize its through traffic capabilities. II.2 STATISTICAL SUMMARY The refinement of the plan from General Plan "bubbles" to tenta- tive tract maps involves a variety of statistical calculations at various stages. To understand and compare the statistics of the SPA Plan, it is important to understand the variations which occur during the refinement process. The adopted Specific Plan includes two exhibits: the Specific Plan Map and the Administrative Plan Map. Acreage given in the Specific Plan Map reflects the gross projected development area. The acreage of each development parcel includes the area of adjacent slopes and to the centerline of adjacent roads. The Administrative Plan acreages include adjacent' road areas but do not include areas of major exterior slopes. Thus, the acreage shown on the Administrative Plan, on which the allowable number of units in residential parcels was based, more accurately reflects anticipated development. The SPA Plan further defines more precise parcels for each use, areas which do not include either major exterior slope banks or roads. Subsequent tentative tract maps will establish areas based on specific lot lines. Because of variations and refine- ments during the planning process, some statistics will vary without becoming inconsistent with those of previous plans. A transfer of a small number of lots among parcels during the tentative tract map process is consistent with this SPA Plan. The development proposed within Rancho del Rey SPA III is sum- marized in Table 3 and the Site utilization Plan which is includ- ed as Exhibit 5. The plan designates 7 parcels for residential development, a parcel for public park use, a junior high school site, a community facility site and several open space parcels. (08/10/90) II-4 TABLE 3 Rancho del Rey SPA III Statistical S,,mmary Site Utilization Plan Land Use Acres Average Density D__U Residential SFD - Conventional 63.8 4.9 314 SFD - Cottage 37.8 6.6 250 SFA - Townhouse 19.0 12.0 228 Specialty Housing 86.0 6.8 588 Residential Subtotal 206.6 6.7 1380 Non-Residential Junior High School 26.1 Public Park 10.8 Community Facility 1.9 Non-Residential Subtotal 38.8 Open Space 148.3 Circulation 11.2 TOTAL 404.9 3.4 1380 II.3 DENSITY TRANSFER AS noted earlier, the E1 Rancho del Rey Specific Plan is intend- ed to allow for a degree of flexibility for SPA (sub-area) Plans to respond to changing conditions, markets or design issues. One aspect of this flexibility is the Density Transfer provision which permits the transfer of residential units from one density category to another. In the preparation of the SPA III Plan, a conscious effort was made to create a predominately single famil~ detached community which could be well integrated into the existing residential area. This effort resulted in the selection of single family detached products for most of those parcels designated by the Specific Plan as 4-6 du/ac and all of the parcels designated 6-8 du/ac, instead of the attached products which were included in the development character descriptions. In addition, the plan was designed for sensitivity to existing adjacent residential uses. This required that single family detached products be located along nearly all edges of the project to be consistent with existing products. Also a larger lot size was utilized in Parcel R-2, adjacent to canyon and park (10/26/90} II-6 open space areas. The inclusion of a new 10 acre park site converted an area designated for 4-6 du/ac to open space. These choices resulted in a reduced yield from these parcels. The displaced units were allocated to a single SFA parcel located next to the neighborhood park site which was designated 4-6 du/ac by the Specific Plan and into the Specialty Residen- tial area (Parcel R-7) which was also designated 4-6 du/ac. The location of the SFA parcel was carefully selected to adjoin an existing condominium project and buffer the large park and junior high school sites. An increased number of units in the Specialty Residential area will permit a wide range of housing products (attached and detached) for the seniors market. A larger numberof units will increase the viability of an indepen- dent neighborhood and reduce the per unit cost of specialized amenities or services (e.g., private transit service, etc.) for residents. The result of the transfers is a redistribution of units with preservation of the character and pattern of development set by the Specific Plan. The predominance of single family detached products has been achieved with the creation of a single SFA parcel. A semi-independent housing project has also been creat- ed within the SPA to respond to the local need for seniors' housing. The Density Transfer Map (Exhibit 6) depicts the residential units which have been transferred in this SPA. The exhibit compares the unit count from each density category of the Specific Plan to the number of units provided by the SPA Plan in the same area. The density transfer statistics are summarized in Table 4 below. The actual number of units within each parcel, and accordingly in each density category, will be estab- lished with the approval of a tentative map or site plan. TABLE 4 Rancho del Rey SPA III Density Transfer Statistics Density Units Units Units Desiqnation Specific Plan SPA Plan Transferred 2-4 du/ac 162 187 +25 4-6 du/ac 975 1,019 +44 6-8 du/ac 243 174 -69 TOTALS 1,380 1,380 0 (10/26/90) II-7 II.4 HOUSING PROGRAMS The fundamental residential concept of the E1 Rancho del Rey Specific Plan is: ...to provide for and integrate a diversity of residential densities, types and price ranges. It is intended that homes will range from single family estates to multi-family apartment projects of various affordability levels. It is specifically not intended that E1 Rancho del Rey be develop- ed as a large tract of single family homes appealing to a narrow band of resident incomes. The Housing Element of the City of Chula Vista General Plan includes programs and policies intended to provide good quality housing to persons of all income levels. One such program is directly aimed at currently undeveloped parcels: At such time as it is appropriate for undeveloped lands within the planning area to be urbanized, the City should regulate such urbanization with a view toward establishing orderly, stable and beautiful residential neighborhoods. These lands should be developed with sound housing in good environments. The City of Chula Vista should promote estab- lishment of inclusionary and "balanced communities" in its new territories. Developers should create well-planned, mixed-income residential complexes in an effort to attract all age groups and economic segments of the community. As a condition of the SPA II tentative map approval, a require- ment that 5% of the units within the specific plan area be affordable units for low-income families and 5% be affordable to moderate-income families. Resolution No. 15751 adopted by the City Council on August 7, 1990 acknowledged that the entire moderate-income requirement had been met and that the majority of the 16w-income requirement had been met. The remaining requirement is that 23 low-income units be built in SPA III. In the event that no reasonable site for low'income units is avail- able in SPA III, an alternative site within the City may be utilized. In addition the project sponsor is required to contri- bute $100,000 to the City to assist in meeting the City's low- moderate income housing goals and/or enhancing the landscaping of Lofgren Terrace, a low-income housing project within the Specific Plan area. The contribution shall be made at the time of recordation of the first subdivision map in SPA III. II.5 PHASING Three phases of development are proposed. These are illustrated in Exhibit 7 and have been utilized in the Public Facilities Financing Plan and technical studies. The first phase consists of the Specialty Residential area (Parcel R-7). Included in this phase is the construction of a major trunk sewer line along (08/10/90) II-9 the southern edge of the development parcel which will serve SPA III development, as well as existing off-site development which is currently served by a sewage pump station. Paseo Ranchero will be extended from East "H" Street to provide access to Parcel R-7 in the first phase. Phase 2 includes the area south of Rice Canyon and west of Paseo Ranchero. Major facilities in this area include the extension of Paseo Ranchero to Telegraph Canyon Road, and the extension of East "J" Street to Paseo Ladera. The third development phase includes the area east of Paseo Ranchero and the extension of East "J" Street to provide access to the two major public facilities sites located in this area: the junior high school and large neighborhood park. Although the order and description of these proposed phases reflect the most accurate information available, they may be modified to respond to changed or unexpected circumstances without amendment to this SPA Plan. While three phases of residential product development are depict- ed, the major grading and backbone infrastructure improvements are proposed to occur in a single "phase". The City Council has recently adopted a policy which requires justification of grad- ing in advance of the need for building sites. The reasons for a single grading operation are several, as listed below, however the primary reasons are to provide necessary "in-fill" infra- structure which has been lacking in the area and to minimize the nuisance impacts to the existing adjacent residents. A detailed listing of the rationale for a single major grading operation are listed below: - The project has been designed as a whole to balance grading without significant export or import of soil. This balanced condition does not occur within each development phase. Because the project is an in-fill development, significantly less flexibility exists in grading design as the project edges must "meet" the existing development. Unbalanced grading phases would require stockpiling or borrowing in various areas of the project which would have many of the same impacts of development grading. Alternatively, the trucking of significant quantities of soil in or out of the project area with each grading phase will have repeated impacts to local streets and residents. - As 'an in-fill project, SPA III will be providing utility and circulation connections which have been anticipated for some time. Construction of East "J" Street and Paseo Ranchero and the in-street utilities in each will require grading throughout the project site, within all residential phases. - Completion of the major grading in a single operation will minimize the period of noise and dust nuisance impacts to existing adjacent residents who surround the project site. - Delivery of a graded site to the school district to meet the distrcit's schedule (completion and occupancy in fall 1995) may require grading prior to construction of residential (08/10/90) II-11 products in Phase 3. Neighborhood park construction and improvement is proposed to occur concurrently with school site development. Early grading and improvement of the neighborhood park will also be a benefit to existing neigh- borhood residents. - Grading of the entire project area will allow the develop- ment of a wide variety of housing products according to market demand. Seniors housing, single family attached, and a variety of single family detached products are distributed throughout the project. Completion of the major grading will finalize landforms at an early stage of the project and will allow permanent land- scaping, as required by City standards, to be installed and mature consistently throughout the community. A consistent appearance to landscaping is a vital component of a quality community image. - Efficiencies of scale can be achieved during a single grad- ing operation. This efficiency is related not only to the quantity of soil moved, which is reduced when no temporary grading is constructed, but also to reductions in the amount of temporary landscaping and irrigation, number of plans and inspections of temporary conditions, and repeated contracts and delivery of equipment to the site. Each of these fac- tors can directly affect the cost of providing a site for residential development and thus the cost of a home. - Throughout the South Bay unique soil conditions and geologic features require the mixing of soils to create suitable development sites. Such mixing often requires grading over large areas to provide sufficient soils to create fill materials which meet engineering criteria. The exact requirements of the project site are not known at this time, however soil mixing has been necessary within SPA I and SPA II areas and similar circumstances are probable in SPA III. (10/26/90) II-12 PART TWO= DEVELOPMENT ~A~ACTERISTICS This section of the Rancho del Rey SPA III Plan describes the characteristics of the development proposed within the SPA. A general description of the overall development is followed by separate chapters devoted to individual project components such as circulation, parks and recreation, and community design. Other chapters address the necessary public facilities included in the project and the financing plan which will be drafted to ensure their provision. The Public Facilities and Financing Plan will be provided as a separate document. 08/10/90) Part-2 CHA~K III: CIRCULATION The E1 Rancho del Rey Specific Plan includes a requirement for the preparation of a Traffic Analysis for each sub-area (SPA) plan. Such an analysis has been prepared for SPA III by Bankston/Pine Associates, Inc. and is included as Appendix A. Development statistics from that report have been adjusted to reflect the currently proposed project. The analysis was used to define both the internal and external circulation system requirements, the necessary improvements and their incremental provision based on the project phasing. The study considered existing traffic levels, the traffic to be generated by approved projects, and projections of future traffic. The analysis of project impacts was completed using the City's ECVTPP computer model for Eastern Chula Vista. This chapter addresses the on- and off-site components and characteristics of the proposed circulation system. The imple- mentation, schedule and financing mechanisms for the system are discussed in the Public Facilities and Financing Plan. III.0 CIRCULATION NETWORK AND PROJECT TRAFFIC Rancho del Rey SPAs I and II will have primary access via East "H" Street and secondary access via Otay Lakes Road. Access to SPA III will be provided by Paseo Ranchero from either East "H" Street to the north or Telegraph Canyon Road to the south, or via East "J" Street from Paseo Ladera from the west. Regional access is provided by 1-805 located west of the site, which has an interchange with both East "H" Street and Telegraph Canyon Road. The future construction of SR-125 to the east will pro- vide additional regional access for future traffic volumes. East "H" Street has been constructed to six lanes from 1-805 to Otay Lakes Road. The improvement of Telegraph Canyon Road to four and six lanes from Medical Center Road to EastLake is currently underway. A similar improvement of Otay Lakes Road north of SPA I has been completed. Improvements to the 1-805 interchange at East "H" Street are also complete. All of these improvements are in conjunction with Rancho del Rey and other projects in the area. A number of intersections in the area are currently signalized or will be signalized shortly in conjunc- tion with on-going development projects. Traffic generated by the project was estimated using trip genera- tion factors approved by the City of Chula Vista. The rates for uses in SPA III are: single family residential 10 ADT/du; single family attached - 8 ADT/du; retirement - 4.5 ADT/du; and, junior high school - 40 ADT/acre. (08/10/90) III-1 Trip generation for the proposed project is shown by phase in Table 5, below. A total of 11,110 ADT are forecast. This traffic was distributed to the local street system by the computer model. Street segments and intersections were then analyzed to determine project impacts and required mitigation. TABLE 5 Rancho del Rey SPA III Project Trip Generation A.M. Peak Hour P.M. Total PHASE LAND USE/PARCELS In Out In Out ADT 1 588 du Retirement/R-7 42 170 186 79 2,646 2 252 du SFD/R-1, R-3, R-4 40 162 176 76 2,520 3 228 du SFA/R-6 29 117 130 53 1,824 312 du SFD/R-2, R-5 50 200 218 94 3,120 25 ac School/S-1 97 257 247 130 1,000 Totals 257 906 957 432 11,110 Source: Bankston/Pine Associates, Inc./Cinti & Assoc. III.1 STREET STANDARDS The E1 Rancho del Rey Specific Plan established roadway classifi- cations for the principal streets in the plan area. Those affec- ted by SPA III development are listed below: Street Classification Telegraph Canyon Road Prime Arterial - 6 lanes divided Paseo Ranchero Collector - 4 lanes East "J" Street Residential Collector - 2 lanes The proposed SPA III improvements for these streets are con~is- tent with the Specific Plan (and General Plan) designations, except for East "J" Street east of Paseo Ranchero. As noted earlier, the specific plan and general plan show East "J" Street extended to connect to Buena Vista Way. Engineering studies have indicated that the intersection between these two streets would be potentially hazardous due to the existing, curving alignment of Buena Vista Way and topography in the area. Because traffic studies indicate the through connection is not necessary, East "J" Street is realigned and re-designated as a Class III collector east of Paseo Ranchero in this SPA Plah. The street sections shown in the Circulation Exhibit (Exhibit 8) depict the dimensions proposed for each roadway. Provisions for (10/26/90) III-2 on-street parking, bike lanes and sidewalks within the street right-of-way are also indicated. 111.2 PRIVATE STREETS Private streets are proposed in the specialty residential area, south of East "H" Street. Because access to this area will be limited to residents and guests, and retirement housing is expected to have a reduced need for on-street parking, private streets with a reduced cross section are proposed. III.3 LEVEL OF SERVICE STANDARDS Level of service is a qualitative measure used to indicate a relationship between an existing or projected traffic volume and an estimated capacity for a segment of roadway. Other factors that are represented by a level of service value include speed, travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. Six general levels of service are used in identifying the conditions that will exist on an arterial highway at certain traffic volumes and capacities. These range from LOS A to LOS F, LOS A being the least congested situation. The City of Chula Vista has established "threshold standards" which include the main- tenance of specified LOS at major intersections. The analysis completed in the traffic study for the project demonstrates that all intersections relevant to the project will operate at LOS C and evening peak hours, with the or better during the morning exception of the East "H" Street/Paseo del Rey intersection and the Telegraph Canyon Road and Paseo Ranchero intersection until it is mitigated with signalization. The first intersection will operate at LOS C in the AM peak hour but is within LOS D in the evening peak hour. The City's traffic threshold policy permits LOS D during two one-hour periods only, each morning and even- ing, at signalized intersections. The proposed project is fully consistent with this policy, as it will be at LOS C during the third highest hour. Similar level of service standards can be assessed for road seg- ments, as well as intersections. The traffic analysis indicates that all road segments will operate at LOS C or better with completion of the SPA III project. III.4 PHASING OF ROAD IMPROVEMENTS Development within Rancho del Rey will be phased concurrently with the provision of adequate road capacity and access improve- ments. The proposed development phases and associated circula- tion system improvements are described in the Public Facilities Financing Plan. 08/10/90) III-4 A summary of the major road requirements which are a part of the SPA I/II/III project are listed below: East "H" Street, between 1-805 and Otay Lakes Road, has been constructed and striped for six lanes and signals installed at appropriate intersections. Otay Lakes Road has been constructed and striped for four lanes from Bonita Road to East "H" Street. East "H" Street/I-805 Interchange has been reconfigured and signalized according to the timing and specifications detail- ed in the traffic study. Paseo Ranchero and East "J" Street will be constructed in conjunction with development of SPA III. Paseo Ranchero is to be constructed as a Class I collector between East "H" Street and Telegraph Canyon Road, and East "J" Street as a Class II collector (segment west of Paseo Ranchero) and Class III collector (east of Paseo Ranchero), per SPA Plan and PFFP for SPA III. Internal Streets shown on the respective Rancho del Rey SPA I, SPA II and SPA III Maps are/will be constructed to the designated City standard with each phase of development. In addition, the provision of signals or stop signs will be required at various intersections. The specific road improve- ment requirements will be determined at tract map approval and to maintain the acceptable level of service will be established throughout the system. III.5 ~R~NSIT PL/~NNING PRINCIPLES The project area is served by the municipal bus service. The following principles should be followed in determining the loca- tion of transit stops along planned transit routes in the com- munity and in designing the pedestrian system: 1. Where there are numerous major pedestrian generators, access to stops for transit vehicles moving in both directions would be facilitated by locating transit stops near striped intersections. 2. Transit stops should be located and walkways designed to provide access as directly as possible without impacting residential privacy. 3. At intersection points of two or more transit routes, stops should be located to minimize walking distance between transfer stops. 4. Transit vehicle conflicts with automobile traffic can be mitigated by locating bus turnouts at the far side of inter (08/10/90) III-5 sections in order to permit right-turning vehicles to con- tinue movement. 5. Transit stops should be provided with adequate walkway lighting with designed shelters. 6. Walkway ramps should be provided at transit stops to insure accessibility by the handicapped. III.6 BICYCLE CIRCULATION A number of bikeways are planned for internal circulation within Rancho del Rey. The internal bicycle system will connect into existing and planned bikeways in the City-wide system on East "H" Street and Telegraph Canyon Road. The primary bikeway system is shown in Exhibit 9 and described below: -- Class I Bikeway (Bike Path): The bike path is a completely separated path apart from the existing street system designed to accommodate one- or two-way traffic. -- Class II Bikeway (Bike Lane): A bike lane is an on-street facility designated by a six inch solid white stripe to the right hand side of the road. Bike lanes are designed for one-way travel in the direction of traffic flow and are typically established on both sides of the street except through intersections. Bike lanes are planned for all major and collector streets within Rancho del Rey. All bikeways should be designed and constructed in accordance with CalTrans' "Planning and Design Criteria for Bikeways in California" to comply with State standards. (08/10/90) III-6 CHAPT~K IV: PARKS, I~ECREATION AND OPEN SPACE The Rancho del Rey SPA III Plan provides facilities to complete the well-balanced, integrated system of parks, trails and other recreational facilities envisioned b~ the E1 Rancho del Rey Specific Plan. The Plan also provides a significant amount of Open Space which will be preserved in its natural condition. These open space areas will permit conservation of sensitive environmental resources which have been documented on the pro- ject site. The park, recreation and open space included in the SPA III Plan have been carefully planned to implement the provi- sions of the E1 Rancho del Rey Specific Plan. This chapter describes the specific facilities included in SPA III. The phasing and financing of these improvements are addres- sed in the Public Facilities and Financing Plan. IV.0 OPEN SPACE Generally accepted standards have been established for the provi- sion and configuration of parks and recreational facilities based on population. However, the need for open space is more difficult to quantify. Usually the need, amount and location of open space are determined by natural environmental or facility related conditions such as biological resources, retention basins, right-of-way reserves and buffer space. The E1 Rancho del Rey Specific Plan designates large natural open space areas for conservation and preservation. Each of the implementing SPA Plans maximizes the amenity value of the open space included in the specific plan by providing maximum visual access into such areas from public places (streets, parks, etc.) as well as from future homesites. Trail access is also provided for hiking through the canyon preserve areas in a manner consis- tent with conservation of.sensitive resources (see IV.0.D. Trail System). Exhibit 9, the Open Space Access Plan, diagrams the various access modes from developed areas into preserved open space areas. The E1 Rancho del Rey Specific Plan recognized the sensitive bio- logical resources located in Rice Canyon and on some of the slope areas surrounding it. These areas were protected by desig- nating them natural open space uses and establishing standards for their conservation. Two particular endangered plant species, Otay tarweed and San Diego thornmint, were found on- site, and specific measures were required to preserve them. These measures were implemented in the previous SPA Plans. No specific requirements were established for the SPA III area. (08/10/90) IV-1 IV-2 A focused biological impact analysis and mitigation plan for SPA III has been prepared and is included in the Appendix Volume of this text (Appendix B). The analysis focuses on the impacts of grading to create development sites. Mitigation measures adopt- ed with the Specific Plan and other earlier documents have been included in the SPA III development scheme. A project-wide revegetation plan which includes sensitive plant species trans- planting programs is proposed. This plan would be reviewed and implemented by a plant specialist with experience dealing with native species. Additional, specific mitigation measures, including an off-site land acquisition program, prescribed for the SPA III Plan are described below: A. Habitat Impacts to the coastal sage scrub habitat will be minimized by monitoring grading by a qualified biologist to ensure open space areas are not impacted, and by hand clearing fire safety areas instead of using heavy equipment. These measures will help to protect the plant community and to reduce associated impacts the wildlife that utilize these plant species. Mitigation for the loss of habitat will include the revegetation of cut slopes with coastal sage scrub species native to the site. Establishment of native species on disturbed slopes will offer replacement habitat for the California gnatcatcher, the orange-throated whip- tail, and the San Diego horned lizard. The quality of mima mound topography on the site was asses- sed. Although the topography is present, the field survey determined that only one vernal pool exists on-site. B. Botanical Impacts to populations of San Diego barrel cactus and snake cholla cactus could be reduced to a level of insignificance through the design and implementation of a transplanting program. This program would remove cacti from impact areas and transplant them to permanent open space, under the super- vision of qualified experts. A monitoring scheme would be included to assess the success of the program. C. Wildlife Impacts to the population of California gnatcatchers will be reduced by the following: ~) minimizing impacts to the coastal sage scrub vegetation; 2) designing open space areas to include large blocks of the coastal sage scrub habitat; and, 3) making on-site open space contiguous with undisturb- ed habitat off-site. The revegetation of cut slopes with coastal sage scrub species will also aid in replacing lost habitat for this bird. IV-3 (08/10/90) D. Off-site Mitigation Program California Gnatcatchers Prior to the issuance of a grading permit which would dis- turb coastal sage scrub on the specialty housing area of SPA III (Parcel R-7 on the Site Utilization Plan), except for road/sewer improvements, as described below, the applicant shall acquire and preserve an area of coastal sage scrub habitat as described in one of the following options: 1. Acquire and preserve an off-site area of coastal sage scrub habitat encompassing at least 187 acres which supports at least 17 pairs of California gnatcatcher; 2. Acquire and preserve an off-site area of coastal sage scrub habitat encompassing at least 256 acres which supports at least 10 pairs of California gnatcatcher; orr 3. If an off-site mitigation area cannot be found, shall preserve the 70 acres of coastal sage scrub habitat in the Specialty Housing Area (Parcel R-7) on-site, in addition to the 117 acres of coastal sage scrub habitat proposed for open space as described in the project EIR; 4. Or acquire and preserve an off-site area of coastal sage scrub habitat acknowledged by the U.S. Fish and Wildlife Service and the city of Chula Vista to equal or exceed the conservation goals of the options listed above. This mitigation is to satisfy the take and replacement for all of SPA III, not just for the specialty housing area. The proposed mitigation site can be located outside the city limits, however, first priority shall be given to the acqui- sition of areas within the City's General Plan area, and then to other areas within San Diego County. The long-term preservation of the mitigation site will be the responsibil- ity of either a public or private entity that is satisfac- tory to the City of Chula Vista (acceptable private entities are: Nature Conservancy, Sierra Club; acceptable public entities are: Bureau of Land Management, California Department of Fish and Game, U.S. Fish and Wildlife Service, County of San Diego, City of Chula Vista). Interim respon- sibility for preservation of the mitigation site shall remain with the project applicant until an acceptable public or private entity is secured. The proposed site must be acceptable to the City of Chula Vista, in consultation with the U.S. Fish and Wildlife Service (USFWS) and the California Department of Fish and Game (CDFG) for evaluation of the site. The criteria for determining the acceptability (10/26/90) IV-4 of the mitigation site will be (1) its use by the California gnatcatcher, and (2) its long-term conservation potential. The mitigation site will be evaluated for use by the California gnatcatcher through surveys of the site on a minimum of three days at least a week apart. If no gnatcatchers are heard after the first visit, tapes of gnatcatchers will be used. A minimum of one hour should be expended for each 25 acres of habitat surveyed. Surveys will be conducted in the morning between sunrise and 11:00 a.m., or after 3:00 p.m. Surveys should be conducted when air temperature is between 55 and 95 degrees Fahrenheit, and winds are below 15 miles per hour. The mitigation site should be within, adjacent to, or con- nected by an appropriate landscape corridor to a larger area or interconnected set of patches of habitat that are cur- rently in public ownership, designated for open space, or reasonably expected to remain in a natural state. The mitigation/replacement site can be located outside the City of Chula Vista, if necessary, but must be within San Diego County. No grading or activities which would adversely affect the habitat on the specialty housing area, other than: 1) the construction of sewer improvements, 2) the extension of Paseo Ranchero, and 3) the further grading of the disturbed area on the east end adjacent to Paseo Ranchero which is not included in the 70 acres of quality coastal sage scrub habitat, shall occur prior to accomplishing the off-site acquisition. The project proponent will make an irrevocable offer to dedicate the off-site acquisition/mitigation site to the City of Chula Vista, County of San Diego, or other appropri- ate open space holder at the time of issuance of the grading permit. If ownership of the site does not transfer prior to the issuance of a grading permit, the applicant shall record a conservation easement with an agency of appropriate juris- diction over the off-site mitigation area (186 or 256 acres) prior to issuance of the permit. Vernal Pools Prior to issuance of a grading permit which would disturb the mima mound area indicated in Appendix B, the project proponent will acquire and preserve 0.4 acres of vernal pool-associated lands. The vernal pool acquisition area is not required to be in the City of Chula Vista. This mitiga- tion area is equivalent to twice the vernal pool area lost as a result of grading on the proposed project area. The proposed vernal pool mitigation site must be acceptable to the City of Chula Vista, in consultation with the USFWS. The criteria for determining the acceptability of the mitigation site will be (1) the presence of vernal pool habitat, and (2) its long-term conservation potential. (10/26/90) IV-5 The acquired vernal pool mitigation area shall be an area recognized by the USFWS as an area supporting pool habitat and it shall be a vernal pool area that is currently in private ownership and not protected by conservation ease- ments. The mitigation site can have existing vernal pools occurring on it, or it may be an area which is historically known to support vernal pools that c~uld be restored (recon- structed). If an area requiring restoration is chosen, a vernal pool restoration plan shall be prepared and imple- mented. The plan shall be acceptable to the City of Chula Vista, in consultation with the USFWS. The site shall be adjacent to or connected by an appropriate landscape corridor to a larger area or interconnected set of patches of preserved vernal pool habitat that are currently in designated open space. Immediately upon acquisition of a suitable vernal pool mitigation site, the acquired area shall be fenced with a six foot chain-link fence to protect the area. The appli- cant will be required to secure a conditioned Nationwide permit, to be issued by the U.S. Army Corps of Engineers (Section 404 of the Clean Water Act), that contains the conditions outlined in this section concerning vernal pools. The Corps permit shall be applied for and received prior to grading. No grading or activities which would adversely affect the habitat in the vernal pool area (central portion of parcel shall occur prior to accomplishing the off-site acquisi- R-5) tion. The project proponent will make an irrevocable offer to dedicate the off-site acquisition/mitigation site to the City of Chula Vista, County of San Diego, or other appropri- ate open space holder at the time of issuance of the grading permit. Interim responsibility for the preservation of the site shall remain with the project applicant until an accept- able dedication of the land has occurred. The open space areas included in the Rancho del Rey SPA III Plan are designated, on Exhibit 10, Recreation/Open Space/Trails Plan. Corresponding open space land use districts are establish- ed as described in the Rancho del Rey SPA III Planned Community District text (Part Three of this volume). Land uses in these areas will be subject to the regulations found in Chapter IX - Open Space Districts. Natural open space areas will be dedicat- ed to an Open Space Maintenance District which will be formed to own and maintain the open space areas of Rancho del Rey. Open space parcels 0S-3 and OS-4, located between the two portions of residential development parcel R-7, will be incorporated into the Specialty Housing Area Precise Plan and will be owned and maintained by the Home Owners' Association for that project (except for the public access trail described in the following (10/26/90) IV-6 section). The Public Facilities Financing Plan should be consulted for additional information regarding maintenance financing. IV.1 TRAILS Three types of trails are depicted on the Recreation/Open Space/Trails Exhibit (Exhibit 10): bicycle and pedestrian routes follow the road circulation system, while the hiking trail system links the SPA III area to the park and recreation areas of SPA II and SPA I through open space corridors. The exhibit includes only the major linkages in the pedestrian circulation system. All interior streets will typically include sidewalks adjacent to the roadway in addition to the routes shown on the exhibit. The trails system, which links the residential districts and major activity areas such as parks, schools and recreational centers, provides pleasant and safe off-street circulation and recreation opportunities. The proposed hiking trail extends through the south leg of Rice Canyon and follows the major SDG&E powerline easement. North of East "H" Street, it connects to the community trail system which provides direct access to the SPA I community activity center located at the east end of the canyon. This center includes a large community park, an adjacent YMCA site and a potential public library site, as depicted in the Rancho del Rey SPA I Plan. within SPA III, the trail connection through the Specialty Residential Area (parcel R-7) will be determined in conjunction with the Precise Plan approval for that area. At that time the open space lot dedication for public use will also be implemented. Pedestrian and bicycle routes are designated along the Paseo Ranchero and East "J" Street. These paths connect to similar facilities within adjacent neighborhoods. The bike routes are proposed to be Class II Bikeways (Bike Lane), on-street facilities designated by a six inch solid white stripe (see Bicycle Circulation - Section III.6). (10/26/90) IV-7 IV.2 CONCEPTUAL PARK PLANS SPA III includes a 10.0 acre neighborhood park, located adjacent to the junior high school site. This park is intended to accom- modate group activities and team sports (potential facilities include tennis and basketball courts, soccer fields, etc.). The exact type, number and location of facilities and improvements will be determined by the City. Facilities will selected to compliment those provided on the junior high school site. The park site within SPA III will be improved according to the provisions of the Public Facilities and Financing Plan which also addresses maintenance responsibilities. The park is pro- posed for dedication to the City of Chula Vista. VI.3 PUBLIC PARK COMPLIANCE The City of Chula Vista requires the dedication and minimum improvement of parkland for public parks with new development. The requirements are included in Section 17.10.040 of the City's Municipal Code. A total of 10.0 acres of usable parkland is shown on the Recreation and Open Space Plan. This acreage alone does not meet the standards established by the dedication ordinance, as shown in Table 6. Because the adjacent junior high school will also provide recreation facilities, the City has determined that additional parkland improvements, payment of fees, or a combination of both would be approriate for the small deficit in parkland proposed within SPA III. As shown in Table 6, the park requirement is based on 1,380 du within the project area. Should this total unit count be reduced as the Site Plan for parcel R-6 and Precise Plan for parcel R-7 are approved, the additional fees/improvements component of parkland provision ordinance compliance shall be correspondingly reduced. (10/26/90) IV-9 TABLE 6 Rancho del Rey SPA III Parkland Dedication Standards PARK DWELLING UNITS DWELLING UNIT TYPE DEDICATION PER UNIT PER PARK ACRE Single-family 423 sf/du 103 du/ac Condominiums 366 sf/du 119 du/ac Duplexes 325 sf/du 134 du/ac Multiple-family 288 sf/du 151 du/ac Mobile Homes 215 sf/du 203 du/ac Based upon the parkland dedication standards shown above, the following requirements will apply to Rancho del Rey SPA III: Number Total Park of Units Type of Unit Park Area/DU Acres 734 Single Family 423 sf/du 7.13 646 Condominium 366 sf/du 5.43 TOTAL 1380 du 12.56 ac The total area of parkland proposed for Rancho del Rey SPA III: Parcel Park Type Acres Percent Credit Acres P-1 Neighborhood Park 10.0 100% 10.00 TOTAL CREDIT 10.00 Surplus (deficit): Requirement Park Area Provided NET SPA III 12.56 10.00 (2.56) The deficit of 2.56 acres shall be met by construction of additional park improvements, payment of fees, or a combina- tion of both. Should the total unit count of the project be reduced during site plan and/or precise plan approval, a corresponding reduction in the net deficit shall be calculat- ed and used to determine a reduced fee/additional improve- ments requirement. (10/26/90) IV-10 t~AI~TKKV: PUBLIC FACILITIES VoO IN~RODUCTION The plan for public facilities is a distinguishing feature of the Rancho del Rey SPA III Plan. This chapter of the text out- lines the public facilities necessary to enable the community to meet the City of Chula Vista's goal of having 'new development provide all required support services. The Public Facilities and Financing Plan provides additional description of the back- bone facilities and describes the financing scheme proposed for each system. The public facilities systems described in this chapter have been sized and designed in response to the proposed distribution of land uses shown on the Site utilization Plan. V.1 ROADS A comprehensive description of the street and highway improve- ments associated with SPA III is found in Chapter III. The Circulation Plan is included as Exhibit 8. The most significant highway improvements associated with the development of SPA III, together with SPA I and SPA II, include the following, all of which are complete: -- Widen Otay Lakes Road to four lanes and signalize project entrance; -- Improve East "H" Street between 1-805 and Otay Lakes Road to six lanes and signalize intersections; and, -- Improve and signalize the 1-805 and East "H" Street inter- section. Major on-site road improvements for SPA III include the construc- tion of Paseo Ranchero from East "H'I Street to Telegraph Canyon Road and completion of East "J" Street between the existing segments in the project vicinity. V.2 WAT~K SUPPLY Rancho del Rey SPA III is located within the Otay Water District, which is responsible for providing local domestic water service. The District is a member of the California Water Authority and the Metropolitan Water District of Southern California. A Water Service Plan for the project has been prepared by Project Design Consultants and is included as Appendix C for reference. The projected domestic water demand for Rancho del Rey SPA III is shown in Table 7 below, and totals 1.00 mgd. The proposed water plan is shown in Exhibit ~1. (08/10/90) V-1 TABLE 7 Rancho del Rey SPA III Domestic Water Demand Land Use Units Demand Factor Demand Residential 1380 490 g/du* 0.68 Junior High School 1400 20 g/student 0.03 (net irrigated) 8.5 2700 g/ac 0.02 Park 10.0 2700 g/ac 0.27 TOTAL 1.00 mgd *Assumes 2.74 persons per unit ¥.3 RECLAIMED WAT~ Reclaimed water mains are proposed to be installed within the SPA III development. Although reclaimed water is not currently available in the vicinity of the project site, a reclaimed water system is being constructed with new development projects so that when reclaimed water does become available it can be distributed with minimal additional improvements. Reclaimed water will be used for irrigation of publicly owned landscaped areas in order to conserve potable water for domestic use. The proposed reclaimed water system is depicted in Exhibit 11A. A 12" line will be located in Paseo Ranchero, between Telegraph Canyon Road and East "H" Street. An 8" line will be extended in East "J" Street, from Paseo Ranchero to the park site to provide irrigation water for the park and potentially, the athletic fields of the junior high school. Off-site facilities will deliver reclaimed water to reclaimed water facilities in Telegraph Canyon Road. The SPA III system will convey the water north where it an irrigation system in SPA II and portions of SPA I which is being constructed to utilize reclaimed water. These off-site facilities and future connec- tions are not a part of the SPA III development project. V.4 SEWER SERVICE The City of Chula Vista will provide sewer service to developed uses in the SPA. The local sewage system is connected to the regional San Diego Metropolitan Sewage System (METRO) which dis- charges at the Point Loma Regional Treatment Plant. A preliminary sewage §ervice report has been prepared by Rick Engineering to document the feasibility of providing sewer service to the project (see Appendix D). The report addressed the entire project area (SPAs I, II, and III), rather than the (10/26/90) V-4 SPA III area separately. An update for SPA III has been prepar- ed by Project Design Consultants (also found in Appendix D). The information included here, which focuses on the SPA III area, has been extracted from these reports. The Rancho del Rey project as a whole will contribute sewage flow to three existing sewer drainage systems: the Otay Lakes Road, the Rice and Telegraph Canyon Systems. Approximately 439 dwelling units will drain into the Otay Lakes Road Sewer System, 2,533 dwelling units and one school site will drain into the north trunk of Rice Canyon, and 956 dwelling units and the Employment Park will drain into the south trunk of Rice Canyon. The Telegraph Canyon System will serve 915 dwelling units and a school site. Two pumping stations which currently operate in the Rice Canyon Sewer System will be eliminated. Previous analyses of the existing trunk sewers has projected that during the final stages of basin development, certain off- site segments may flow under pressure during peak flows. Subse- quent analysis has demonstrated that the Otay Lakes and Rice Canyon sewer basins will have sufficient capacity to accommodate the development of Rancho del Rey and other anticipated projects (see Addendum to Sewer Study, Appendix D). Within SPA III, the South Trunk of the Rice Canyon System will drain the northernmost portion of the project and the existing Candlewood subdivision, the sewage from which is currently pumped to the Telegraph Canyon basin. Sewage will be conveyed in underground sewers constructed within proposed and existing streets or easements to the trunk sewer which will be located at the southern edge of Parcel R-7. This system is depicted in Exhibit 12. The southern portion of the project will drain by gravity to the Telegraph Canyon Basin. The generation rates listed in Table 8 have been used to esti- mate waste water flows. TABLE 8 Rancho del Rey SPA III Waste Water Generation Residential Projected Projected* Project Density Population Flow Flow (du/ac) (pop./du) (qal./du/day) Units (m~/day) 4 3.38 270 3~4 0.09 6 2.66 213 420 0.09 12-20 2.30 184 646 0.12 School 1400 20/student 0.03 0.33 mgd · Assumes 80 gallons/day/person (10/26/90) V-6 Applying these rates, Rancho del Rey SPA III is expected to generate 0.33 mgd in waste water flow. The planned sewer system for Rancho del Rey SPA III is shown in Exhibit 42. The connection to the Telegraph Canyon System and the south trunk of the Rice Canyon System are evident. V.5 STORM WAT~K SYSTEM The downstream drainage improvements necessary to support the Rancho del Rey project have already been constructed. The focus of the storm water system for the project is the control of on-site flows and erosion. A drainage study encompassing the entire Rancho del Rey project area has been prepared by Rick Engineering (see Appendix E). An updated study addressing the SPA III area has been prepared by Project Design Consultants (also in Appendix E). This discussion is based on information contained in those reports. The overall project site is located within four major drainage basins, with the Rice Canyon Basin the largest and most central. The Bonita and 0tay Lakes Basins are located to the north of Rice Canyon, while Telegraph Canyon Basin is to the south. SPA III drains to the Telegraph and Rice Canyon basins. The storm water drainage system proposed for the SPA III project is depicted in Exhibit 13. An engineering analysis of this system has indicated that it is adequate for the proposed devel- opment and will not overload existing downstream facilities. V.6 SCHOOLS A junior high school site is proposed on Parcel S-1. A 10 acre site for an elementary school, currently owned by the school district, is located at the southwest corner of East "J" Street and Paseo Ranchero. The District has indicated that it is not actively planning construction of a school on this site and that future residents would most likely be served by existing and currently planned facilities at other locations. The need for school facilities and available financing methods are addressed in the Public Facilities and Financing Plan. The entire project site is within Mello-Roos Community Facility Districts formed by each of the responsible school districts to provide funding for school sites and facilities construction. (10/26/90) V-7 V.7 POLICE AND FIRE SERVICES Rancho del Rey SPA III is within police patrol beat 32, which is currently served by one patrol car 24 hours a day. Although no new facilities will be necessitated, an expansion of personnel and equipment will be necessary to serve project residents. The SPA I Plan reserves a potential site for a fire station in the park parcel near East "H" Street. This site has immediate access to major roads and is large enough to accommodate a facility meeting City standards. A facility constructed at this location would also serve SPA III. The mechanism to finance fire station improvements is addressed in the Public Facilities and Financing Plan. The project site is currently served by two stations, one on Otay lakes Road and another on East "J" Street. V.8 LIBRARY The City operates a central library to serve the entire com- munity located at 4th and "F" Streets in central Chula Vista. Continuing growth in eastern Chula Vista has raised questions about how library service is to be provided within this part of the City and in which locations. Smaller branch libraries or a larger facility to serve the area east of 1-805 merit considera- tion. Rancho del Rey has reserved land within SPA I, adjacent to the fire station site, as a branch library site. The use of this site for library purposes has been approved by the City Council. (40/26/90 V-9 CHAI~'~K %~I: COMMUNITY DESIGN Community design and character are determined through the inter- action of several specific areas of design focus: architecture, site planning, landscaping, hardscaping and lighting. The guide- lines presented here are intended to focus design efforts in each of these areas, to create a unified and well-defined com- munity aesthetic. These guidelines should be consulted and refined through each level of project review. They are intended to be refined and revised as development proceeds, as contrasted to absolute standards. VI.0 COMMUNITY DESIGN RT.RMENTS Generally, buildings within SPA III should be iow-profile with a variety of sizes, shapes, colors and materials used to promote interest in the built environment. Consideration should also be given to the relationship between the urbanized portions of the project and adjacent natural open space. VI.1 GI~ADING The conceptual grading plan for the proposed SPA III Plan is in- cluded as Exhibit 14. The conceptual plan is responsive to the general plan grading policies of the E1 Rancho del Rey Specific Plan (Section IV.E) and the Land Use Element (Section 7.7). Final design should reflect the conceptual plan and the follow- ing standards: A. General Standards 1. Standards, General: Grading shall be subject to Chapter 15.04 - Excavation, Grading and Fills, of the Municipal Code. 2. Grading Design: It is the intent of this SPA that graded areas will be contoured to blend with natural landform characteristics. Rounding both vertical and horizontal intersections of graded lanes, obscuring slope drainage structures with a variety of plant material massing, incorporating the use of variable slope ratios for larger slope banks, use of landscape planting for erosion control and to obscure man-made banks, and other similar techniques should be en- couraged. Artificially appearing slope banks with rigid angular characteristics should be avoided. Additional discussion of grading design is provided in the Design Guidelines. Detailed evaluation of grading design shall be incorporated in the evaluation of tentative subdivision maps. (10/26/90) VI-1 VI-2 3. Boundaries: Minor grading will be allowed outside the SPA boundary when necessary to match existing topo- graphy, transition to a future development area, or construct needed public facilities. B. Slope Banks 1. Cut and Fill Slope Construction: Slope banks in excess of five feet in height should be constructed at a gradient of 2 to 1 (horizontal to vertical) or flatter unless otherwise approved by the City Engineer. 2. Erosion Mitigation: According to actual field condi- tions encountered, erosion potential on slopes should be reduced with berms at the top of all slopes; paved interceptor ditches and terrace drains, or use of slope gradients recommended by a soils engineer; and, vegeta- tion. Vegetation should consist of drought-tolerant native or naturalized species, requiring little or minimal irrigation, deep-rooted and well-suited to the particular soil. Spray on applications and coatings, jute or hemp mesh are effective in stabilizing soils. Final plans should be based on the coordinated input of a licensed landscape architect. 3. Streetscape: The City's Street Design Standards policy suggests standards for the grading of slopes adjacent to the right-of-way of major streets. These generaliz- ed standards are applied unless more precise design and detailed standards are submitted and approved in con- junction with the project planning process. Such detailed information for the SPA III project is provid- ed in the SPA III Design Guidelines in the Streetscape Treatment section. These provisions of the Design Guidelines shall be utilized to regulate slope and landscape designs adjacent to major streets. In no case shall slopes adjacent to such streets exceed a 2:1 gradient. VI.2 LANDSCAPING The purpose of the General Landscape Plan is to provide a compre- hensive framework for individual site landscape plans. It will assure that all individual projects will conform to an overall landscape scheme which will result in complimentary landscape and hardscape elements within the community. A. Landscape Classifications The General Landscape Plan calls for several classifications of landscape planting. These areas are depicted on Exhibit 15 and listed below: (08/10/90) VI-3 1. Park Planting High-branching evergreen and deciduous trees planted in masses and drifts to provide shade, while allowing visual access. Turf used as groundcover to provide plan surface. 2. Accent Planting - Flowering trees and accent shrubs or groundcover as a terminus to entries and at vista points. 3. Enhanced Slope Planting - Vertical evergreen trees in random patterns with flowering shrubs and spreading groundcover. 4. Naturalized Planting Native and naturalized evergreen shrubs to blend disturbed areas or slopes with natural open space. 5. Buffer/Transition Area Features both low and high- branching evergreen trees and medium-scale dense evergreen shrubs. 6. Fuel Modification Zone Plant materials shall consist of low-fuel shrubs and groundcover. These areas will be used to buffer development from areas susceptible to brush-fire. 7. Development Area Planting - Plantings within developed areas shall blend with edge plantings and reinforce character and use of individual sites. 8. Natural Open Space - Areas undisturbed by development activity, vegetated with naturally occurring species. 9. Arterial planting - Plant materials in continuity with existing portions of streets and with City Landscape Architect standards. B. Landscape and Irrigation Standards Maintenance responsibilities are intended to be assigned as follows: 1. Individual Private Property Owner Maintenance The individual property owner will be responsible for maintaining landscaping within their privately owned areas. 2. Homeowner Association Maintenance - Some landscape maintenance responsibility may be with Homeowners' Associations. These associations will maintain all landscaped areas not maintained by the private property owner or a public agency. These areas include all in-tract common areas such as private recreation areas, common open space, street and entry landscaping. (08/10/90) VI-5 3. Public Agency - Large areas such as parks, parkways and natural open space acreage will be maintained by a public agency, either the City of Chula Vista or a Special Maintenance District. The City Parks and Recreation Department should be actively involved in reviewing landscaping plans for publicly owned open space areas under their purview. The details of such public agency responsibilities are included in the Public Facilities Financing Plan. VI.3 COMMUNITY FENCING A community fencing style has been established to help unify the individual project areas of the Rancho del Rey Community. The selected fencing style is illustrated in Exhibit 17. The follow- ing guidelines will be used in the design and placement of fences within the community as depicted in Exhibit 16. Exterior walls should be provided along major roadways based upon the following guidelines: 1. Walls should be made of a textured surface material that is compatible with the design of the neighborhood area. 2. The monotony of a long wall should be broken by visual relief through periodically recessing the wall or constructing pilasters. 3. Landscaping such as trees, shrubs, or vines should be used to soften the appearance of the wall. 4. Walls which serve as a subdivision exterior boundary should be five feet in height from the highest finished grade. 5. Walls used as rear or side yard walls should be constructed five feet in height depending upon the conditions that exist. 6. Combined solid fencing, walks and open fencing may be used to create interest. 7. Fencing design should avoid long continuous runs. Jog- ging the fence line to avoid monotony is encouraged. 8. Earth berms to substitute and supplement the fencing should be used whenever practical. 9. Sound wall fencing, where required, should be used to mitigate adverse noise impacts on residential units. 10. Landscape planting should be used to supplement and soften fencing and obscuring long lengths of fence with vines and shrubs is encouraged. (10/26/90) VI-6 Fencing CONCRETE BLOCK w/STUCCO CONCRETE BLOCK PILASTER Sound Wall-Noise Mitigation WI STUCCO F~II~H TYPICAL CONCRETE BLOCK w~ BTUCCO F,,=. LOW Wall Open Theme View Wall s~cco,..~. Solid Wall with Pilasters ,~ P[c%t~l~ ~ by f~ 7/12/90 ~ ~ ~ ~: Exhibit 17 VI-8 VI.4 COMMUNITY SIGNING A. Permanent Signs The purpose of a planned sign program is to provide a con- tinuity of design which will contribute to an integrated, well-planned, high quality environment. Permanent signs include: 1. community entry signs; 2. neighborhood entry signs; 3. identification signs for parks, schools, other public facilities and special features; and 4. street name signs. B.Temporary Signs Temporary signs include: neighborhood/product directional signs; 2. product identification signs; 3. secondary directional signs; and 4. future facility signs. The general placement of permanent signage is depicted in Exhibit 18, while typical Entry Monumentation is illustrated in Exhibit 19. All signs will be regulated according to the provisions of the Comprehensive Sign Regulations (Chapter XI in PC District Regulations). VI.5 LIGHTING A. Street Lighting Ail street lighting shall conform to City standards or an approved theme lighting program and shall be approved by the City Engineer. B. Theme and Community Lighting Lighting for community facilities, recreation facilities, signs, and walkways shall be reviewed and approved by the City on a case-by-case basis as an element of Site Plan Review. The Site'Plan shall include the design and type of lighting proposed and the time of use. Any lighting for recreation facilities, signs or business enterprises which will illuminate a residential area past the hour of 10:00 p.m. shall be clearly identified on said site plan for (08/10/90) VI-9 specific consideration. Any such lighting which illuminates a residential area that has not been approved by the City on a Site Plan or other permit shall not be permitted. pARKING DESIGN/STREET FURNITURE A. Parking Design Off-street parking shall be provided as specified in the Planned Community District Regulations {see Chapter XII). The Design Manual should be consulted for guidelines to be used in the design of group parking areas. The following concepts should be considered in the design of parking facilities: 1. Parking spaces designed for use by compact cars may be used in accordance with established regulations pro- viding said spaces are controlled or appropriately marked to ensure their utilization by compact cars. 2. Off-street parking should be provided in locations that are convenient to the use or uses it serves. 3. The distance from the parking to any use shall be reasonable and customary as determined by plan review. (Note: A reasonable distance for a parking space serving a residential use would be much less than a reasonable distance for an employee parking space serving a major employment use.) 4. The required parking spaces need not be located on the same building site as the use they serve to satisfy parking requirements. 5. Parking may be limited in some locations such as neigh- borhood parks to encourage use of pedestrian and bicycle trails. 6. An access driveway or private street may be used as a parking aisle with parking spaces taking direct access, providing the site planning design is otherwise adequate and no congestion of vehicular travel would result. B. Street Furniture Street furniture includes all of the various objects general- ly found adjacent to the street such as: fire hydrants, post boxes, bus benches, utility company boxes, sprinkler and traffic signal control boxes, etc. Two principal design issues should be considered in regard to these objectives. The first is their overall aesthetic appeal or their contri- bution to the overall design of the community. The second VI-12 (08/10/90) issue is the location of street furniture in relation to the sidewalk travelway. In the majority of cases, street furniture is designed for basic utility, ease of maintenance, and service longevity. Because of this, and the fact that they are located for easy service access, street furniture can be intrusive and detract from the aesthetic quality created by other design elements. The often conflicting requirements of the project designer and service provider necessitate close coordination and cooperation between the builder and service company in regard to the installation of such items. Design standards vary with the various street furniture items and the agencies involved. In some cases the stan- dards are fairly strict, while in others, ample room exists for negotiation. As an example, the Postal Service requires ganged, curb-side post boxes for new single family detached developments. This may be provided by several rural-type boxes at a single location, or the installation of Neighbor- hood Delivery Collection Box Units (NDCBU) supplied by the Post Office. However, the facade or structure surrounding these boxes can be designed to suit any motif, allowing the designer to integrate the required unit into the character of the neighborhood. Similar post box standards have been established for other residential and commercial/industrial uses. As an example of rigid requirements, the standards for fire hydrants are strictly applied due to their impor- tance to the safety of residents. When designing for street furniture, every effort should be made to reduce potential adverse aesthetic impacts. Techni- ques to be considered include landscape screening, construc- tion of a facade, use of neutral or complimentary colors, and undergrounding, where possible. VI.7 SCenIC HIGHWAYS Both Telegraph Canyon Road and East "H" Street are designated Scenic Highways by the Chula Vista General Plan. This desig- nation mandates special consideration of the aesthetic quality of any development visible from these roadways. Development within the SPA which is visible from Telegraph Canyon Road will generally be buffered by a significant amount of open space slopes. These slope areas will maintain the natural character of the scenic corridor. The largest development area fronting East "H" Street is the Speciality Housing Area. The E1 Rancho del Rey Specific Plan requires an open space buffer along the residential development area which is situated across the street from the .employment park in SPA I. The buffer is to vary in width, but shall have an average width of 80 feet as measured from the southern curb (08/10/90) VI-13 of East "H" Street. Accessory residential features such as driveways, structures, fences, cultivated yards, pools, storage or similar uses or improvements shall not be permitted within the open space buffer. This buffer is only required in that portion of Parcel R-7 which is west of the SDG&E powerlines. VI.8 SPECIFIC DESIGN GUIDELINES A. LOt Orientation and Design - Single Family Areas Single-family detached resldentla lots and setbacks should encourage variety in the design, orientation and placement of homes, wherever practical. 1. Lot widths along residential streets and lot depths should be varied, where feasible. 2. Roof style, material and height should be varied. 3. Where feasible, east/west street orientation is encour- aged to facilitate passive solar energy heating. 4. Front yard building setbacks should be varied to avoid a monotonous pattern of houses. 5. Side yard setbacks should be varied to create greater solar accesS, provide more useful open space in side yards, and avoid a monotonous pattern of houses. 6. The appropriateness of lots backing to other than major arterials will be reviewed with individual tract maps or site plans. When deemed appropriate, lots backing up to collector streets should be set back from the street right-of-way to permit adequate landscaped buf- fers along street frontages. B. Lot Orientation and Design - Single Family Attached and Multi-Family Various types of multiple family units and single-family attached products may be constructed in Rancho del Rey SPA III to provide a greater variety in design and lifestyle preference. The following unit types may be considered: l) Duplexes: Attached homes with a single common wall at the lot line. 2) Townhouses: One or two story attached units in build- ings with 2 to 8 or more units that are the traditional ~minium". These may have "Southern California conuv individual fee ownership lots or condominium ownership. VI-14 (08/10/90) 3) Flats: The traditional apartment type building where an individual unit is situated on a single level and may be stacked above other separate units. Building orientation in multiple family housing should con- sider indoor and outdoor privacy, solar access and overall aesthetic appearance: 1. Buildings should be oriented in such a way as to create courtyards and open space areas, thus increasing the aesthetic appeal of the area. 2. Building design should incorporate variety in the type of materials, colors, units heights and facades. 3. Textured materials such as stucco, rough sawn wood and split faced block are encouraged. 4. Buildings with roof overhangs are encouraged to give a traditional residential appearance. 5. Building facades should include relief to avoid a monot- onous line. 6. Uncovered stairwells should be precluded from general streetscape view through the use of wing walls, land- scaping or other means. 7. Private spaces such as patios or balconies are encour- aged for each unit. 8. Solid walls or fences not less than 6 feet in height along property lines adjoining access or parking areas except where adjacent to another multiple family hous- ing area should be provided. C. Landscaping - Residential Areas Landscaping and fencing should soften the hard image of residential structures and streetscapes, define areas, and allow passive energy conservation. 1. All residential developments having common open space and exterior parkways along major roadways should have a landscape and irrigation plan that delineates the location, type and size of species to be planted. 2. Within single family residential subdivisions, the developer should install, or assure the installation of, front zard landscaping and irrigation systems within a reasonable 'time period through covenants, conditions and restrictions of the subdivision map. 3. Street trees should be planted along interior streets and exterior streets. (08/10/90) VI-15 4. Ail exposed graded slopes should be landscaped nd irrigated (see Street Treatment in Design Guidelines)~ 5. Whenever feasible, residential units should be oriented to maximize southern window exposure and the use of solar panels. 6. Ail dwelling units should be adequately identified by house number and lighted to deter criminal activity. D. Precise Plan - Specialty Housing Area In order to allow a diversification of housing products and structures, landscaping and special amenities, development within Parcel R-7 is subject to approval of a Precise Plan as described in Chapter 19.56 CVMC. The following guide- lines are adopted to aid in the preparation and review of such a precise plan: 1. The proposed development should have an integrated design theme to establish a unique and consistent design for the specialty housing neighborhood. 2. Individual site planning should consider adjoining parcels to ensure visual and functional compatibility throughout the neighborhood. 3. Site planning submittals for multi-family projects subject to development review should include the loca- tion of landscaping, parking areas, access, signage and structures, if any, on adjoining parcels. 4. The site plan should illustrate compatibility with the planning of adjoining parcels in the area of building configuration, building design, landscaping material, parking configuration and access. 5. The site planning of signs should consider visibility, location and integration with the overall d~sign theme of the specialty housing project. 6. The proportion, size and shapes of all structures should be compatible with adjacent buildings and uses. 7. Roofs and rooflines should complement the building proportion and also be compatible with adjacent structures. 8. A public trail connection shall be provided from Rice 'Canyon to East "H" Street via the SDG&E easement or vicinity. The alignment of this trail will be determin- ed in conjunction with the Precise Plan approval. Dedi- cation of the trail as an open space lot for public use shall occur with subdivision mapping to implement the approved Precise Plan. (10/26/90) VI-16 PART 'r~tEE: DEVELOPMENT REGULATIONS These Planned Community (PC) District Regulations are adopted pursuant to Title 19, Zoning, of the Chula Vista Municipal Code, and are intended to implement and integrate the Chula Vista General Plan, the E1 Rancho del Rey Specific Plan, the General Development Plan and the Sectional Planning Area Plan for Rancho del Rey SPA III. They set forth the development and use stan- dards for all property within the SPA by establishing: -- setbacks -- building heights -- parking requirements -- landscape requirements -- use restrictions -- animal regulations -- development densities -- lot size, width and depth -- fencing requirements -- signing regulations These Planned Community District Regulations are organized into two basic land use districts: -- Residential -- Special Purpose Each of these two basic districts is further broken down into specific land use districts as follows: Residential Land Use Districts RS Residential Single Family District RP Residential Planned Concept District RC Residential Condominium District RSP Residential Specialty District Special Purpose Land Use Districts OS-1 Open Space - 1 District OS-2 Open Space - 2 District 0S-3 Open Space - 3 District (08/10/90) Part 3 (~r~ VII: GE~3~L PROVISIONS VII.0 PURPOSE AND SCOPE For the purposes of promoting and protecting the public health, safety and welfare of the people of the City of Chula Vista; safeguarding and enhancing the appearance and quality of develop- ment of Rancho del Rey SPA III; and, providing the social, physi- cal and economic advantages resulting from comprehensive and orderly planned use of land resources, these Planned Community District Regulations defining land use districts and regulations within those districts are hereby established and adopted by the City of Chula Vista. VII.1 PRIVATE AG~RP~NTS The provisions of this Ordinance are not intended to abrogate any easements, covenants or other existing agreements which are more restrictive than the provisions of this Ordinance. VII.2 REPF2%L OF CONFLICTING OP/)INANCES Whenever the provisions of this Ordinance impose more precise regulations upon construction or use of buildings or structures, or the use of lands or premises than are imposed or required by previously adopted ordinances, the provisions of this Ordinance or rules or regulations promulgated hereunder shall govern. VII.3 ESTABLISHMENT OF LARD USE DIS~ICTS A. Division of P~ancho del Rey SPA III into Land Use Districts In order to classify, regulate, restrict and separate uses of land, buildings and structures; regulate and limit the type, height and bulk of buildings and structures in the various districts; regulate yards and other open areas abut- ting and between buildings and structures; and, regulate population densities, Rancho del Rey SPA III is hereby divid- ed into the following Land Use Districts: Residential Land Use Districts RS Residential Single Family District RP Residential Planned Concept District RC Residential Condominium District RSP Residential Specialty District (08/10/90) VII-1 Special Purpose Land Use Districts 0S-1 Open Space - 1 District 0S-2 Open Space - 2 District OS-3 Open Space - 3 District B. Adoption of Land Use Districts - Maps These Land Use Districts and boundaries are established and adopted as designated on the Rancho del Rey SPA III Land Use District Map of the City of Chula Vista, and San Diego County, and, together with all notations, references, data, district boundaries and other information contained thereon, are made a part hereof and adopted concurrently herewith (see Exhibit 20). C. Filing The original of the Rancho del Rey SPA III Official Land Use District Map shall be kept on file with the City Clerk and shall constitute the original record. A copy of said map shall also be filed with the Planning Department. D. Changes to the Land Use District Map Changes to the boundaries of the land use districts shall be made by ordinance and shall be reflected on the official Rancho del Rey SPA III Land Use District Map. Minor changes resulting from approval of a tract map may be made to the land use districts map as an administrative matter. VII.4 CLARIFICATION OF AMBIGUITY If ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this ordi- nance, or if ambiguity exists with respect to matters of height, yard requirements, area requirements or land use district boundaries as set forth herein, it shall be the duty of the Director of Planning to ascertain all pertinent facts and forward said findings and recommendations to the Planning Commission and, if approved by the Commission, or on appeal, to the City Council. Thereafter, the established interpretation shall govern. Should any provision of these regulations conflict with those of the Municipal Code, the requirements herein shall apply. VII.5 EFFECTS OF REGULATIONS The provisions of this Ordinance governing the use of land, buildings and structures, the size of yards abutting buildings and structures, the height and bulk of buildings, population densities, the number of dwelling units per acre, standards of (08/10/90) VII-2 performance, and other provisions hereby are declared to be in effect upon all land included within the boundaries of each and every land use district established by this Ordinance. VII. 6 ENFORCR~E~T A. Enforcement by City Officials The City Council, City Attorney, City Manager, City Engineer, Directors of Public Works, Public Safety and Planning, the Building Official, the City Clerk and all officials charged with issuance of licenses or permits, shall enforce the provisions of this Ordinance. Any permit, certificate or license issued in confIict with the provi- sions of this Ordinance shall be void. Adoption of this Ordinace shall constitute a precise discretionary action by the City Council and Planning Director with regard to the planning, design and development of the Rancho del Rey SPA III property, including issues of land use, intensity, grading and slopes, lotting design, landscaping and public facilities. B. Actions Deemed a Nuisance Any building or structure erected hereafter, or any use of property contrary to the provisions of a duly approved Design Review, Site Plan, Variance, Conditional Use Permit or Administrative Review and/or this Ordinance shall be declared unlawful and a public nuisance per se and subject to abatement in accordance with local ordinance provisions. C. Remedies All remedies concerning this Ordinance shall be cumulative and not exclusive. The conviction and punishment of any person hereunder shall not relieve such person from the responsibility of correcting prohibited conditions or removing prohibited buildings, structures, signs or improve- ments, and shall not prevent the enforced correction or removal thereof. VII.7 DEFINITIONS For the purposes of this Ordinance, certain words, phrases and terms used herein shall have the meaning assigned to them by Title 19 of the City of Chula Vista Municipal Code. When not inconsistent with the context, words used in the present tense include the future; words in the singular include the plural; those in the plural include the singular. The word "shall" is mandatory; the word "may" is permissive. (08/10/90) VII-4 Any aspect of land use regulation within Rancho del Rey SPA III not covered by these district regulations or subsequent plan approvals, shall be regulated by the applicable section of the Chula Vista Municipal Code (CVMC). (08/10/90) VII-5 C~_PTER VIII: RESIDENTIAL DISTRICTS VIII.0 PURPOSE In addition to the purposes outlined in C~napter VII, the Residential Districts are included in the Planned Community District Regulations to achieve the following objectives: -- To reserve appropriately located areas for family living in single family dwelling unit densities consistent with sound standards of public health, safety and welfare; -- To ensure adequate light, air, privacy and open space for each dwelling; -- To minimize traffic congestion and avoid the overloading of public services and utilities by preventing construction of buildings of excessive bulk or number in relation to the land area around them; -- To protect residential, properties from noise, illumination, unsightliness, odors, smoke and other objectionable influences; and, -- To facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities and service requirements. VIII.1 PERMITTED AND CONDITIONAL USES The following uses shall be permitted where the symbol "P" appears and shall be permitted subject to a Conditional Use Permit where the symbol "C" appears. Uses where the symbol "A" appears shall be per- mitted subject to an Administrative Review. PERMITTED USE MATRIX - RESIDENTIAL DISTRICTS Land Use Land Use District RS RP RC RSP A. Residential Uses 1. Single family dwellings P P P P 2. Guest dwellings or accessory living quarters - - 3. Duplex dwellings - P P (08/10/90) VIII-1 PERMI'I'r~D USE MATRIX - RESIDENTIAL DISTRICTS (Continued) Land Use District Land Use RS R__P R__C RSP 4. Mobile homes on individual lots which are certified under the National Mobilehome Construction and Safety Standards Act of 1974 P P P P 5. Group residential, including but not limited to, boarding or rooming homes, dormitories or retirement homes C A A 6. Townhouse dwellings - A P P 7. Multiple dwellings - - P P B. Agricultural Uses 1. All types of horticulture P P P P 2. Agricultural crops A A A A 3. Animal raising or grazing - - 4. Keeping of three (3) dogs and/or three (3) cats (over the age of four months) P P P P C. Public and Semi-Public Uses 1. Day nurseries, day care schools and nursery schools (more than 12 children enrolled), C C C C 2. Convalescent homes - C A 3. Churches, convents, monasteries and other religious places of worship (subject to requirements of Section 19.58.110 CVMC) C C C C 4. Essential public services, including but not limited to: schools, libraries, museums, parks, public works facilities and similar installations C C C C 5. Public utility and public service substations, reservoirs, pumping plants and similar installations C C C C · Fewer than 12 children enrolled subject to' City Ordinance standards. (08/10/90) VIII-2 PERMITTED USE MATRIX - RESIDENTIAL DISTRICTS (Continued) Land Use Land Use District RS RP RC RSP 6. Recreational facilities, including but not limited to: country clubs, tennis and swim clubs, golf courses, racquetball and handball. (Sites for such facilities which are 2 acres or less shall be subject to Adminis- trative Review only) C C C A 7. Recreational courts, including but not limited to, tennis, basketball and similar uses A A A A D. Home Occupations 1. Home occupations subject to the provisions of Chapter X.2 A A A A E. Accessory Uses 1. Accessory structures and uses located on the same site as a permitted use A A A A 2. Accessory structures and uses located on the same site as a conditional use A A A A F. Temporary Uses 1. Temporary uses as prescribed in Chapter X.1 A A A A VIII.2 PROPERTY DEVELOPMENT STANDARDS A. General Standards The Property Development Standards on the following page shall apply to all land and buildings, other than accessory buildings, permitted in their respective residential land use district. The use of the symbol "SP" indicates that the standard is estab- lished by the approval of a Site Plan. Minor variations to specific standards may be permitted subject to site plan or tract map approval providing that the minimums specified herein are maintained as average minimums. Lot widths and depths are typical minimums but may vary slightly with irregularly shaped lots and site specific conditions. The parking standards for a planned Senior Citizen or "affordable" residential development. may be reduced from those specified herein for the district in which it is located by the Director of Planning. (08/10/90) VIII-3 RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS Land Use District R__C R S P 1. Lot area (in net 000's s.f.) 5.0 3.5 SP SP minimum 6.0 4.0 .... minimum average 2. Lot width (in feet) 50 40 SP SP minimum 50 45 .... minimum average 3. Lot depth (in feet) 90 90· SP SP 4. Lot coverage (percentage) 45 50 SP SP 5. Floor Area Ratio~ .55 .60 SP SP 6. Front yard setback (from Public Street ROW) a) To direct entry garage~* 15 15 SP SP b) To side entry garage*~ 10 10 SP SP c) To main residence 15 10 SP SP 7. side yard setback a) To adjacent residential lot (min. total/min, one side) 10/5 10/3 SP SP b) Distance between detached residential units 10 10 SP SP c) To adjacent street (corner lot) 10 10 SP SP 8. Rear yard setbackl 15 15· SP SP 9. Building height, feet (maximum)2 28 28 SP SP (2-1/2 story maximum in RS & RP) accessory bldg., maximum 15 15 -- 15 2 2 1.5 sp pp3 10. Parking spaces per unit (gar.) (gar.) 1 bdrm +1 guest unit · May be modified with Site Plan approval 2.0 sp 2 bdrm · *Lots fronting on East "J" Street, west of Paseo unit Ranchero: 28' direct entry, 23' side entry 2.5 sp garage in RS & RP districts 3+ bdrm unit 1Exception for one story structures per 19.26.150 CVMC 2May be increased to 35 feet with Site Plan approval 3As required for uses approved in Precise Plan (10/26/90) VIII-4 B. "Minimum Average" Standards A "minimum average" standard is provided for lot area and lot width criteria for single family detached products in order to provide flexibility in lot design. This standard is intended to allow for a reduced absolute standard to accommodate special circumstances while precluding a major- ity of lots at or near the minimum. The average shall be calculated using all lots within the designated parcel of the Site utilization Plan (R-l, R-2, etc.). Lot width shall be measured 20 feet back from the street right-of-way. C. Site Plan Review for RP Land Use District Notwithstanding the property development standards listed above, development within the RP District may be approved with reduced standards through approval of a Site Plan. D. Precise Plan Requirement for RSP District Approval of a Precise Plan is required prior to development of property within the RSP District. The application and approval of the Precise Plan shall follow the procedures and meet the requirements of the Zoning Ordinance (19.14.570 et seq CVMC) except that detailed architectural information may be deferred to a subsequent application for Site Plan approval. The Precise Plan shall establish the amount and location of each type of residential development which will comprise the district. The Precise Plan shall also establish the appropriate set of development standards, RS, RP or RC, and any exceptions, modifications or additional standards appropriate to providing and maintaining each type of housing permitted in the District. E. Group Parking Standards for RC Land Use District The parking requirements for the RC District include 0.3 spaces for guest parking. If more than one space per dwell- ing unit is assigned to the dwelling unit, then the required guest parking spaces shall be marked and clearly identified as guest parking. The guest parking spaces shall not be per- mitted to be assigned to individual dwelling units. F. Parking Standards for Senior Citizens' Housing Parking standards may be reduced from those specified for the RC or RSP District for projects which are restricted to Senior Citizens (age 55 and above). Such a reduction shall be at the discretion of the City Council through the CUP procedure (19.14.080 CVMC). G. Special Requirements Front Yard setbacks shall be measured from the right-of-way of the fronting street. The front yard setback may be '~ (08/10/90) VIII-5 reduced, subject to site plan approval, within the RP, RC and RSP districts. If the front yard setback is reduced to less than fifteen (15) feet, and the dwelling is located on a street, cul-de-sac or court containing more than twelve dwelling units, then the garage shall be equipped with an automatic garage door opener. H. Floor Area Ratio (FAR) and Additions Floor area ratios shall be calculated according to Section 19.04.097 CVMC. Floor area shall exclude the area of open patios (covered but open on three sides) up to 300 square feet. Room additions may be permitted only when consistent with all property development standards, including building height and total floor area ratio (FAR). I. Recreational Vehicles The parking or storage of recreational vehicles on streets or in areas visible from the street for periods greater than 72 hours in residential districts shall be prohibited. En- forcement shall be through CC&Rs recorded for each parcel. VIII.3 PERFORMANCE STANDARDS In all Residential Districts, the following performance stan- dards shall be met: A. Equipment Air conditioners, antennas, ham radio antennas, solar panels, heating, cooling, ventilating equipment and all other mechanical, lighting or electrical devices shall be so located and operated that they do not disturb the peace, quiet and comfort of neighboring residents and shall be screened, shielded and/or sound buffered from surrounding properties and streets. All equipment shall be installed and operated in accordance with all other applicable ordin- ances. Heights of said equipment shall not exceed that per- mitted by the zoning. Private, individual satellite dish antennas are prohibited. Community or association operated antennas may be allowed subject to a Conditional Use Permit. B. Landscaping Required front and exterior side yards shall be landscaped and consist predominantly of trees, plant materials, ground- cover and decorative rocks, except for necessary walks, drives and fences. Ail required landscaping shall be perma- nently maintained in a healthy and thriving condition, free from weeds, trash and debris. Landscaping requirements may be met either by installation by the builder or developer, (08/10/90) VIII-6 or for single family development, by requiring through CC&Rs that individual homeowners install front yard landscaping within one year of occupancy. C. utilities All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be expos- ed except where required by the utility provider. Pad-mount- ed transformers and/or meter box locations shall be included in the site plan along with any appropriate screening treat- ment. D. Exterior Noise The acceptable outdoor noise exposure level, for each resi- dential district, measured at the property line, is provided in the following table. (See Chapter 19.66 CVMC for defini- tions and additional details.) Exterior Noise Limits Receiving Land Use District 7 a.m.-10 p.m. 10 p.m.-7 a.m. RE, RS, RC, RSP 55 dbA 45 dbA *Environmental Noise - Leq in any hour ~Nuisance Noise - not exceeded at any time E. Interior Noise The maximum permissible dwelling unit interior noise levels are provided in the table below. Interior Noise Limits Time Interval Any Time 1 min. in 1 hr. 5 min. in 1 hr. 7 a.m.-10 p.m. 55 dba 50 dbA 45 dba 10 p.m.-7 a.m. 45 dba 40 dbA 35 dba F. Energy Conservation Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar access where practic- able. Buildings should be designed to minimize energy con- sumption, including, but not necessarily limited to the following conservation considerations: --Co-generation --South-facing windows --Eave coverage for windows --Double glazed windows --Earth berming against exterior walls --Deciduous s~ade trees (08/10/90) VIII-7 G. Special Standards: RC District In the RC District, including the conversion of apartments to condominiums where permitted and development constructed to RC standards within the RSP District, the following performance standards shall be met: 1. Masonry walls or fences six (6) feet in height from the highest finished grade shall be required where needed for noise attenuation and/or privacy. 2. Where a lot fronts on more than one street, it shall be considered to have multiple frontages and shall be re- quired to meet special side yard setbacks. 3. When a RC lot is adjacent to any single family zone, a minimum of fifteen (15) feet of landscaping shall be maintained on the RC lot between such uses. 4. Lockable, enclosed storage shall be provided in the carport area as required by Section 15.56.020 CVMC; substitutions may be approved by the Director of Planning. 5. Conveniently located common laundry facilities shall be provided for units which do not have individual hook- ups. 6. Conveniently located and well screened trash bins shall be provided for all dwelling units. 7. Recreation vehicle (including campers, boats and trail- ers) parking shall be provided, fully screened from view, or the development shall prohibit all parking of recreational vehicles. VIII.4 ACCESSORY STRUCTURES Accessory buildings and structures, attached or detached, used either wholly or in part for living purposes, shall meet all of the requirements for location of the main structure as construct- ed or required by the District, -whichever is less restrictive, except as provided herein: A. Enclosed accessory buildings or structure that are attached to the main building shall not be allowed to encroach into the required rear yard setback. Open structures may be allowed to encroach into the rear yard setback subject to approval by the Director of Planning. B. A detached accessory structure shall meet the setback re- quirements of the main building for the front and street side yard areas. (08/10/90) VIII-8 C. A detached accessory structure may be located within an interior side yard or rear yard provided that such structure is located no closer than five (5) feet to an interior side lot line, is at least six (6) feet from the main or rear structure, and does not exceed one story in height. D. Porches, steps, architectural features such as eaves, awnings, chimneys, balconies, stairways, wing walls or bay windows may project not more than four (4) feet into any required front or rear yard area, and not into any required side yard more than one-half of said required yard. VIII.5 WAT.LS AND FENCES In any required front or side yard adjacent to a street, a wall, fence or hedge shall not exceed forty-two (42) inches in height except as provided herein. A. A wall, fence or hedge not more than slx (6) feet in height may be maintained along the interior side or rear lot lines, provided that such wall, fence or hedge does not extend into a required front or side yard adjacent to a street except for noise attenuation as required by the City and as provid- ed herein. B. A wall, fence or hedge adjacent to a driveway or street pro- viding vehicular access to an abutting lot or street shall not exceed forty-two (42) inches in height within the front or side yard setback area of the lot. Corner cut-offs may be required to maintain a reduced height in special circum- stances for safety and visibility. C. Fiberglass sheeting, bamboo sheeting or other similar tem- porary material shall not be permitted as a fencing material on street frontages. viii.6 SIGNS No sign or outdoor advertising structure shall be permitted in any residential district except as provided in Chapter XI. ._ (08/10/90) VIII-9 CHAPTER IX: OPEN SPACE DISTRICTS IX.0 PURPOSE These zoning districts are intended for open space, landscaping, recreation and public uses and are not to be confused with open space maintenance districts. Only those additional uses which are complementary to, and can exist in harmony with, open space are permitted. There is no lot size limitation and it is intended that this district may be applied to a portion of a lot provided that the remainder of the lot meets the requirements of the development zone for which it is designated. In addition to the purpose outlined in Chapter VII, the Open Space Districts are included in the Planned Community District Regulations to achieve the following objectives: -- To preserve open space for the conservation of natural resources -- Maintain the natural character of the land -- Provide for public/quasi-public and recreational uses -- Conserve areas of historic and community significance for the enjoyment of future generations -- Provide for private use of land under limited development -- Promote public health and safety IX.1 PERMITTED AND CONDITIONAL USES The following uses shall be permitted where the symbol "P" appears and shall be permitted subject to a Conditional Use Permit where the symbol "C" appears. Uses where the symbol "A" appears shall be subject to Administrative Review. Land Use OS-1 OS-2 Arboreta - (horticultural garden) A P P Christmas tree sales A A A Commercial recreatiDn - A Day care facilities* - P Fruit and vegetable stands C A Incidental concessions A A P Parks P P P Parking Areas - P P Places of worship - A P Public and quasi-public uses C P P Recreational facilities P P P Tract signs and offices (temp.) A A A Tree farming A A A utilities (public and private) P P P Similar uses approved by the Planning Commission P P P *Subject to City Ordinance **See NOTE on following page (10/26/90) IX-1 NOTE: Any proposed use which includes non-ambulatory occu- pancy in OS-3 District (parcel CF-l) shall be subject to additional geotechnical review to evaluate seismic safety. The City Engineer determine the suitabil- ity of the site for the proposed use based on the geo- technical data. IXo2 PROPERTY DEVELOPMENT STANDARDS The following regulations shall apply to the site of a Permitted or Conditional Use. The requirements are minimum, unless otherwise stated. Density - Maximum dwelling unit per legal lot 0 Lot width (feet) 0 Lot depth (feet) 0 Front yard setback (feet) 20 Rear yard setback (feet) 20 Side yard setback, total/each side (feet) 20/10 Building height 35 feet or two stories, whichever is less Height of poles, clock towers, or special features Per Site Plan approval IX.3 SIGNS Signs approved as a component of the SPA Plan shall be permitted within open space districts included within the SPA. Other signs shall be permitted only as provided in Chapter XI of these regulations. (10/26/90) IX-2 CHAPTER X= SPECIAL USES AND CONDITIONS X.0 PURPOSE This chapter provides additional regulation for special uses and conditions which require special review standards beyond those of the basic land use districts. Temporary uses, home occupations, recreational courts, and arcades are addressed in this chapter. Where this chapter prescribes a regulation which is more restrictive than that of the land use district in which a use is allowed, the provisions of this chapter shall apply. X.1 TEMPORARY USES A. Purpose The provisions of this section shall be known as the Temporary Use Regulations and shall provide regulations for the uses hereinafter enumerated. Temporary uses are subject to approval by the Director of Planning, except as noted. B. Temporary Uses Listed 1. Circusest rodeost parades or similar outdoor entertain- ment or enterprises, subject to not more than five (5) calendar days of operation in any calendar year. Requests exceeding these time limitations will require application and approval of a Conditional Use Permit. 2. Christmas tree sales lots, Halloween pumpkin sales and other holiday sales subject to not more than forty (40) calendar days of site occupation and operation in any calendar year. 3. Subdivision sales offices, sales information centers, sales pavilions, and model home complexes located within the subdivision, subject to the following minimum requirements: a. Offices shall be no closer than one vacant lot to an existing dwelling unit which is not part of the subdivision; trailers may be used for no more than ninety (90) calendar days or until such time as the subdivision sales offices have been completed, whichever is less; b. Trailers used as sales offices for lot sales with- out model homes may be used for a period greater than ninety (90) days, subject to site plan and architectural review approval, and the maximum use period listed below. (08/10/90) X-1 c. An AC paved parking lot shall be provided with sufficient parking spaces to accommodate said use; Offices shall be allowed for a maximum of four d. years; e. Faithful performance bonding in an amount appro- priate to guarantee removal and/or conversion of the sales office and attendant facilities shall be required; and f. Other conditions that the Director of Planning deems necessary to assure that the sales office will not constitute a nuisance or be objectionable to the residential uses in the neighborhood. 4. Outdoor arts and crafts shows and exhibits, subject to not more than three (3) calendar days of operation or exhibition in any sixty (60) calendar day period. 5. Contractors' offices and storage yards on the site of an active construction project. 6. Mobilehome residences for security purposes on the site of an active construction project. 7. Temporary use of properly designed mobile trailer units for classrooms, offices, etc., for periods not to exceed ninety days subject to Administrative Review. Requests for such uses in excess of ninety days duration shall require the approval of a Conditional Use Permit by the Planning Commission. Such units shall meet all requirements of building, fire, and health codes. 8. Charitable or school-sponsored drop-off bins for recycling of cans, newspapers, or similar items, or for drop-off of clothes and small items. Bins shall be located in the parking lots of public or semi-public property, on a temporary basis, when written permission is granted by the property owner or operator. Such bins shall be kept in a neat and orderly manner. Collection of bottles, cans, and newspapers shall also be regulated by the City's "Bottle Ordinance" (Section 19.58.345 CVMC). 9. Additional uses determined to be similar to the fore- going in the manner prescribed in Chapter XIII.1 of these regulations. (08/10/90) X-2 C. Permits and Bonds All temporary uses shall be subject to the issuance of a Temporary Use Permit by the Director of Planning, and other required permits and licenses, including but not limited to building permits, sign permits, and solicitor's or vending licenses. In the issuance of such a permit, the Director of Planning shall indicate the permitted hours of operation and any other conditions, such as walls or fences and lighting, which are deemed necessary to reduce possible detrimental effects to surrounding development and to protect the safety and welfare of the public. Prior to the issuance of a permit for a temporary use, except those listed under 3, 6, and 9 above a cash deposit may be required of the ~$plicant/user. ' This cash deposit shall be used to defray the costs of cleanup of the property by the City, should the permittee fail to do so. D. Extension or Modification of Limits Upon written application, the Director of Planning may extend the time within which a temporary use may be operated, or may modify the limitations under which such uses may be conducted, if it is determined that such an extension or modification is in accord with the purposes of the zoning regulations. E. Condition of Site Following Temporary Usage Each site occupied any a temporary use shall be left free of debris, litter, or any other evidence of the temporary use, upon completion or removal of the use. The site shall thereafter be used only in accordance with the provisions of these zoning regulations. F. Fee The application for a temporary use shall be accompanied by the fee established in the Master Fee Schedule to cover the cost of processing the application prescribed in this chapter. This fee may be waived by the approving authority for charitable groups whose use do not require public services.' X.2 HOME OCCUPATIONS A. General Provisions Home occupations may be permitted only when in compliance with the conditions listed herein. A permit must be issued by the Director of Planning prior to the operation of such a use. A fee shall be paid in accordance with the Master Fee Schedule. (08/10/90) X-3 1. There shall be no stock in trade or exterior storage of materials in the conduct of a home occupation. 2. A home occupation shall be entirely conducted within the dwelling; if in an attached or detached garage, it shall not impede the use of said garage for vehicle storage. 3. Electrical or mechanical equipment which creates visible or audible interference in radio or television receivers, or causes fluctuations in line voltage outside the dwelling unit, shall be prohibited. 4. No one other than the residents of the dwelling may be engaged in the conduct of the home occupation. 5. There shall be no sale of goods on the premises. 6. The establishment and conduct of a home occupation shall not change the principal character or use of the dwelling unit involved. 7. There shall be no signs other than those permitted by the comprehensive sign regulations herein. 8. The required residential off-street parking shall be maintained. 9. A home occupation shall not create vehicular or pedestrian traffic in excess of that which is normal for the land use district in which it is located. 10. No vehicles or trailers (including pickup trucks and vans) or construction or other equipment, except that normally incidental to residential use, shall be kept on the site. X.3 RECREATIONAL COURTS Construction of recreational courts, including necessary fencing and lighting, may be permitted subject to Administrative Review and a finding that adjacent properties will not be unduly affected. Recreation courts shall meet the following minimum standards: A. Fences A maximum 20-foot high fence (measured from the finished grade of the court) shall be allowed. Fences shall include a screening material which screens court activity from off-site view and which improves the appearance of the fence. (08/10/90) X-4 B. Setbacks Setbacks for the court shall be: ~ Side yard: 10 feet Rear yard: ~0 feet C. Lighting A maximum of eight (8) lights are permitted, with height not to exceed 22 feet. Ail lights and lighting fixtures shall be certified by a qualified lighting engineer to: 1. Be designed, constructed, mounted, and maintained such that the light source is cut off when viewed from any point five (5 feet above grade at the lot line. 2. Be designed, constructed, mounted, and maintained such that the maximum intensity of illumination, measured at the wall of any residential building on adjoining property does not exceed one-half foot candle more than ambient conditions. 3. Be used between 7:00 a.m. and 10:00 p.m. only. D. Glare The surface area of any recreational court shall be designed, painted, colored, and/or textured to reduce the reflection from any light incident thereon. E. Landscaping Landscaping shall be installed as required between the court fence and property line. (08/10/90) X-5 CHAP'rJf...K XI: COMPRI<H~NSIVE SIGN REGULATIONS XI.0 PURPOSE The provisions of this chapter shall be known as the Comprehen- sive Sign Regulations. It is the purpose of these regulations to establish a comprehensive system for the control of on- and off-site signs. The City of Chula Vista recognizes the need for signs as a means to identify businesses and activities within the community. However, the City also recognizes that signing is an important design element of the physical environment. Regulations consistent with the goals and objectives of the community are necessary to ensure that the desired character and image the community is maintained. It is the purpose of this chapter to make Rancho del Rey SPA III attractive to residents and visitors by maintaining an attrac- tive signing program. Specifically, the purposes of this chapter are to: -- Protect the general public health, safety and welfare of the community; -- Reduce possible traffic and safety hazards through good signing; -- Direct persons to various activities and uses in order to provide for maximum public convenience; -- Provide a reasonable system of sign regulations to ensure the development of a high quality visual environment; -- Encourage a desirable urban character which has a minimum of clutter; and, -- Encourage signs which are well-located and take into account the usage of adjacent areas. XI.1 PEP~tIT REQUIREMENTS AND REVIEW PROCEDURES No person except a public officer or employee in the performance of a public duty shall post, paint, erect, place, or otherwise fasten any sign, pennant or notice of any kind, visible from a public street, except as provided herein. To ensure compliance with this section, a sign permit shall be required for any sign, pursuant to Section 19.60.030 of the Municipal Code, except as provided below. (08/10/90) XI-1 A. Sign Permit Exemptions The following signs shall be exempt from the sign permit requirements; however, an electrical and/or building permit may be required. Any signage in excess of the specific exemptions listed below is prohibited. 1. Real estate siqns for residential sales: One (1) sign per street frontage not exceeding four (4) square feet in area and five (5) feet in height, provided it is unlit and removed within fifteen (15) days after the close of escrow or the rental or lease has been accom- plished. Signs placed on the rear street frontage are prohibited. Open House signs not exceeding four (4) square feet in area and five (5) feet in height are permitted for directing prospective buyers to property offered for sale. 2. Political signs: Political signs having to do with any issue, ballot measure, political statement, expression, or candidate in any Municipal, County, State or Federal election shall be permitted subject to the following provisions and any other applicable provisions within this chapter: a. Any person, party or group posting signs in the City shall abide by the provisions set forth herein. b. All political signs shall be placed, erected, constructed, painted or assembled no earlier than thirty (30) calendar days prior to the election and shall be removed no later than ten (10) calen- dar days following the date of the election. c. A political sign shall not exceed thirty-two (32) square feet in total area for one side; double- faced signs shall not exceed thirty-two (32) square feet per side. No signs shall be placed in a manner which would obstruct visibility or impede pedestrian or vehicular traffic, or endanger the health, safety or welfare of the community. d. All political signs shall not exceed an overall height of eight (8) feet from the finished grade immediately around the sign. e. No political sign shall be lighted either directly or indirectly unless said sign is erected, painted or constructed on an authorized structure already -providing illumination. f. No political sign shall be placed or affixed to a traffic signal, street light, tree, fence, utility pole or existing sign, nor on any public property ~- (08/10/90) XI-2 or in the public right-of-way if, in the opinion of the Director of Planning, any of the following conditions exist: the sign impedes or renders public access to any public improvement dangerous, including, but not limited to utility poles and fire hydrants; obstructs the visibility of any sign designed to regulate, control or assist public or private transportation; or obstructs the vision of any user of a public right-of-way. g. No political sign shall be posted in violation of the provisions of this chapter. Further, the Director of Planning or his designee shall have the right to remove all signs placed contrary to the provisions of this section. Any political sign placed on private property without the consent of said private property owner may be removed by said owner or his representative. 3. Contractor or Construction Signs: For residential projects greater than four (4) dwelling units, two (2) directory signs shall be permitted on the construction site for all contractors (may include financial institu- tions, real estate agents, subcontractors, etc.), not exceeding thirty-two (32) square feet each, unless legally required by government contracts to be larger. No sign shall exceed eight (8) feet in overall height and shall be located no closer than ten (10) feet to any property line. Such signs shall be removed upon of by the City. For all other the granting occupancy projects, a total of two (2) signs per development site may be installed with a maximum of four (4) square feet in area and five (5) feet in height for each sign. Such sign(s) shall be removed upon finalization of building permits. 4. Future Tenant Identification Sign: Future tenant identification signs may be placed on vacant or develop- ing property to advertise the future use of an approved project and where information regarding the property may be obtained. Such signs shall be limited to one (1) per fronting street, a maximum of ninety-six (96) square feet in area and twelve (12) feet in overall height each. Further, such signs shall be placed no closer than ten (10) feet to any property line. Any such sign shall be removed upon finalization of build- ing permits. Where a project has in excess of 600 lineal feet of frontage, one additional sign for each 600 lineal feet is permitted. 5. Interior signs within a structure or building when not visible or readable, nor intended to be read from off-site or from outside of the structure or building. 08/10/90 ) XI-3 6. Memorial tablets~ plaques or directional siqns for community historical resources, installed by a City-recognized historical society or civic organiza- tion. 7. Convenience signs and secondary ~irectional signs not exceeding four (4) square feet in area. 8. Residential building identification signs used to identify individual residences and not exceeding four (4) square feet in area. 9. One name plat~ per parcel not exceeding four (4) square feet in area for single family residential uses and agricultural uses. 10. Official and legal notices issued by any court, public body, person or officer or in furtherance of any non- judicial process permitted by state or local law. 11. Signs providing direction or warning, and information- al signs or structures required or authorized by law or by Federal, State, County or City authority. 12. A single official flag of the United States of America ~nd/or two (2) flags of either the State of California, or other state of the United States, counties, munici- palities or official flags for nations, and flags of internationally or nationally recognized organizations or the company flag. Flags shall be a maximum of five (5) feet by eight (8) feet unless otherwise specifical- ly approved on a Site Plan. 13. Signs o__f public utility companies, indicating danger or which serve to aid public safety, or which show loca- tions of underground facilities or public telephones. 14. Safety signs on construction sites. 15. "No Trespassing", "No Parking," and similar warning signs not exceeding four (4) square feet. 16. Siqns on public transpoYtation vehicles regulated by a politic--~l subdivision, including but not limited to, buses and taxicabs. 17. Signs on licensed commercial vehicles provided such vehicles are not used or intended for use as portable signs or as may be prohibited in Chapter XI.1.B. (08/10/90) XI-4 B. Prohibited Signs Ail signs not expressly permitted are prohibited in all zones, including but not limited to, the following: 1. Roof signs. 2. Flashing signs. 3. Animated signs. 4. Revolving or rotating signs. 5. Vehicle signs (when parked or stored on property to identify a business or advertise a product). 6. Portable signs (except where permitted in this chapter). 7. Off-site signs (except temporary subdivision signs). 8. Signs within the public right-of-way (except those required by a governmental agency). No sign shall be so placed, erected or constructed on a utility pole, traffic device, traffic sign, warning sign, or so as to impede access to any public improvement, or to obstruct the visibility of any such signs except as may be permitted in Section XI.1.A.4 of this chapter. 9. Signs located on public property except as may be permitted by Section XI.1.A.4 of this chapter or those required by a governmental agency. 10. Signs within the public right-of-way prohibited by the Streets and Highways Code (Sec. 101 et. seq. and Sec. 1460 et. seq.), the Vehicle Code (Sec. 21400 et. seq.) and the Public Utilities Code (Sec. 7538 et. seq.). 11. Signs blocking doors or fire escapes. o12. Outside light bulb strings and exposed neon tubing outside of buildings (except for temporary uses such as Christmas tree lots, carnivals and other similar events with prior approval of the City). 13. Banners, flags, pennants and balloons except for special events as provided for in Section XI.2.A.3 of this chapter). 14. Inflatable advertising devices of a temporary nature including hot air balloons (except for special events as provided in this chapter). 15. Advertising structures (except as otherwise permitted in this chapter). (08/10/90) XI-5 16. The use of decals, stick-on or transfer letters, or tape on the walls or parapets of buildings, fences, walls or other structures. 17. Readerboard/changeable copy signs, either electric or nonelectric, except as permitted in this chapter. 18. Signs which purport to be or are an imitation of or resemble official traffic warning devices or signs that, by color, location or lighting, may confuse or disorient vehicular or pedestrian traffic. This does not include traffic or directional signs installed on private property to control on-site traffic. C. Signs Relating to Inoperative Activities Signs pertaining to activities or businesses which are no longer in operation, except for temporary closures for repairs, alterations or similar situations, shall be removed from the premises or the sign copy shall be removed within thirty (30) days after the premises has been vacated. Any such sign not removed within the specified time shall constitute a nuisance and shall be subject to removal under the provisions of this chapter and local ord'inances. D. Enforcement, Legal Procedures and Penalties Enforcement, legal procedures and penalties shall be in accordance with the enforcement procedures established by Unauthorized illegal signs may be the Municipal Code. abated by the City in accordance with local ordinance. If said sign is stored by the City, the owner may recover said sign upon payment to the City of any storage and/or removal charges incurred by the City. The minimum charge shall be no less than three dollars ($3.00) per sign. All signs removed by the City may be destroyed thirty (30) calendar days following removal. If any sign, in the opinion of the Director of Planning, is an immediate threat to the public health and safety, said sign shall be immediately and summarily removed with the cost of said removal charged to the property owner in accordance with local ordinances. E. Construction and Maintenance 1. Construction: Every sign and all parts, portions and materials shall be manufactured, assembled and erected in compliance with all applicable State, Federal and City regulations and the Uniform Building Code. 2. Maintenance: Every sign and all parts, portions and materials shall be maintained and kept in proper repair. The display surface of all signs shall be kept clean, neatly painted and free from rust and corrosion. Any cracked or broken surfaces, or malfunctioning or damaged portions of a sign shall be (08/10/90) XI-6 repaired or replaced within thirty (30) calendar days following notification of the business by the City. Noncompliance with such a request will constitute a abated. Any maintenance, except a nuisance and will be change of copy, which does not involve structural changes, is permitted. XI. 2 SIGN REGULATIONS Sign permits may be issued for signs included under this section provided the signs are in compliance with all other applicable laws and ordinances. A. Signs Permitted in Any Land Use District The following signs may be permitted in any land use district. These signs are in addition to those signs expressly permitted in each land use district and are subject to the provisions listed below: 1. Convenience Signs: On-site signs no greater than six (6) square feet necessary for public convenience or safety may be approved by the Director of Planning or his designee. Signs containing information such as "entrance", or "exit", or directional arrows shall be designed to be viewed from on-site or from an area adjacent to the site by pedestrians or motorists. Signs that convey advertising or products shall not be considered convenience signs. 2. Special Event Signs: Special event signs may be approved for a limited period of time as a means of publicizing special events such as Christmas tree lots, parades, rodeos and fairs that are to take place within Rancho del Rey SPA III. a. Community Special Events such as a rodeo or community fair may be permitted the following signage: (1) No more than four (4) off-site signs up to thirty-two (32) square feet and eight (8) feet in height to publicize the event. (2) Temporary advertising signs consistent with the requirements set forth in Chapter XI.1 .A.2. 3. On-Site Subdivision Signs: a. One (1) temporary, on-site subdivision sign not to exceed 64 square feet total area for two (2) sides or 32 square feet for one (1) side and total over- all height of twelve (12) feet may be permitted on (08/10/90) XI-7 each Circulation Element street frontage of the property being subdivided, not to exceed two (2) such signs for all phases of any subdivision; otherwise, a maximum of one (1) sign is permitted. b. Such sign shall be for the identification of a subdivision, price information and the developer's name, address and telephone number. c. Such signs shall be removed within ten (10) calendar days from the date of the final sale of the land and/or residences or within twenty-four (24) months, whichever comes first. Extensions of twelve (12) months may be approved by the Director of Planning. d. Signs shall be maintained in good repair at all times. e. A cash deposit of three hundred dollars ($300.00) per sign shall be deposited with the sign applica- tion to ensure compliance with this chapter and removal of such sign. Said deposit shall be refunded to the applicant upon sign removal by the applicant. If the City is forced to remove any signs, the cost of removal shall be deducted from the deposit. 4. Off-Site Subdivision Directional Sign: a. A maximum of four (4) signs may be used to lead customers to the site. b. Signs shall be made of panels which shall be no longer than seventy-two (72) inches by twelve (12) inches each and shall be grouped on a single, double or four-sided sign kiosk. Such structure shall contain no more than seven (7) panels per side nor exceed seven (7) feet in height. c. A sign kiosk shall be located not less than three hundred (300) feet from an existing approved sign site. Further, each sign may only contain the name of the planned community, subdivision, developer or development logo and a directional arrow. d. The placement of each sign structure and its copy shall be reviewed and approved by the Director of Planning prior to installation. e. Ail kiosks that are to be placed on private property shall be with prior written consent of the property owner to allow the City, in the event of noncompliance, to enter said property and (08/10/90) XI-8 remove the sign. A copy of said consent shall be filed with the Department of Planning prior to acceptance of a sign permit application. f. A kiosk location plan shall be prepared showing the site of each kiosk and shall be submitted to and approved by the Director of Planning prior to the acceptance of a sign permit application. g. Any sign approved for a particular subdivision within Rancho del Rey SPA III shall not be changed to another subdivision without prior approval of the Director of Planning. h. There shall be no additions, tag signs, streamers, devices, display boards, or appurtenances added to the sign as originally approved. Further, no other directional signing may be used as posters, portable signs, vehicle signs, trailer signs or temporary subdivision (bootleg) signs. i. All off-site subdivision signs not conforming to this ordinance shall be deemed a public nuisance and removed. j. A three hundred dollar ($300.00) cash deposit shall be placed with the City to ensure compliance with this chapter. Any sign placed contrary to the provisions of this chapter maybe removed by the City and the cost of removal shall be deducted from said deposit. Additional costs incurred by the City resulting from the removal of illegal signs shall be charged to the developer. k. Said sign shall be allowed until the units within the subdivision are sold out, or for a period of twenty-four (24) months, whichever occurs first. Extensions of twelve (12) months may be approved by the Director of Planning. B. Signs Permitted in Residential Districts 1. Institutional Signs: For private schools, churches, day care centers and other similar uses. a. Type: May be freestanding, wall or building mounted. b. Number: One (1) per street frontage with a maximum total of two (2). c. Maximum Sign Area: Wall or building mounted sign,. 20 square feet; freestanding sign, 24 square feet for identification, 36 square feet with changeable copy. (08/70/90) XI-9 d. Maximum Height: Wall or building mounted signs shall not extend beyond the building roofline; freestanding signs shall not exceed six (6) feet finished grade. from e. Other Standards: Wall or building mounted signs can include the name and address of the institution only. Freestanding signs may also incorporate electric or nonelectric changeable copy for events and announcements. 2. Neiqhborhood Identification: For neighborhood and project entrances and amenities (e.g., neighborhood park), the following apply: a. Type: May be freestanding, wall or building mounted. b. Maximum Number: One (1) per neighborhood/project entrance or amenity with a maximum of two (2). c. Maximum Sign Area: 36 square feet. d. Maximum Height: Six (6) feet for wall or building mounted signs; four (4) feet for freestanding signs. e. Other Standards: Copy shall be limited to name and address of development or facility. XI.3 DESIGN STANDARDS Each sign shall be designed with the intent and purpose of complementing the architectural style of the main building or buildings, or type of business on the site. To the extent possible, signs located on commercial sites, but in a pre- dominantly residential area, shall take compatibility with the residential area into consideration. A. Relationship to Buildings Signs located upon a lot with only one main building housing the use which the sign identifies, shall be designed to be compatible with the predominant visual elements of the building, such as construction materials, color or other design materials. The Director of Planning may condition approval of any sign to require such visual elements to be incorporated into the design of the sign where such element(s) is necessary to achieve a significant visual relationship between the sign and building or buildings. 08/10/90) XI-10 B. Relationship to Other Signs Where there is more than one (1) freestanding sign located upon a lot, all such signs shall have designs which are complementary to each other by either similar treatment or incorporation of one (1) or more of the following five 5) design elements: 1. Type of construction materials (such as cabinet, sign copy, supports). 2. Letter style of sign copy. 3. Type or method used for supports, uprights or structure on which sign is supported. 4. Sign cabinet or other configuration of sign area. 5. Shape of entire sign and its several components. C. Landscaping Each freestanding sign shall be located in a landscaped area which is 'of a shape, design and size (equal to at least the maximum allowable sign area} that will provide a compatible setting and ground definition to the sign. The landscaped area shall be maintained in a neat, healthy and thriving condition. Illumination and Motion D. Signs shall be stationary structures (in all components) and illumination, if any, shall be maintained by artificial light which is stationary and constant in intensity and color at all times (non-flashing). E. Sign Copy The name of the business, use, service and/or identifying logo shall be the dominant message on the sign. Inclusion of advertising information is prohibited. F. Relationship to Streets Signs shall be designed so as not to obstruct any pedestrian, bicyclist, or driver's view of the street right-of-way. 08/10/90) XI-11 CHAPTER XII: PARKING xII.0 PURPOSE All regulations set forth in this section are for the purpose of providing convenient off-street parking space for vehicles. The parking requirements of this section are to be considered as the minimum necessary for such uses permitted by the respective zone. The intent of these regulations is to provide properly designed parking areas with sufficient capacity and adequate circulation to minimize traffic congestion and promote public safety. It shall be the responsibility of the developer, owner, or operator of the specific use to provide and maintain adequate off-street parking. XII.1 GEN ~mu%L PROVISIONS A. Off-street parking facilities for both motor vehicles and bicycles, shall be provided for any new building constructed, for any new use established, for any addition or enlargement of an existing building or use, and for any change in the occupancy of an existing building. B. For additions or enlargement of an existing building or use, or a change of occupancy or manner of operation that would increase the number of parking spaces required, the additional parking spaces shall be required only for the addition, enlargement or change, and not for the entire building or use, unless required as a condition of approval of a Conditional Use Permit. C. The required parking facilities for any development shall be located on the same site or, if an irrevocable access and/or parking easement is obtained, the parking may be on an adjacent site. Property within the ultimate right-of-way of a street or highway shall not be used to provide required parking, loading, or unloading facilities. D. The requirements of this ordinance shall apply to temporary as well as permanent uses. E. All required off-street parking spaces shall be designed, located, constructed and maintained so as to be fully usable during workday periods or as needed by the use of the premises. F. Where the application of these schedules results in a fractional parking space, then the fraction shall be rounded to the next higher whole number.. ~.-_ (08/10/90) XII-1 G. The parking requirement for uses not specifically listed in the matrix shall be determined by the approval body for the proposed use on the basis of requirements for similar uses, and on any traffic engineering and planning data that is appropriate to the establishment of a minimum requirement. H. In situations where a combination of uses are developed on a site, parking shall be provided for each of the uses according to the schedule given in this section. I. A maximum of 25 percent (1/4) of the parking spaces required on any site may be provided as "compact" spaces for non- residential uses, subject to approval of the Design Review Committee. J. Parking provided in garages or carports shall be included in on-site parking calculations for conformance with City policy/standards. XII.2 S~DULE OF OFF-STREET PARKING REQUIREMENTS US__~E MINIMUM OFF-STREET PARKING REQUIRE~ A. Public and Semi-Public Uses 1. Day nurseries, 1 space/staff member plus 1/space/ day care schools 5 children or 1 space/10 children if adequate drop-off facilities are provided. Drop-off facilities must be designed to accommodate a continuous flow of passenger vehic- les safely loading and unloading children. The adequacy of drop-off facilities shall be determined by the Director of Planning. 2. Convalescent and/ 1 space/3 beds. or nursing homes 3. Churches, convents, 1 space/3.5 seats within the main monasteries, other auditorium or 1 space/45 square religions instit- feet of gross floor area within utions, and other the main auditorium where there spaces of public are no fixed seats. assembly 4. Public utilities To be determined by the Director of Planning. 6. Parks (public To be determined by the Director or private) of Planning (08/10/90) XII-2 Sc. KoULE OF OFF-STREET PARKING REQUIREKENTS (Continued) USE MINIMUM OFF-STREET PARKING REQUIRED B. Single Family Residen- tial and Multiple Family Residential 1. RS, RP Districts 2 garage spaces per unit +1 guest space 2. RC District 1.5 spaces per 1 bdrm unit 2.0 Spaces per 2 bdrm unit 2.5 spaces per 3+ bdrm unit 3. RSP District As required for uses approved in Precise Plan May be combination of on- and off-street parking on private streets only. C. Handicapped Parking Requirements Handicapped parking requirements are established by the State of California. The parking standards contained in this section are identical to those established by the State. Any future change in the State handicapped parking standards shall preempt the requirements of this section. 1. Handicapped parking for residential uses shall be provided at the rate of one space for each dwelling unit that is designed for occupancy by the handicapped. 2. Handicapped parking spaces shall be provided for all uses other than residential at the following rate: USE MINIMUM OFF-STREET PARKING REQUIRED Number of Automobile Number of Handicapped Spaces Provided Spaces Required 1 - 40 1 41 - 80 2 81 ~ 120 3 121 - 160 4 161 300 5 301 400 6 401 500 7 Over 500 7 + I for each 200 additional automobile spaces provided (08/10/90) XII-3 Sun=DULEOF OFF-STRRRT PARKING P~EQUIREMENTS (Continued) 3. Handicapped parking spaces required by this section shall count toward fulfilling standard automobile parking requirements. D. Bicycle Parking Requirements The matrix below contains minimum bicycle parking requirements. Only those uses identified in the matrix are required to install bicycle parking. Bicycle parking facilities shall be stationary storage racks or devices designed to secure the frame and wheel of the bicycle. USE MINIMUM BICYCLING PARKING REQUIRED 1. Public and Semi- 4 spaces Public uses XII.3 PROPERTY DEVELOPMENT STANDARDS The following property development standards shall apply to all parking areas required by the Planned Community District Regulations. A. General Requirements The following are minimums unless otherwise stated: 1. Residential - Automobile Parking a. Covered (garage or carport) 10' x 20' each space b. Uncovered 9' x 18.5 each space c. On-street: -Space adjacent to driveway or street corner 18.5 ft curb length -Other spaces 23.0 ft curb length 2. All others shall use Parking Table, on the following page. 3. Bicycle parking space: 2' x 6' 4. Automobile, handicapped and bicycle: All parking stalls and maneuvering areas shall be paved and permanently maintained with asphalt, concrete or any other all weather surfacing approved by the Director of Planning and subject to current City standards. (08/10/90) xII-4 (08/10/90) XII-5 5. Striping and identification a. Automobile: All parking stalls shall be clearly outlined with painted lines on the surface of the parking facility. b. Handicapped: All handicapped spaces shall be striped and marked according to applicable State standards. c. Bicycle: All bicycle spaces shall be clearly identified. B. Special Requirements 1. Any unused space resulting from the design of the parking area shall be used for landscaping purposes. 2. Ail landscaped islands in parking lots shall have a minimum inside dimension of four (4) feet and shall contain a twelve (12) inch wide walk adjacent to any parking stall and be separated from vehicular areas by six (6) inch high and six (6) inch wide concrete curbing. 3. Ail landscaped areas shall be irrigated automatically and kept in a healthy and thriving condition free from weeds, debris and trash. 4. Ail parking facilities shall have lighting in accord- ance with current City standards. Lighting shall be designed and installed so as to confine direct illumina- tion to the site. Parking lot lights shall have a maximum height of eighteen (18) feet from the finished grade of the parking surface and shall be directed away from property lines. 5. All parking facilities shall be graded and drained so as to provide for the disposal of all surface water which may accumulate on the site. 6. In residential districts, the parking of motorized and non-motorized vehicles shall be subject to the following requirements: a. No motorized or non-motorized vehicle shall be parked, stored or kept in the front yard except on land adjacent to the driveway or in the driveway. b. If motorized or non-motorized vehicles are to be parked, stored or kept on the lot other than as permitted above, they must be for the personal use of the resident. (08/10/90) XII-6 XIIo4 PERFORMANCE STANDARDS A. Maintenance Ail parking facilities required by this ordinance shall be maintained in good operating condition for the duration of the use requiring such facilities. Such facilities shall be used exclusively for the parking of vehicles. The parking facilities shall not be used for the storage of merchandise, or for the storage or repair of vehicles or equipment. Parking facilities shall not be used for the sale of merchandise except on a temporary basis pursuant to Section X.1 (Temporary Uses). Ail garages and carports utilized to meet the parking standards for residential districts shall be maintained to provide accessibility for parking purposes. B. Special Requirements Handicapped, bicycle and carpool parking areas, when required, shall be located within close proximity to the entrance to the facility. 08/10/90) XII-7 CHAPT~K XIII: ADMINISTRATION XIII.0 PURPOSE The Land Use District Map and these Planned Community District Regulations shall be administered as provided for herein. XIII. 1 STANDARD PROCEDURES A. General The Administrative Procedures, Conditional Uses, and Variances, Chapter 19.14 of the Chula Vista Municipal Code, shall be utilized as applicable to the administration of the Rancho del Rey SPA III. B. Sectional Planning Areas (SPA) The administration of the SPA Plan shall be as provided for in Section 19.48.090 through Section 19.48.130, inclusive, of the Chula Vista Municipal Code, except that the Director of Planning may accept less detail or require additional detail to suit the scope of the SPA. XIII. 2 ADMINISTRATIVE REVIEW A. Purpose Certain uses may vary greatly in their effect depending on the scope, location or exact circumstances. In order to avoid the permitting of these uses without any formal review, and to relieve the Planning Commission and City Council of formally reviewing uses which have insignificant or compatible effects, an Administrative Review procedure is established. B. Application Administrative Review is applicable to uses identified on the Permitted Uses matrix herein by the symbol "A". C. Procedures The procedures shall be as specified in Section 19.14.030, Zoning Administration Actions Authorized without Public Hearing, in the Chula Vista Municipal Code, except that in addition, the Zoning Administrator (Director of Planning) may determine after reviewing the scope, location or exact circumstances of the proposed use, that the formal hearing process of the Conditional Use Permit procedure is warranted. (08/10/90) XIII-1 If the Zoning Administrator makes this determination, then the applicant shall be required to comply with the Conditional Use Permit procedures as specified in Sections 19.14.060 through 19.14.110 inclusive, of the Chula Vista Municipal Code. XIII.3 SITE PLAN AND ARCHITECTURALAPPR6VAL A. Purpose The purpose of site plan and architectural approval is to review proposed projects to determine compliance with the provisions of these regulations and to promote orderly and harmonious development with good design character. B. Application This approval process is applicable to projects within all districts except the RS district, where the Tentative Tract Map approval process may be used. Single family detached units on lots exceeding 5,000 square feet may use the Tentative Tract Map to satisfy the Site Plan Review requirement. Commercial and industrial projects shall be reviewed by the Design Review Committee as specified in Section 19.14.579 of the Chula Vista Municipal Code C. Procedures The procedures shall be as specified in Section 19.14.420 through Section 19.14.480 inclusive, of the Chula Vista Municipal Code. XIII.4 ~,~ PROVISIONS In the event that these regulations do not address any partic- ular matter relevant to the proper development and use of proper- ty within Rancho del Rey SPA III, the provisions of Title 19 of the Chula Vista Municipal Code shall apply. (08/10/90) XIII-2 CITY OF CHULA VISTA RANCHO DEL REY SPAs I, II & III PUBLIC FACILITIES FINANCING PLAN OCTOBER 1987 AMENDED JULY 1989 REVISED OCTOBER 1990 Prepared By: Lettieri-Mclntyre & Associates Willdan Associates Revised by: John McTighe & Associates Lettieri-Mclntyre & Associates CHAPTER I Introduction 1 Purpo-se 1 Description of Scope 1 Assumptions 1 Phasing of Improvements 4 Summary of Needs and Financing Options 7 CHAPTER 2- Public Facility Requirements, Financing and Maintenance I 9 Transportation Systems I 9 22 Water Reclaimed Water 23 Sewer 23 · Storm Water 25 Street Lighting and Landscape Maintenance 25 Parks and Recreation 25 27 Library Fire Protection 29 Police Facilities 29 Schools 29 CHAPTER 3 Public Facility Phasing Plan and Financing Summary 31 Development Phasing Plan 31 Public Facility Phasing Plan 33 Regional Transportation Facility Phasing 51 CHAPTER 4 Implementation 54 Summary of Financing Methods 54 Annual Fiscal Impact Analysis Update 56 Monitoring Program 56 Implementation 57 10/19/90 i i LIST OF EXHIBITS AND TABLES 1 SPAs I-III Boundaries 2 2 SPAs I - III Devlopment Phases 6 3 SPAs I - III Circulation Plan 2 0 4 Parks and Open Space Plan 2 6 5 Library Master Plan Facilities 28 6 SPAs I - III Development Phasing Plan 3 2 7 Public Facility Phasing Plans 34 8 Regional Transportation Facilities 51 Table ~ ~ P'~ I Facilities and Financing Methods by Type 8 (~ and Phase 2 Transportation Development Impact Fee Obligation 21 3 Hidden Vista Village Sewer Reimbursement 24 District - Rice Canyon Trunk 4 Phasing Program for Regional Transportation 5 3 Facilities 10/19/90 iii CHAPTER 1 The Rancho del Rey SPAs I- III Public Facilities Plan and Financing Analysis is intended to identify all of the public facilities required to support the planned development of these sectional planning areas. It also identifies all regional facilities needed to serve these projects and these projects' share of the cost to construct those regional improvements. Finally, in identifying the facilities required to serve the projects, this document proposes specific financing programs to facilitate the construction of the necessary improvements. For purposes of ease of administration, this Public Facilities Financing Plan for SPA III has been combined with the Public Facilities Financing Plan for SPAs I & Ii which was approved by the City Council on August 15, 1989. That plan had been a modification of the original Public Facilities Financing Plan adopted for SPA I by the City Council on December 15, 1987. In combining the two Plans, some of the material in the SPA I and SPA II Plans has been updated. Upon adoption by the City Council, this Public Facilities Financing Plan for SPAs I-III supersedes the documents approved on December 15, 1987 and August 15, 1989. Description of ScoPe We have identified certain assumptions that would assist the reader in understanding the financing alternatives and the scope of this public facilities plan. This document serves as the basis for the identification of the necessary facilities, how they will be financed, and when construction and completion of the improvements will be required. (1) Assumptions There are a number of assumptions implicit in the preparation of this public facilities document. They play a major part in understanding both the public facilities plan and the alternatives chosen for financing. The assumptions are as follows: 1. Rancho del Rey is a part of an overall specific plan that will be implemented in phases (Exhibit #1, page 2). Rancho del Rey itself will be internally phased to facilitate the grading of the site, as well as implementation of a marketing and financing program for development of the residential and industrial products within the plan area. The sequencing of the phases as planned at the time of preparation of this document may in fact differ due to the variation in marketing circumstances. In any case, the intent of this document is not to dictate the sequence of phases, but rather to assure that those public facilities that are needed to support the development of a particular phase are in place at the time of their need. The public facilities identified within this document are intended to satisfy the total need generated by the sectional planning areas, as well as the needs of the Eastern Territories of Chula Vista. 10/19/90 1 2. The phasing plan stated herein is dependent on six other documents. The first three are the Rancho del Rey SPA I Plan, the Rancho del Rey SPA II Plan, and the Rancho del Rey SPA III Plan which establish land use plans and phasing programs as proposed by the developer (Exhibit ~2, page 6). We have utilized these plans and phasing programs and have identified phases of public facility improvements consistent with the phasing of SPAs I, II & III. If the phases of the project change, then the phases of the public facility improvements may also change. Such changes will be subject to reporting by the Master Developer as part of the annual monitoring program. The Director of Planning shall have authority to approve changes in phasing that are consistent with the intent of this plan. Such approval shall be based on a finding that facilities will be made available concurrent with need. The fourth document that has been utilized is the City of Chula Vista Transportation Development Impact Fee Program. That Development Impact Fee Program identifies the El Rancho del Rey Specific Plan, as well as other projects as developments that were most likely to be implemented over the next several years. To assist in the provision of public facilities, the Transportation Development Impact Fee Program identified public facility requirements, financing alternatives, and a phasing program that would ensure that those public facilities are provided commensurate with need. The East Chula Vista Transportation Phasing Plan (ECVTPP) is the fifth document upon which this plan is deoendent. That document, which requires the phasing of transportation infrastructure with growth east of 1-805, is incorporated herein by reference . The ECVTPP "establishes development thresholds (in terms of dwelling units, acres of commercial and acres of industrial) which trigger the requirements of street improvements." The ECVTPP is intended to be updated on an annual basis. The original ECVTPP of June 6, 1989 has been updated by the August 1990 preliminary report on the ECVTPP to reflect changes in actual development and in assumptions which have occurred since completion of the first report. The thresholds for the various transportation improvements may change with subsequent updates of the ECVTPP. In the event of changes in transportation thresholds in the ECVTPP, the then current City Council adopted ECVTPP shall be considered to be the most accurate reflection of phasing and shall take precedence over thresholds shown in this plan. The sixth document is the Public Facilities Development Impact Fee (PFDIF) adopted by the City Council on August 8, 1989. This fee program was established to provide funding for city facilities that provide benefit to areas greater than any individual community. For example, these fees are to be utilized to pay for a portion of the future civic center, fire training facilities, fire stations, libraries and other city-wide facilities. In summary, Rancho del Rey will have two levels of public facility phasing requirements: those which deal internally within the project, and those which deal with the requirement of regional level facilities to satisfy the City-wide need caused by the development of projects such as Rancho del Rey and EastLake. 3. The purpose of this plan is to identify facility needs and how they are to be satisfied. Estimated costs are only listed when public financing is proposed or when only part of the need is being responded to by this project. In many cases we have identified that public improvements will be obtained pursuant to subdivision exactions. When that is the case, we have not listed the total cost nor the Rancho del Rey cost responsibility. 4. It is further the intent of this facilities financing plan to only identify the cost associated with the design and construction of improvements. We have not identified any value for 10/19/90 3 dedicated land since to implement a project consistent with the El Rancho del Rey Specific Plan, land dedication is required. 5. It is understood that the financing alternatives specified herein may change due to financing programs available in the future or requirements of either state or federal law. Revisions to the financing may be handled administratively, as defined in a ..development agreement, it ~hould be noted that the costs presented in this report are estimates based on the best available information and that actual costs may vary from those presented here. In the case of those projects which have been completed as of the most recent amendment to this plan, the project has been noted as completed with no cost data shown. 6. We have attempted to be all inclusive regarding the incremental impact this project has on the need for certain regional improvements, In the case of library facilities, police communication facilities, a fire training facility, and a corporate yard, we have listed those facilities as being required to serve the needs of the Chula Vista Planning Area. To fully implement those facilities, the City Council adopted a Public Facilities Development Impact Fee (PFDIF), that would be assessed in whole or in part on all new development within the City, (2) Phasing of Improvements - SPAs I-III It should be noted that certain of the improvements within SPAs I & II may be the complete obligation of SPA I or SPA II development even though they may benefit SPA III. It should be further noted that the improvements specified herein will be requirements of subsequent discretionary permits. In most cases, these improvements will become conditions of approval of tentative and final subdivision maps. in other cases, building permits will be the vehicle for implementation. Regardless of the methodology utilized, the intent is to require that construction of the improvements begin prior to the implementation of development of each phase and for all improvements other than park and recreation and community-wide facilities, be completed prior to occupancy of any dwelling unit within that particular phase. However, it is intended that the phasing depicted herein as shown on exhibit 2, on page 6, is illustrative of the intended sequence of the master developer at the time of preparation of this financing plan, but that changes may occur upon approval of the Planning Director. Park and recreation improvements and community-wide facilities must be completed prior to the end of the development allocated for any phase. The park in SPA Ill must be completed prior to the earlier of the opening of the Junior High School or the end of development in Phase 7. For the purposes of this section, completion of road improvements will be defined by the Director of Public Works. It is not the intent to define completion as acceptance by the City Council. Before exceeding cumulative levels of development of each transportation threshold, including the phase thresholds for increments one through eleven of the Transportation Phasing Plan including the phase thresholds shown in Table 4, the required improvements of the threshold must be committed to the satisfaction of the Director of Public Works. The Director of Public Works shall have the ability to select from any of the following options prior to the issue of building permits for a subsequent phase. 1. Improvements must be completed or open to public use, whichever first occurs or, 2. Improvement must be subject to an awarded construction contract by a governmental agency or, 10/19/90 4 3. Improvement must be committed by an agreement with the City which shall include, but not be limited to, all of the following requirements to the satisfaction of the Director of Public Works: a. Ali discretionary permits must be obtained for construction of the improvement; b. Plans for the construction of the improvement must' have all necessary governmental approvals; c. Adequate funds (i.e. letter of credit, cash deposit, or performance bond) must be available such that the City can construct the improvement if either construction has not commenced within 30 days of issuance of a notice to proceed by the Director of Public Works, or construction is not progressing towards completion in a manner considered reasonable to the Director of Public Works. 1 0/1 9/90 5 10/19/90 6 Summary of Needs & Financina O~3tions Table 1, starting on page 7, represents a summary of the public facility needs and financing options for Rancho del Rey SPAs I through Ill. This summary gives a quick glance statement of the facility required, the phase of its construction, the principle financing mechanism, as well as the total cost for the facility, and the responsibility of Rancho del-Rey SPAs I, ii & Ill. This is not intended to be all inclusive and one must refer to the text to get a total picture of the public facility requirement and financing alternatives. 7 10/19/90 I.- uJ ~z~ 10/19/90 10 10/19/90 1 0/1 g/gO 1 2 (- E o 0 o ~ ~ c~'~ E ~ ; ~ ~ o~ c ._-- ~E ~o ~ E 10/19/90 18 Chapter 2 PUBLIC FACILITY REQUIREMENTS. FINANCING & MAINTENANCE This chapter describes the public facilities required to support development in Rancho del Rey's SPA I, SPA II and SPA III areas and t_he financing mechanisms to be used to construct and maintain the improvements. Tr~nsoortation Systems The transportation projects to be financed by Rancho del Rey are of three basic types: 1. Those facilities that provide for major circulation within SPA I, SPA II and SPA III which primarily benefit the Rancho del Rey development; 2. Those facilities within SPA I, SPA II and/or SPA III that provide regional circulation benefits to Rancho del Rey, as well as neighboring development areas;. 3. Those facilities that are offsite of the SPA I, SPA Il and/or SPA III areas that will be of benefit to all eastern area developments including Rancho del Rey. The onsite circulation system includes numerous collector roads. Onsite improvement will be constructed and paid for by the developer through subdivision exactions, tied to specific subdivision maps, phased with the development of the SPA. Exhibit 3 shows the circulation system for SPAs I, II & Ill. The proposed phasing of these onsite collectors has been developed in response to the developer's proposed construction program and is presented in Chapter 3. As there is no direct cost to the City for the construction of these subdivision exacted facilities, no costs are given for them in this report. The City will, however, be responsible for the cost of maintaining all public roads within the development. The City Council has recognized the necessity for a Transportation Development Impact Fee to provide financing for road projects of regional significance in the areas east of Interstate 805. The fee is intended to be collected as development proceeds in the eastern portions of the City's General Plan Area, as well as in the adjacent unincorporated County areas within the City's sphere of influence. In addition, the City has adopted a Public Facilities Development Impact Fee to finance such public facilities as fire stations, libraries, civic center, etc. This fee is collected from development in the Eastern Territories or throughout the City in proportion to the need that development places on the City for these types of facilities. Those portions of Rancho del Rey which had not received building permits by the effective date of the PFDIF ordinance are subject to this development impact fee. The City has prepared the East Chula Vista Transportation Phasing Plan (ECVTPP) to establish thresholds for transportation improvements in the eastern portion of the City. The ECVTPP is updated annually to reflect changes in development and assumptions about project needs. As these changes take place, the priority of the improvements may change. In most cases the projects included in the ECVTPP are also included in the Transportation Development Impact Fee Program. The Rancho del Rey development project has been included within the area of benefit for the Development Impact Fees. As such, it will be Rancho del Rey's responsibility to pay development impact fees to be used towards the cost of constructing a total of some $84.24 million (December 1989 Ordinance #2348) of regional transportation facilities, including $11.2 million for a four-lane interim facility on the State Route 125 alignment from Telegraph Canyon Road to State 1 0/1 9/9O 1 9 10/19/90 20 Route 54. The remaining $73.04 million included in the Development Impact Fee calculation is to be used to finance twenty-three road improvement projects ranging from the widening of Bonita Road from Otay Lakes Road to Central Avenue ($645,000) to the widening of Telegraph Canyon Road from Paseo Ladera lo Apache Drive ($8,616,500). A list of the projects that are currently within the Development Impact Fee program, along with cost estimates and threshold limits at which construction must occur, is presented, along with a map, in Chapter 3 (Table 4, page 53, and Exhibit 8, page 52). The obligation towards Transportation Development Impact Fee program participation can be met in two ways, either by payment of fees or through the construction of required facilities. Fees (currently $2,850 per equivalent dwelling unit, however, developer is liable for fee in place at time of actual building permit) are paid when building permits are pulled and the monies collected are used to fund program facilities, in order to insure that roads are provided concurrent with need, however, each needed facility has an associated maximum amount of development which can occur before the road must be constructed, in order for development to continue past this level, construction must begin on the road. Construction of the required facility can either be funded by monies collected from the Transportation Development Impact Fees paid or the developer can construct the facility and receive credit towards his Transportation Development Impact Fee obligation. This allows development to proceed even if sufficient fees to construct the needed facility have not been collected, if a developer's construction credit exceeds his fee obligation, reimbursement will be made as future fees are paid. SPA'S I, II & III total transportation DIF responsibility based on the current rate of fees is shown in the table below. TABLE 2 RANCHO DEL REY SPA'$ I, II & III TRANSPORTATION DEVELOPMENT IMPACT FEE OBLIGATION ~ DUs EDU/DU Total Fee @ Develooment Tyoe er Acres or Acre EDUs ~ Single Family Detached 2,1 47 1.0 2,147.0 $6,118,950 Single Family Attached 1,206 0.8 964.8 $2,749,680 Multi-Family 795 0.6 477.0 $1,359,450 Business Park 71.1 20.0 1,422.0 $4,052,700 Business Park Support 13.4 40.0 536.0 ~ TOTALS: 5,546.8 $15,808,380 There are three facilities that Rancho del Rey was responsible for constructing that are also on the Transportation Development Impact Fee Program facility list: Interchange improvements at East "H" Street and Interstate 805, the portion of Otay Lakes Road which fronts the SPA I and SPA II boundary and East "H" Street. The subdivision maps for the development phases that these improvements were associated with required the developer to construct these improvements. Prior to start of construction, an agreement must be entered into between the developer and the City which specifies the conditions under which the project will be constructed and the maximum amount of fee credit that will be applied towards Rancho del Rey's Development Impact Fee obligation. 10/19/90 21 Construction of the full improvements to the portion of Otay Lakes Road that fronts the SPA I and SPA II boundary were completed during the development of the SPA I. improvements entail full improvement of the street to a four-lane major road status and construction of the intersection at Avenida del Rey. The estimated cost of the ultimate improvements along Rancho del Ray SPA I and SPA II frontage is $6,227,169 (November 1988). The street construction, as well as water, sewer, storm drain, and public utility improvements in the street, are funded by means of a 1913 Act Assessment District. The modification to the intersection of East "H" Street with interstate 805, to improve traffic circulation was accomplished by the developers of Rancho del Rey during the buildout of SPA I. The December 1989 cost of these phase 1 modifications was $620,000. East "H" Street previously was a two-lane road through the Rancho del Rey project area. It has been constructed as a six-lane prime arterial, from interstate 805 to Otay Lakes Road. Rancho del Rey was responsible for adding the additional four lanes, as well as effecting parkway improvements. The street construction, as well as water, sewer, storm drain, and public utility improvements in the street, are funded by means of a 1913/1915 Assessment District. The cost of facilities has been spread throughout the Rancho del Ray project area on the basis of the benefit received from the improvements. The cost of the street improvements is $4,372,696. The maintenance of all public roads constructed within Rancho del Rey will be funded by the traditional general fund and State monies. SPAs I, II & III will be required to participate in two levels of traffic signal improvements. The traffic signals planned along East "H" Street through the project will be for the sole benefit of Rancho del Ray, therefore, it is appropriate that Rancho del Rey install these signals as a subdivision exaction as development occurs and the signals are required. The new traffic generated by the development of SPA i, SPA il and SPA III will also have an impact on the need for citywide signals and signal upgrades. Ail development within SPAs I through III would also be liable for payment of the current Traffic Signal Fee in effect at the time of building permit issuance. At the current fee of $10.00 per trip SPAs I- III signal fee responsibility would be approximately $424,610. Water The Otay Water District provides water service to the SPA I, II & III area which is totally within the District's Improvement District 22 (ID22). The District receives its potable water from the San Diego County Water Authority via the second San Diego Aqueduct near Otay Lakes Road and Telegraph Canyon Road. Improvement District 22 has installed a number of improvements to provide potable water to the SPA I, SPA II and SPA III areas. These include a 3-million gallon reservoir to serve the 710 pressure zone and a 1-million gallon reservoir to serve the 485 pressure zone. A total breakdown of the facilities required for ID22 is included in Otay Water District's Master Plan for the District. The District has constructed an 8-million gallon reservoir during the development of SPA I. This reservoir will provide additional potable water supply to this area, as well as to areas to the east of Rancho del Rey (Bonita Long Canyon and EastLake). The reservoir, known as ID22-3 reservoir, serves the District's 624 and 980 pressure zones. Funds for the construction of this reservoir were provided from the proceeds of the ID22 bonds issued in 1978 and from direct payment advances of connection fees by EastLake Development Company and Rancho del Rey. Rancho del Rey's share of this cost, not already included in the ID22 bonds, is $400,000 which has been satisfied through the direct prepayment of water connection fees to the Otay Water District. This $400,000 will be applied as credit toward SPA I connection fees. 1 0/1 9/90 22 A 30-inch and 24-inch pipeline construcled from the ID22-3 reservoir to Rancho del Rey is providing additional potable water service to the community. The portion of the pipeline that is needed to serve SPA I, SPA II and a small portion of SPA III runs in East "H" Street from Yuba Street to the vicinity of Paseo Ranchero. In addition to the ID22 improvements, improvements in Improvement District #27 (ID27) are also being funded. ID27 includes the developments of Rancho del Rey, EastLake, and Sunbow. Surrounding properties may be included in the improvement District. An ID27 Master Plan is being prepared by Olay Water District to determine required facilities, costs, and financing mechanisms. The most significant facility that will need to be provided is an ultimate storage reservoir which will provide five days of storage for the areas within the District. The Fire Department requires that all water pressure be made available to its hydrants be at or below 150 pounds per square inch. Otay Water District and Rancho del Rey have entered into an agreement prior to recordation of the first final map which delineates the ID27 facilities to be constructed, each developers cost responsibility, and the financing methods to be utilized. The agreement also places limits on the number of building permits that can be issued prior to certain facilities being in place and operational. A system to deliver reclaimed water to the park and junior high school sites in SPA III will be developed. The reclaimed water lines will be located in Paseo Ranchero between East "H" Street and Telegraph Canyon Road, and in East "J" Street from Paseo Ranchero to the park and school sites. The system will be constructed in accordance with the Master Plan of the Otay Water District. ~ewer The City of Chula Vista provides sewage collection through city owned facilities. The sewage is discharged into the City of San Diego metropolitan sewage system (METRO) for treatment at the Point Loma regional plant and disposal through the METRO Ocean Outfall. The Rancho del Rey project will contribute sewer flows to three existing sewer drainage systems. These are the Olay Lake system, the Rice Canyon system, and the Telegraph Canyon system. New trunk sewer extensions only will be needed to convey sewage to both systems. The Rice Canyon extension of approximately 11,000 feet of 8, 10, and 12-inch sewer main, extends easterly up the north leg of the canyon to approximately the intersection of Olay Lakes Road and East "H" Street and has been constructed. The "H" Street trunk sewer has been extended for approximately 3,100 feet east in the vicinity of the Rancho del Rey Employment Park as part of the East "H" Street road improvements and has been funded by the East "H" Street Assessment District. Onsite collection sewers will be built and funded by the developer as a subdivision exaction. The phasing plan presented in Chapter 3 will insure that sewer service will be available prior to need. In addition to the construction of facilities, the City will begin receiving reimbursements for previous improvements to the existing Rice Canyon trunk sewer as adopted by the City Council on April 3, 1984 in the Hidden Vista Village Sewer Reimbursement District Rice Canyon Trunk Agreement. The monies for this reimbursement will be collected as building permits in SPA I are issued. Table 3 shows the calculation of equivalent dwelling units and fee per equivalent dwelling unit for this reimbursement. The fee will increase by 7 percent simple annual interest on a quarterly basis per the provisions of the agreement. 1 0/1 9/90 23 TABLE 3 HIDDEN VISTA VILLAGE SEWER REIMBURSEMENT DISTRICT RICE CANYON TRUNK Total April 1984 base reimbursement (from agreement): Offsite: $1 88,240 Onsite: $ 37,279 October 1987 reimbursement amount (7% simple annual interest, computed quarterly): Offsite: $188,240 x 1.245 = $234,359 Onsite: $ 37,279 x 1.245 $ 46,412 Revised Equivalent Dwelling Units within reimbursement area per Amended Specific Plan: Off site Onsite SPA Area EDUs EDUs La Canada 773 773 North College 350 350 Parkside 189 189 Del Centro 1,059 1,059 Del Rey 578 578 Ladera 194 194 Rice Canyon 1,1 04 0 Existing W. of 1-805 99 0 Dreyfus 7 2 7 2 Comm. @ Otay Lakes Road 7::) 72 TOTAL 4,490 3,287 Source: Rick Engineering October 1987 reimbursement per revised EDU: Offsite: $234,359 :- 4,490 EDUs = $52.20 Onsite: 46,412 ~- 3,287 EDUs = ~14.1 2 Rancho del Rey Reimbursement/EDUs $66.32 1 0/1 9/90 24 ~tormwater System C SPAs I, II and III will be served by a series of onsite stormwater facilities that will serve to collect and convey the stormwater off for the project into the City's stormwater system. All offsite, downstream stormwater improvements necessary to receive the flows from Rancho del Ray SPA I, SPA II and SPA III have been previously constructed. All local, onsite storm drains will be installed as subdivision exactions along with the local streets. In addition, there are two major storm drain projects other than those included within the local streets. These are the "H" Street storm drain and the Rice Canyon drainage drop structures. The stormwater drainage improvements in East "H" Street have been completed and financed by the Assessment District created to fund the East "H" Street improvements. The Rice Canyon drop structures were installed along the canyon bottom by the developer and acquired by the City through an Acquisition Assessment District. Street Liahtina and Landscaoe Maintenance All street lighting-and landscaping within the street right-of-way will be installed as a subdivision exaction by the developer. All operation and maintenance costs associated with lighting the public streets within the development to normal Cily standards will be borne by the City. The costs associated with street lighting that is in excess of the normal City standards as well as the cost of maintaining any landscaping within the public right-of-way will be borne by the property owners by means of Maintenance District #20 set up under the provisions of the Lighting and Landscape Act of 1972 (Division 15, Part 2, Streets and Highway Code). Parks and Recreation There are 56.71 acres of public park uses included in SPA's I, II & III (Exhibit #4, page 26). This acreage includes the dedication of a communily park, four neighborhood parks, a staging area for pedestrians and equestrians, and a trail system which links all of the major open space and residential areas to the park facilities and natural canyon features of the project. It is the intent of both the El Rancho del Rey Specific Plan and the SPA plans that all of the parks mentioned above be dedicated to the City, improved to certain standards and maintained publicly so that access is available to all citizens. Due to this park dedication requirement, PLDO fees have been waived for SPA's I-III. Included within the 56.71 acres of public park are two non-park facilities. These facilities will be located within the East "H" Street Park and are the library and fire station. The fire station may also include a new training facility to replace the present training facility on East "J" Street. The acreage of the library facility is approximately 5,2 acres, while the fire station with the training facility would be approximately 2.2 acres. The phasing of the public parks was designed to achieve construction of the community park (Discovery Park) at the earliest stage. That park was designated as commencing construction during Phase 2. Phase 2 was the first residential phase of Rancho del Rey SPA I and included the community park area, the East "H" Street Park area, and the residential units that would be adjacent to it. The developer was responsible for preparing a master plan that was acceptable to the City Council, grading the site according to that plan, and installing improvements as identified herein. On the community park, these improvements included a parking lot, play areas, tud and 10/19/90 25 26 10/1~/90 irrigation per the standards of the Parkland Dedication Ordinance, and installation of 3 lighted ballfields with a soccer field. The community park, which has been named "Discovery Park," was completed in April 1990. All of the grading, and neighborhood park level improvements will be conditions of this project without reimbursement from the City. The construction of the parking lot and the lighted ballfields/soccer field were required as part of this project and are valued at approximately $518,000. These improvements will be a credit to the payment of Residential Construction Tax fees in an amount equal to the actual cost of improvements. Credit will begin immediately with Phase 2 and Phase 3 units. In addilion to these improvements, the City may construct a community center. The East "H" Street Park and the neighborhood park located on the central ridge are the two parks which will, by themselves, satisfy the minimal dedication and improvement requirements for SPA I of the City's Parkland Dedication Ordinance as in effect on October 1, 1987. The Parkland Dedication Ordinance requires a minimum of 14.5 acres. Explorer neighborhood park is 5.6 acres, while the East "H" Street Park, devoted to park purposes and not encumbered by the SDG&E easement, is 6 to 9 acres depending on other public facility needs. These parks have been master planned by the developer and will be improved per the master plans. Maintenance of the East "H" Street Park will be from the General Fund. Marisol neighborhood park located in SPA II is 5.0 gross acres. This park was master planned by the developer and improvements will be made in accordance with the approved Master Plan consistent with the requirements of the Parkland Dedication Ordinance adopted by the City Council in December 1987. The neighborhood park in SPA III is 10.0 net useable acres and is located adjacent to the junior high school site. This park will be master planned by the developer in conjunct[on with the master plan for the junior high school site and improvements will made in accordance with the Master Plan consistent with the requirements of the Parkland Dedication Ordinance adopted by the City Council in December 1987. Should additional parkland be identified as needed to meet the obligations of the Parkland Dedication Ordinance, the developer would make additional improvements to parks within Rancho del Rey or that serve Rancho del Rey or pay cash equivalent or some combination of improvements and cash payments at the rate of $173,455 per acre for each additional acre so determined (i.e., if 2.56 additional acres are determined, the developer would be obligated for a total of $444,045 in additional improvements). The amount of additional improvements will be based on the final number of dwelling units actually constructed within SPA III. The staging area, the SDG & E trails, and the canyon trails are three elements that are unique to this project. The staging area developed with Phase 3 will serve to be the main entry to the Rice Canyon Open Space Preserve. A Master Plan has been prepared and improvements were installed to have this function as a staging area for both pedestrians and equestrians. Depending on their specific locations, the trail system will be developed commensurate with adjacent development. The trail system will be improved per the Master Plan prepared by the developer and approved by the City. All of the trail system, the staging area, and the natural canyon area will be maintained through the Open Space Maintenance District. Library In April of 1987, the City approved a Public Library Master Plan which identified the need for subregional library facilities to serve the needs of future residents. Rancho del Rey was included in a subarea labeled the Sweetwater/Bonita Study Area (Exhibit #5, page 28). The study identified the need for a library facility of approximately 40,000 square feet to serve that area. In light of the City's overall library needs, the minimum library desired by the City is 20,000 1 0/1 9/90 27 ~:1- 10/19/90 square feet for a first stage. The El Rancho del Rey Specific Plan stated that a reservation of a ~'~ parcel of I to 2 acres for the location of the library facility may be required. However, if a 40,000 s.f. library is desired by the City, a 3.2 acre site will be necessary. The final determination, as mentioned in the Specific Plan, would be a function of this SPA plan. Based on the Public Library Master Plan and the requirement in the El Rancho del Rey Specific Plan, the developer has allocated approximately 2 acres for the future construction of a library facility. A library facility of approximately 20,000 square feet would cost $4.8 million in 1990 dollars. A 35,000 s.f. library would cost $7.6 million. The City has implemented a Public Facilities Development Impact Fee (PFDIF) for public facilities that are required on a City-wide basis. The library is one of those public facilities. The costs of the libraries' development are included in that fee. SPA I, SPA II and SPA Ill are subject to the Public Facilities Development Impact Fee. The development of Rancho del Rey SPA I, II & III will necessitate the construction of a 5,900 square foot fire station. Up to 3 acres have been reserved within the East "H" Street Park for a fire station and training facility. Rancho del Rey shall be responsible for paying its share of the Public Facilities Development impact Fee as it relates to the financing of fire facilities. The Rancho del Rey fire facility will be constructed by the City when it is determined to be needed to serve the project area. The total project cost, (including equipment and furnishings but excluding land value) is estimated to be $1,070,310 (1990 dollars). The project will be financed from the Public Facilities Development Impact Fee. In addition to the fire station, a training facility to replace the East "J' Street training facility is planned for this site. The facility is to be financed through the Public Facilities Development Impact Fee. SPA I, II & III will contribute their share through payment of the impact fee. The total cost for a new training facility is estimated to be $368,503 (1990 dollars). The amount of Public Facilities Development Impact Fee due from Rancho del Rey will be credited $85,000 since this developer made a deposit with the City of $85,000 for the construction of a Terra Nova fire station. Since this station was never constructed and it is intended that this station serve Rancho del Rey and Terra Nova, it is appropriate to credit those fees to this project. The Police Department has not expressed a problem in the servicing of the SPA I, SPA II and SPA III areas. Expansion to the eastern territories has created, however, a need to improve communication facilities. Two specific identified needs include a communications tower or antenna and an improved computer aided dispatching capability. Costs for these are estimated at $10,000 and $530,000 respectively. As with financing cf the fire training facility, the police facilities will be of overall City benefit and will require City-wide financing. Financing for these improvements are included within the Public Facilities Development Impact Fee. The El Rancho del Rey Specific Plan specifies that the implementation and financing of schools shall be a component of the SPA plan process. In that light, the Rancho del Rey SPA I plan has allocated approximately 10 acres for an elementary school site within the project boundaries. A junior high school site is located within the boundaries of SPA Ill. There is no high school site within the boundaries of the El Rancho del Rey Specific Plan area. Based on Chula Vista City and Sweetwater Union High School Districts' student generation factors, it is projected that Rancho del 10/19/90 29 Rey SPA's I, II & III will generate approximately 1,120 elementary school students (K-6), 415 middle school (7-8) students, and 788 high school (9-12) students. These totals were based upon per household generation factors of .27 elementary school students, .10 junior high school students, and .19 senior high school students. To accommodate the needs generated by SPA I, the project traded a 10.1 acre site located on the north side of the Rancho del Rey Parkway to the District for. other property. Since the capacity of an elerhentary school is projected to be 730 students, and approximately 660 students will be generated from SPA I alone, the school district required that the developer assist in the construction of a school site within the time frame of SPA I. To accomplish this, the school district and the developer cooperated in the formation of a Mello-Roos Community Facilities District (CFD #3) to generate the money necessary for the construction of the school. The Chula Vista [Elementary] School District will state the precise scheduling of construction of the school site based on needs anticipated by the District. This same funding mechanism (Mello-Roos) will be utilized for meeting the SPA II & SPA Ill financing requirements. As stated above, the middle school and high school students generated from the project will attend the Sweetwater Union High School District. That District has indicated that they are presently at or over capacity in many of their facilities, but that contingent on the completion of the proposed high school and junior high school proposed for the EastLake area and the anticipated demands within the schools in the general vicinity of Rancho del Rey, there is no need for construction of a new school with SPA I or SPA II or SPA III development. The High School District, has implemented a Mello-Roos Community Facilities District (CFD #3) to assist in providing the necessary monies commensurate with the need generated by this project. A junior high school site is proposed within SPA iii. 10/19/90 30 CHAPTER 3 pUBLIC FACILITY PHASING PLAN AND FINANCING SUMMARY Develooment Phasina Plan The orderly development of-Rancho del Rey requires a phasing plan for public facilities to be defined so as to insure the facilities will be constructed in advance of, or no later than the need for them to support development. It is proposed that the phasing of facilities be tied to thresholds of development activity rather than to specific points in time. In this way, the plan will remain flexible to changes in development timing caused by external forces, yet will assure the provision of the facilities when the overall amount of development warrants their need. Exhibit 6, on page 32 presents the development phasing plan for the SPA's I through III areas. Generally, development will occur in sequential phase numbers, however, the developer may be in various stages of development in two or more phases at one time. In the case of Phase 5, Development may occur in sub-areas tied to specific facilities within those sub-areas. For all facilities, other than park and recreation improvements and community-wide facilities, occupancy cannot occur in any particular phase or, in the case of Phase 5, in the sub-area until all improvements associated with that phase or sub-area, and all previous phases, have been completed. Park and recreation improvements and community-wide facilities must be completed prior to the end of the development allocated for any phase and prior to the start of development in a subsequent phase. 1 0/1 g/g0 3 1 10/19/90 32 public Facility phasinu Plan In conjunction with the development phasing plan, this chapter presents the phasing of required public facilities. The seven public improvement phases correspond to the seven development phases; the improvements associated with each phase must be completed prior to occupancy occurring within that phase. In the case of Phase 5, the improvements associated with each sub- area must be completed prior to occupancy within that sub-area. The graphic for each phase, on the following pages, shows the location of the improvements, the permitted occupancy upon completion of the improvements, description of the improvements within the phase, principal financing mechanisms, and cost and maintenance information. 10/19/90 33 PHASE I ~RINClPAL SPA 1/11/111 FINANCING TOTAL COST :IESPONSIBILITY MAINTENANCE NO, ~ ~ Qt-Jm~r,-~-) QL_mazttr,-a-~ ~ ) East "H" Street-6 lane ASsessment Completed Completed State Monies/ prime arterial thru Rancho District General Fund del Rey 2 ) East "H" Street Potable Assessment Completed Completed Water User water Distribution Mains District Charges 3 ) East "H" Street Sewer Assessment Completed Completed Sewer User Trunk Extensions District Charges 4 ) East "H" Street Stormwater Assessment Completed Completed General Fund System District 5 ) SPA I Excess Street N/A Annual Maint. 1972 Act Lighting and Right-of-Way Cost Vary Maintenance Landscape Maintenance District .- General Fund 6 ) Traffic Signals required for S.E./Assmt - - Rancho del Rey Districl Development 7 ) Regional Traffic Signals Traffic Function of $341,890 General Fund Signal Fee development $10/Trip 1 2) 8 Million Gallon Potable Cash Completed Completed Water User water Storage Reservoir Contrib. Charges w/Fee Credit 1 7 East "H" Street Park S.E. Completed Completed General Fund -Master Plan 1 9 ) SDG&E Trails S.F- _ . General Fund -Master Plan -Improvements 10/19/90 35 §o~ ~ 0/19/90 36 PHASE 2 = · ='-~'""'" ~ SPA 1/11/111 PRINCIPAL =INANClNG TOTAL COST :IESPONSlBILITY ~IAINTENANCE NO. FACILITY MECHANISM (If aoDIIcable} fir aDollcablel FINANCING 6 ) Traffic Signals required for S.E./ .... State Monies/ Rancho del Rey Assessment General Fund Development District 7 ) Regional traffic signals Traffic Function of $509,060 State Monies/ Signal Fee development (total) General Fund $10/trip 8 ) 1-805 and East "H" Street S.E. w/DIF Completed Completed State Monies/ Interchange Modification Credit General Fund 9 ) Paseo Ranchero - 4 lane S.E. . . - - State Monies/ Collector East "H" Street to General Fund Rancho del Rey Parkway o - State Monies/ 1 0 Buena Vista Way - 2 lane S.E. -- Collector from East "H" General Fund erminus to Rancho del Rey Parkway 1 ) Ridgeback Road - 2 lane S.E. . . - o State Monies/ Collector from present General Fund terminus to Rancho del Rey Parkway 1 3 ) Rice Canyon Trunk Sewer S.E. Completed Completed Sewer User and Remove Existing Pump Charges Station 1 4 Rice Canyon Drop Structure S.E. Completed Completed Maintenance District System 1 5 Off-site Retention Basin N/A Annual - - Maintenance Maintenance Maintenance District Costs Vary -- General Fund 17) East "H" Street Park - S.E, - - PLDO Min. Improvements 19 ) ' SDG&E Trails S.E. - - Maintenance District 20) Canyon Trails S.E. - - - Master Plan Maintenance - Improvements District 0/1 9/90 37 .... PHASE 3 . PRINCIPAL SPA 1/11/111 FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE NO. FACILITY MECHANISM (if a~)ollcable) (If aDDIIcable'~ FINANCING - - State Monies/ 6 ) Traffic Signals required for $.E./ - - Rancho del Rey Assessment General Fund Development District 7 ) Regional traffic signals Traffic Function of $509,060 State Monies/ Signal Fee development (total) General Fund $1 O/trip 1 6 Community Park Specific $518,000 $518,000 General Fund - 3 Lighted Ballfields/ Plan/S.E. parking lot S.E. w/RCT Credit - - General Fund - Play Area S.E. - - - - General Fund o Turf/Irrigation (PLDO) -- 1 8 ) Staging Area S.E. . . - - Ope~ Space - Improvements Maintenance District 1 9) SDG&E Trails S.E. - - -Improvements Maintenance District · '~ Canyon Trails S.F_ .... Open Space -Improvements Maintenance District 2 1 ) Otay Lakes Road - Widen to S.E. w/DIF completed completed State Mo, 4 lane Major along SPA I Credit General Fund frontage - - State Monies/ 22) Rancho del Rey Parkway - S.E. - - 2 lane Collector from west General Fund of Avenida del Rey to Paseo Ranchero - - State 23 ) Avenida del Rey - 4 land S.E. - - Collector from Otay Lakes Monies/General Road to Rancho del Rey Fund Parkway - - Sewer User 24 ) Avenida del Rey Sewer S.E. - - Connection to Otay Lakes Charges Road Trunk 10/1 9/90 39 ["~ ~1 J[~ ~:~ I"' ~ PRINCIPAL SPA IIIIIIII FINANCING TOTAL COST RESPONSIBILITY , MAINTENANCE ============== ~ - - State Monies/ 6=~= Traffic Signals required for S.E./ ' ' General Fund Rancho del Rey Assessment Development D i s t ri ct 7 ) Regional traffic signals Traffic Function of $509,060 State Monies/ Signal Fee development (total) General Fund $10/trip O~ Space 20 Canyon Trails S.E. ' ' Maintenance .Improvements District 25) Rancho del Rey Parkway - S.E. State Monies/ General Fund 2 land Collector from terminus to west SPA I boundary Sewer User 26) Sewer Connection from S.E. Charges North Ridge to Rice Canyon Trunk 10/19/90 41 \ 10/19/90 42 PHASE 5 PRINCIPAL SPA I/Il/lit MAINTE- FINANCING TOTAL COST RESPONSIBILITY NANCE NO. i=~,CiLiTY MECHANISM (If ~ocHIcablet ~lf aoollcable} FINANCING - - State Monies/ all 6 ) Traffic Signals required S.E./ - - for Rancho del Rey Assessment General Fund Development District 7 ) Regional traffic signals Traffic Function of $509,060 State Monies/ all Signal Fee development (total) General Fund - - Of~n Space all 20) Canyon Trails S.E, - - -Improvements Maintenance District - - State C 2 7 Rancho del Rey Parkway S.F_ - - 2 lane Collector from Monies/ Paseo Ranchero to General Fund Central Rid,qe midpoint - - Sewer User C 28) Sewer Connection from S.E. - - Central Ridge to Rice Charges Canyon Trunk - - Maintenance C 29) Central Ridge Storm S.E. - - Drain District - - State Monies/ B 30 )Del Rey Boulevard - 4 S,E, - - lane Collector from East General Fund "H" Street to Rancho del Rey Parkway 31 ) Rancho del Rey Parkway S.E. .... State Monies/ D - 2 lane Collector from General Fund terminus to west SPA I boundary - - State Monies/ D 32 )' Paseo del Rey - S.F_ - - Restripe to 4 lanes General Fund from East "J" St, to Tele,qraph Canyon Rd. , 33 Neighborhood Park S,E. .... General Fund D (Explorer) - Improvements per Master Plan 44) Rancho del Rey Parkway S.E. . - - - State Monies/ A - 2 lane Collector from General Fund SPA I bounda~ to Sub- Area 5A boundary - - Sewer User A 45 ) Sewer Connection to S.E. - - SPA I Sewer Charges - - Sewer User A 4 6) Sewer Connection to S.E. - - Existin,q off-site Sewer Char.qes 4 7) Rancho del Rey Parkway S.E. .... State Monies/ B - 2 lane Collector from General SPA I subarea 5A Fund boundary to SPA II boundary * Subphase 10/1 9/90 43 wu,ltinued/ PRINCIPAL SPA 1/11/111 MAINTE- FINANCING TOTAL COST RESPONSIBILITY NANCE ~ - - State Monies/ B ) Terra Nova Drive - 2 S.E. ' ' General lane Collector from Fund Rancho del Rey Parkway to Specific Plan Boundary State Monies/ B 9 Neighborhood Park S.E., General Marisol) Fund Improvements per Master Plan Water User B 0 ) Potable water S.E. Charges connection to East "H" . St. Open ~ E 0) Canyon Trails S.E. Maintenance -Improvements District 1 Paseo Ranchero- S.E. State Monies/ E General construct a four lane Fund collector, from East "H" Street to Parcel R-7 Water User E 2 ) Twelve inch and ten S.E. Charges inch potable water mains to serve 710 3ressure zone Water User E 3) Ten inch potable water S.E. Charges line to serve 624 pressure zone Sewer User E 54 Sewer line - from S.E. Charges Phase 2, unit 12 (Candlewood Subdivision) to Parcel R-7 and removal of lift station Sewer User E 55) Sewer facility on north S.E. ' ' Charges rim of the south leg of Rice Canyon westerly of Paseo Rarmhero crossing to East H Street, General Fund E 56) 48 inch storm drain S,E. facility in south leg of Rice Canyon under Paseo Ranchero, Water User E 70) Twelve inch reclaimed S.E. Charges water line in Paseo Ranchero from East "H" Street to R-7 * Subphase 10/19/90 44 10/19/90 45 r-HASE 6 PR,.CtP^. sP^ FINANCING TOTAL COST RESPONSIBILITY MAINTENANCE ~ S.E./ .... State Monies/ Rancho del Rey Assessment General Fund Development District Regional traffic signals Traffic Function of $509,060 State Monies/ Signal Fee development (total) General Fund Canyon Trails S.F_ . . Open Space Maintenance .Improvements District Paseo Ranchero, construct a S.F_ . . State Monies/ four lane collector from General Fund Parcel R-7 access drive south to Telegraph Canyon Road. State Monies/ East "J" Street - construct S.F_.. - - a two lane collector from General Fund Paseo Ranchero to Paseo Ladera. Water User Twelve inch potable water S.F_ - - line to serve 710' pressure Charges zone, from R-7 to intersection of Paseo Ranchero & East "J" Street. ) Twelve inch potable water S.E. .... Water User to serve 710' pressure Charges zone, from Paseo Ranchero/East "J" Street to existing 12" line at Paseo Ladera. Water User 2) Eight inch potable water S.F__ - - line to serve 710' pressure Charges zone, from existing 8" water line in Bel Aire Ridg, e. Storm drain facility, from S.E. .... General Fund Paseo Ranchero crossing of south leg of Rice Canyon to intersection with East "J" Street. Twelve inch reclaimed S.F_ .... Water User water line in Paseo Charges Ranchero from R-7 to Telegraph Canyon Road 10/19/90 46 10/19/90 47 PHASE 7 .R,.C,P^L SPA FINANCING TOTAL COST RESPONSIBIUTY MA,NTENANCE ~'= ' - - State Monies/ 6 ) Traffic Signals required for S.E./ - - Rancho del Ray Assessment General Fund Development District 7 ) Regional traffic signals Traffic Function of $509,060 State Monies/ Signal Fee development (total} General Fund 2 0 ) Canyon Trails S.F_ .... C~3en Space Maintenance -improvements District 5 9 ) Neighborhood Park S.F- . . General Fund -Master Plan -improvements Per Master Plan 6 4)' East "J" Street - construct S,E. . . - - State Monies/ a two lane collector, from General Fund Paseo Ranchero to east edge of park Water User r6 5 Twelve inch potable water S.E. - - line from Paseo Ranchero Charges intersection to existing 12" 710' pressure zone main in Buena Vista. Water User 6 6) Ten inch potable water line S.F_ - - to serve 710' pressure Charges zone. Water User 7 2) Eight inch reclaimed water S.E. - - line in East "J" Street Charges from Paseo Ranchero to SPA III Park (#59) 1 0/1 9/90 48 10/19/90 49 OTHER REQUIRED FACILITIES PRINCIPAL SPA 1/11/111 ~:INANClNG TOTAL COST RESPONSIBILITY ~IAINTENANCE NO. FACILITY MECHANISM (It aoDIIcablet (If a~)~)llcable) FINANCING 34) Elementary School Mello-Roos $5,000,000 $5,000,000 State/District District 35} RegionalRoad TDIF $73,551,100 $8,987,944' State Monies/ Improvements per General Fund Transportation Development Impact Fee Program (* Total excludes projects specifically listed ~n previous phases) 3 6) Regional ID #27 Facilities Connection Not Determined Not Determined Water User Fees & G.O. Charges Bonds 37) Fire Station PFDIF.t- $1,070,310 $354~105 GeneralFund 38) Fire Training Facility PFDIF1- $368,503 $18~295 GeneraIFund 39) Branch Libraries PFDIF1- $10,112~953 $1~522~185 GeneralFund 40) Junior High School Mello-Roos $14,170,000 $2,510,000 State/District District 41 High School Mello-Roos $30,268,000 $5,848,000 State/District District 43 Corporation Yard PFDIF1- $9,604,119 $1 ~303~400 General Fund 67 Civic Center PFDiF1- $16~417~345 $2,225~090 General Fund ' 68 Police Facility Expansion PFDIF1- $3~934,217 $782~040 General Fund 69 ) Geographic Information PFDIF1. $1,902,600 $190,855 General Fund System 1' Rancho del Rey's share of facilities costs based on calculation of Rancho del Rey's equivalent dwelling ur (EDUs) multiplied by the cost per EDU established in the PFDIF for the various facility types. 10/1 9/90 50 Reaional Trans~30rtation Facility Phssin(t it is intended that the East Chula Vista Transportation Phash,g Plan (TPP), be revised and updated on an annual basis. Thus, each change in the TPP will automatically become applicable to Rancho del Rey SPA I, SPA II, and SPA ill because the TPP is being adopted by reference as part of the Rancho del Rey SPA Ill Public Facilities Financing Plan. As additiona land development data and facility cost information becomes known, the TPP boundaries and fee amounts will be adjusted to reflect current conditions. Limits, facility costs, and adjusted fees in the most recently amended TPP and Development Impact Fee Program will take precedence over the information contained in Table 4. 10/19/90 51 psrkwey x 52 10/19/90 CHAPTER 4 iMPLEMENTATION ~jmmarv of Financinq Methods The City of Chula Vista's general fund serves to fund many public services throughout the City. Those facilities and services identified as being funded by general fund sources represent those that will benefit not only the residents of the proposed project, but also Chula Vista residents outside the boundaries of Rancho del Rey. In most cases, other financing mechanisms are available to initially construct or provide the facility or service, and general fund monies would only be expected to fund the maintenance costs once the facility is accepted by the City. Mello-Roos Community Facilities ACt of 1982 On January 2, 1983 the Mello-Roos Community Facilities Act of 1982 become effective. This statute authorizes formation of community facilities districts which are authorized to provide the financing of certain public services or facilities through elector approved special taxes. Facilities which can be provided under the Mello-Roos Act include the purchase, construction, expansion, or rehabilitation of the following: 1. Local park, recreation, or parkway facilities; 2. Elementary and secondary school sites and structures; 3. Libraries; 4. Any other governmental facilities that legislative bodies are authorized to construct, own or operate. It is proposed that a Mello-Roos District be set up to cover the Rancho del Rey development area in order to provide the necessary school funding in excess of, or as a total replacement for that provided by the School Impact Fees. A~sessment Districts Special Assessment financing is an appropriate financing mechanism when the value or benefit of an improvement can be assigned to a particular property. Assessments are levied in specific amounts against each individual property on the basis of the benefit each receives. Special assessments may be used for both publicly dedicated onsite and offsite improvements. The assessment acts proposed for use in Rancho del Rey include the Municipal Improvement Act of 1913, the improvement Bond Act of 1915, and the Lighting and Landscape Act of 1972. 1915 bonds are typically issued in conjunction with the 1913 Improvement Act. Generally, public right-of-way type improvements can be financed. Assessments are levied and bonds are issued to fund the construction of public improvements. Bonded indebtedness is a collective responsibility of all parcels within the Assessment District. The bond issue is a lien against all properties, although each parcel does have a specific assessment against it. Bonds are not issued to represent individual parcels but are pooled in marketable denominations. ~;tate and Federal Fundim3 Several Federal and State financial and technical assistance programs are available to cities. Although rarely available to fund an entire project, some grants are available to assist in 10/19/90 54 financing a portion of a capital facilities project. The primary recipient of State financing assistance would be the school districts in order to fund school services. Dedication of land by developers for public capital facilities is a common and straightforward financing tool used throughout the State. In the case of Rancho del Rey, the following are anticipated to be dedicated: 1. Road and utility right-of ways; 2. Park sites; 3. Cpen space; 4. Fire station site and training facility; 5. Library site; 6. School site. Oevelooer Construction throuah Subdivision Exactions Neighborhood level public improvements will be developed simultaneously with related residential and business park subdivisions. Through the use of the Subdivision Map Act, each separate development within Rancho del Rey will fund and install all local street, utility and recreation improvements. The use of subdivision conditions and exactions, were appropriate, will insure that the construction of neighborhood facilities is timed with actual development. Where public facilities are involved, the developer constructs the capital facility to City standards and, upon completion, dedicates it to the local agency. The major fees, which contribute to capital facilities improvements within the City of Chula Vista, include the Residential Construction Tax, Park Acquisition and Development Fees, sewer connection fee, traffic signal fee, and the Development Impact Fee. The Otay Municipal Water District also assesses water connection fees and School Impact Fees are payable to Chula Vista Elementary School and Sweetwater Union High School District. The distinguishing factor between a fee and a subdivision exaction is that exactions are requested of a specific developer for a specific project whereas fees are levied on all development projects throughout the City or regional area pursuant to an established formula. New Fees Through policy decision of the City of Chula Vista, new fees may be established to help defray costs of facilities which will benefit areas beyond Rancho del Rey. These may include, for example, special development fees for community parks, police, fire, library and/or other city services. If and when such community-wide fees are established, they would be applies to Rancho del Rey, as well as all other development that may be appropriate. I;)~velooer Reimbursement Aareements For facilities that are constructed offsite or oversized in order to accommodate future development, Developer Reimbursement Agreements can provide for a future payback to the developer for the additional costs of these facilities. Future developments are required to pay back their "fair share" portion of the costs for the shared facility when development occurs. For the open space areas dedicated to the City, an Open Space Maintenance District has been formed to fund the cost of open space maintenance. 10/19/90 55 i;treet Llaht and Landsca_ae Maintenance District A Street Light and Landscape Maintenance District will be established for the maintenance of street lighting in excess of City standards, as well as for the maintenance of landscaping within the public right-of-ways. Homeowners Association If private recreational facilities and/or private open space areas are created within individual developments, a homeowners association could be formed to find the maintenance costs associated with these improvements. Soecial Aareements/Develooment Aareement 'i'~is category includes special development programs similar to that included in the El Rancho del Rey Specific Plan for financing construction of East "H" Street. It also includes any other special arrangements between the City and the developer such as credits against fees, waiver of fees, or charges for City construction of specific facilities. A development agreement can play an essential role in the implementation of the Public Facilities Financing Plan. The Public Facilities Financing Plan clearly details all public facility responsibilities and assures that the construction of all necessary public improvements will be appropriately phased with actual development, while a development agreement may identify additional obligations and requirements of both parties. Annual Fiscal Impact Analysis Update The Fiscal Impact Analyses for Rancho del Rey SPA I, SPA II and SPA ill demonstrate a positive cash flow to the City of Chula Vista as a result of the development of SPA I, SPA II and SPA Ill. The projected operating revenues flowing to the City as a result of SPA I are higher than the costs to the City for providing municipal services to the development area. Coinciding with the annual monitoring program addressed below, and after the first occupancies occur, a financial impact analysis update shall be prepared by the City. The cost of preparing this analysis shall be berne by Rancho del Ray. If the fiscal impact analysis indicates a positive cash flow and all other development requirements have been satisfied, then development may continue. If the fiscal impact analysis indicates a negative cash flow, then Rancho del Rey will contribute an amount necessary to cover the short fall so that development may proceed. The requirement for fiscal impact analysis update related to each SPA shall be in effect for ten (10) years from the date of City Council approval of the SPA Plan. Monitorina Proaram The facilities presented in this plan, along with the proposed phasing, financing and cost information serve to map the tentative route to be taken toward providing the public improvements necessary to support development in Rancho del Rey SPAs I through Ill. In attempting to predict future needs, projections and assumptions have been made regarding the location, amount, type, and timing of development. These projections and assumptions are based on the best information available at the time the plan is prepared, but it is the actual location, amount, type and timing of development that will determine the need for specific facilities. 10/19/90 56 With this in mind, it is imperative that in conjunction with the adoption of a Public Facilities Plan for Rancho del Rey SPAs I, II & III, that a commitment to implement and Annual Monitoring Program also be made. This allows the Public Facilities Plan to be refined and updated as development actually occurs in order to reflect true conditions as opposed to the projected conditions presented in this report. Each year the developer should submit updated development summaries, forecasts and development data, such as actual traffic counts and building permit information to the City for evaluation and comparison to the Facility Plan as adopted. This annual update and reevaluation will allow the City to more accurately predict public facility needs, coordinate their provision, and, if necessary, restrict building activity in order to prevent adverse impacts on existing facilities. The cost of all annual monitoring should be borne by the developer. The annual monitoring program should also review the fiscal impacts of proposed facilities and development. The financing mechanisms proposed for the construction and maintenance of improvements shall be analyzed for soundness and adequacy. The implementation of the facilities and financing plan occurs on various levels. If a development agreement is entered into between the City and Rancho del Rey, then the general obligations and requirements of both parties regarding the provision of public facilities, as outlined in this plan, would be included in the agreement. Detailed requirements for the provision of facilities would be included as conditions of approval on subdivision maps. Required improvements would generally have to be guaranteed prior to issuance of building permits and completed prior to issuance of occupancy permits. An evaluation must be made at each of these levels of control to insure that the facilities are being provided concurrent with need. 10/19/90 57 RESIDENTIAL DESIGN GUIDELINES Rancho del Rey SPA III SUBMITTAL DRAFT August 10, 1990 Revised 10/26/90 Prepared for: Rancho del Rey Partnership 2727 Hoover Avenue National City, CA 92050 Prepared by: Cinti & Associates 1133 Columbia Street #201 San Diego, CA 92101 (619) 239-1815 TABLE OF CONTENTS Page INTRODUCTION ............................................. I-1 Purpose Organization Project History Relevant Planning Documents Design Influences Community Concept II-t DESIGN REVIEW PROCESS .................................... Introduction and Summary Master Developer Review Process City of Chula Vista Design Review Process COMMUNITY DESIGN GUIDELINES .............................. III-1 Introduction Circulation Grading Entries Fencing Edges Streetscapes GENERAL DEVELOPMENT GUIDELINES ........................... IV-1 Introduction Architecture Signing Lighting Parking LANDSCAPE DESIGN ......................................... V-1 Introduction Landscape Concept Landscape Zones Slope Erosion Control Natural Open Space Enhancement Plant Materials by Zone Fuel Modification Landscaping Streetscape Landscaping Landscape Standards Irrigation Standards Maintenance Standards Landscape Design Criteria Checklist (08/10/90) i TABLE OF CONTENTS (Continued) Page SITE PLANNING CRITERIA ................................... VI-1 Product Development Site Development Standards Design Issues by Parcel (08/~0/90) ii I. INTRODUCTION (08/10/90) I-1 P~rpose This document is a manual to guide the design of site plans, architecture, and landscape architecture within Sectional Plan- ning Area III (SPA III) of the Rancho del Rey Planned Community. It illustrates the master developer's philosophy and commitment to a high quality, planned development program. These guidelines address the design issues relevant to develop- ment within SPA III. Separate manuals have been prepared for areas within SPAs I and II. The applicable area is depicted below. SPA III Design uidelines Area (02/02/90) ~-2 This manual is being provided to ensure that the quality and fundamental concepts established at the master planning stage are maintained in the final phase of detailed planning and design. This manual includes design concepts to guide specific areas of consideration, but more importantly it establishes a design context within which each element is important to the suc- cess of the entire program. Just as the entire community can be impacted by a substandard project, carefully crafted design themes and standards can be compromised by inattention to one element of the overall design program. The purpose of this manual is to ensure that all development within Rancho del Rey SPA III will maintain a high standard of design through consistency with these published standards, which are in turn consistent with those of the previous SPAs. All designers are expected to refer to and implement the guidelines herein for development projects within Rancho del Rey SPA III. While it is the intention of the master developer to allow as much freedom as possible for creative design expression at the parcel and individual project levels, it is sometimes mandatory to precisely control the design of areas critical to the success of the overall community; locations where only a limited number of solutions are acceptable. Organization This document is organized in six chapters. This introductory chapter is intended to provide the necessary background informa- tion needed to understand the project and the purpose of these guidelines. The second chapter outlines the design review pro- cesses of both the master developer and the City of Chula Vista. The third chapter is devoted to community design issues which were carefully considered during the SPA Plan process and are now expected to be carried through in subsequent detailed design. The fourth chapter addresses issues which are more gen- eral and did not directly influence the SPA Plan design. The fifth section addresses landscape design issues. The final chap- ter includes some site planning criteria and provides a parcel- by-parcel discussion of critical design issues and references solutions. Project History SPA III is the final development phase within the amendment area of the comprehensive update of the E1 Rancho del Rey Specific Plan in 1985. Earlier planning efforts for the overall project include the Rancho Bonita Plan adopted in 1970 and a major amendment to that plan in 1978 which created the first specific plan for the area. The specific plan area includes the recently developed Terra Nova area directly to the west of SPA I and that along East "J" Street, east of Paseo Ranchero. These areas, although constructed under previous SPA Plans, are important because they have established design factors which must be consi- (02/02/90) I-3 dered in the overall community design and theme. Current and planned construction within SPAs I and II will establish numer- ous precedents for the "community aesthetic" of Rancho del Rey. The established standards and guidelines for these areas are reflected in this SPA III document. Relevant Planning Documents This Design Manual is the latest in a series of documents which have, in increasing detail, established the development and design standards for the Rancho del Rey Planned Community. The most general standards are contained in the E1 Rancho del Rey Specific Plan which is incorporated in the City's General Plan for the property. The Specific Plan allocates land uses and intensities throughout the planning area and establishes general regulations and guidelines for development, as well as preserva- tion and conservation of open space and other on-site resources. The second level of planning is achieved through the plans pre- pared for each of the three SPAs which comprise the then undevel- oped portion of the specific plan area. SPA I was the first of these areas to be planned and is now under construction. It encompasses the majority of the property north of East "H" Street. The remainder of that area, directly adjacent to Terra Nova, has been planned as SPA II. The area to the south, be- tween East "H" Street and Telegraph Canyon Road, is SPA III. It is the final planning phase of the project and the subject of these guidelines. The SPA Plan and companion Planned Community (PC) District Regulations expand upon the provisions of the Specific Plan and provide more detailed design specifications and regulations. The focus of the SPA Plan is the delineation of community level facilities (e.g., collector roads, neighborhood parks, trail and open space system, etc.) while also providin~ some site specific information such as basic grading design, lotting and interior street layouts. The PC Regulations provide the use and devel- opment standards which are applied to individual lots. These regulations should be reviewed during the design process for height, bulk, and setback standards. Desiqn Influences The primary influences which affected the design of the SPA III Plan were the adopted E1 Rancho del Rey Specific Plan, existing improvements, and the landform characteristics of the site, as depicted in Exhibit 1. The topography of the site consists pri- marily of east-west trending ridges and intervening valleys. The primary topographic feature of the SPA III site is the cen- tral ridge which separates the southern leg of the Rice Canyon Open Space Preserve and Telegraph Canyon. Rice Canyon contains sensitive biological resources which are to be respected during the development process. The development plan places develop- .(02/23/90) I-4 ment areas on higher elevations while maintaining the canyon in natural open space with some recreational uses, as was done with the northern and central legs of Rice Canyon in SPAs I and II. As illustrated in Exhibit 1, Design Influences, the preserved side slopes are intended to provide a natural open space back- drop for development. Graded slope areas are to be planted with naturalized species to also contribute to this effect. The location of the development areas provides numerous view oppor- tunities, but will also necessitate screening and other design features to maintain a high aesthetic quality throughout the community and as viewed from off-site. A primary design con- sideration is the integration of development into the natural setting while preserving the natural ambiance of the canyon area. Another primary consideration is the integration of SPA III with the existing development which adjoins most edges of the project. Projects within SPA III will need to balance the "Rancho del Rey aesthetic" with the existing designs and pat- terns of development on adjacent property. Community Concept The Rancho del Rey Planned Community includes a diversity of residential products, together with employment and support land uses in a well planned arrangement, (see Exhibit 2, Site Utilization Plan). The predominant residential product in the overall project is the single family detached (SFD) home which is sited on a variety of lot sizes. Within SPA III, SFD pro- ducts are proposed in the western and central portions of the site. A single townhouse site is designated at the southeastern corner of the project, south of East "J" Street. The residen- tial parcel at the northern edge, along East "H" Street, is designated for Specialty Housing. This will most likely be a retirement housing project which may include two or more product types, attached and/or detached. To the south of the Specialty Housing site is the southern leg of Rice Canyon, designated for open space. The other major on-site open space area is on the southern edge of the project, an open space buffer along Telegraph Canyon Road. These areas continue the pattern of using open space as both an amenity and the setting for the Rancho del Rey Communi'ty which was establish- ed by the Specific Plan and implemented in SPAs I and II. The major proposed public use within the project is a junior high school site located at the southeast corner of Paseo Ranchero and East "J" Street. A large neighbor hood park site is provid- ed between the junior high school and townhouse residential sites. A small community facility site is located along Paseo Ladera, on the western edge of the project. The arrangement of these public uses necessitates an amendment to the E1 Rancho del Rey Specific Plan which will be accomplished concurrent with SPA Plan adoption. The major circulation routes through the project are Paseo Ranchero and East "J" Street. Paseo Ranchero and an off-street (10/26/90) trail system provide connections between SPA III and the major public facilities located to the north in SPA I. The realign- ment of East "J" Street so that it does not connect to Buena Vista Way, east of Paseo Ranchero, also requires a General/ Specific Plan Amendment which has been incorporated with SPA Plan approval. (10/26/90) II. DESIGN REVIEW PROCESS (08/10/90) Introduction and Sgmm~ry The design review process includes two integrated procedures: design review and approval by the master developer and review and approval by the City of Chula Vista. Essentially the pro- cess requires the builder to formulate the design for his parcel and review it with the master developer prior to formal applica- tion and review of final designs by the City. The City of Chula Vista requires Site Plan and Architectural Review, as well as Landscape Review. The overall process is sketched below. DESIGN REVIEW PROCESS CHART (02/02/90) Master Developer Review Process The review requirements of the master developer are intended to builder's intended product and designs meet the ensure that the standards and criteria for the entire planned community. The items to be included in the builder's design submittal package are listed below. Preliminary Architectural Plans - Schematic floor plans (1/4" scale min. with room dimensions) - Schematic unit elevations (1/4" scale min. - front, rear, and exposed sides with color and material callouts) - Typical schematic street elevations (1/8" scale min.) Color and materials sample board Preliminary Site and Landscape Plans Preliminary site plan with tabulation of units, parking, and view analysis (1"=40' or 1"=20' scale, depending on parcel size) - Conceptual grading plan with cross sections - Conceptual landscape plan with plant materials list and sizes (1"=20' scale) Cost estimates and references, as required Following acceptance of the builders schematic design, a con- tinuing exchange of information will be expected as the design is finalized and the City's review process begins. Final, ap- proved plans shall be provided to the master developer for his records. City of Chula Vista Design Review Process The requirements of the City are fairly typical but each builder and/or his consultants should contact the City for current, spe- cific requirements. The design review process with the Master Developer should be complete prior to formal review by the City. The standards and requirements for Site Plan and Architectural Approval shall be as provided for in the Rancho del Rey Planned Community District Regulations. Single family detached resident- ial areas with lots 5,000 s.f. or larger in any residential dis- trict may use the tentative tract map with typical building elevations and typical building locations on lots as a substi- tute for elevations and siting of all buildings. Specific re- quirements for application and review procedures are published in the City's Zoning Ordinance. (02/23/90) The City has also published a "Landscape Manual" which describes the landscape review process and provides some guidelines for landscape design from the City's perspective. The Manual also includes specific standards for landscape and irrigation improve- ments. (02/02/90) III. COMMUNITY DESIGN GUIDELINES (08/10/90) Introduction The character of the Rancho del Rey Community at the broadest level is established by the E1 Rancho del Rey Specific Plan and SPA Plans. During the preparation of these plans, numerous com- munity design features were established or considered. As indi- vidual parcels are developed, attention to these established cri- teria is necessary to successfully execute the intended design. This section is intended to describe and promote the design fea- tures of the SPA Plan and to provide guidance for consistent detailed design. Several SPA Plan Exhibits which address these design issues have been reproduced herein for reference. The following chapter, General Development Guidelines, addresses those design issues (e.g., architecture, lighting, parking, etc.) which were not intregral to the previous plans. Circulation The circulation network provides both a physical and visual con- nection between residential neighborhoods. The overall street circulation plan is indicated in Exhibit 3 on the following page. The exhibit also illustrates typical road sections. In addition, a comprehensive system trails for pedestrian and bicyclist use has been included throughout the community. The SPA III trail system includes a hiking trail which extends the length of the southern leg of the Rice Canyon OPen Space Pre- serve and connects to a regional network through SPA I. Access to the trail system will be site planning issue for some parcels. Special landscape designs and treatments have been established for community entries, parcel entries and streetscapes. These are discussed in the Landscape Design section of these Guide- lines and should be referenced for further information. (02/23/90) 111-2 Trails The interconnecting trail system provided in SPA III is graphically shown in Exhibit 4 on the following page. Trails in open space areas such as the southern leg of Rice Canyon are to be aligned and constructed to minimize adverse impacts to sensitive biological resources. Trails should follow utility access roads whenever feasible to minimize disturbance of natural vegetation. The SPA III trail system will provide a connection between the existing residential development west of the project. site and the school and park amenities at the northeastern edge. Schools and parks, including the on-site junior high school and neighborhood park are expected to be the primary destinations of trail users and are indicated on the Trails exhibit. In addition to pedestrian and hiking trails, a bicycle trail connection is provided between the existing bicycle routes on Telegraph Canyon Road and East "H" Street. The SPA III trail system will connect to the system within the Sunbow community, south of Telegraph Canyon Road, via Paseo Ladera. These routes will encourage non-vehicular circulation within the community. A sketch on a following page illustrates the trail crossing at Paseo Ranchero. The sketch also includes a section which describes the grading adjacent to the roadway. At the can- yon crossing, the streetscape will be comprised primarily of views down and across either side of the canyon. Some of the landscaping installed on the down slopes adjacent to the roadway will also be visible. ( 10/26/90 - P~SEO RANCHERO at RICE CANYON Grading Attention to detail in the execution of grading is important at both the mass grading and detail grading levels. The E1 Rancho del Rey Specific Plan included design standards for grading. The most relevant portion is repeated below. The Conceptual Grading Plan (Exhibit 5) is responsive to these policies as well as those of the General Plan Land Use Element. Final design should reflect the approved conceptual design. The requirements of the Chula Vista Municipal Code and other city policies, which are not superseded by those herein, shall also be incorporated in grading plans for development within the SPA. Grading Standard The design intention of the specific plan is that graded areas be contoured to blend with natural landforms. Round- ing both vertical and horizontal intersections of graded planes, obscuring slope drainage structures by massing a variety of plant materials, incorporating variable slope ratios for larger slope banks, use of landscape planting to control erosion and obscure man-made banks, architectural solutions to topographic changes, and other similar tech- niques should be used. Slope banks with rigid angular characteristics shall not be permitted. Slope Banks - General The following guidelines are summarized from the SPA III Plan. Specific standards will be implemented through the tentative tract map process. -- Banks in excess of 5 feet in height should be construc- ted at 2:1 or less (unless otherwise approved). -- Erosion potential on all slopes 'should be reduced through the use of small berms at the top of the slope, drainage improvements, and/or the use of appropriate vegetation (see Landscape Design). -- Provision should be made for adequate maintenance of graded slopes and landscaping. Streetscape Slopes The City's Street Design Standards Policy establishes stan- dards for the grading of slopes adjacent to the right-of-way of major streets. These generalized standards are applied unless more precise designs are submitted and approved in conjunction with the project planning process. Considerable attention has been given to streetscape appearance in the design of SPA III and generalized design concept is included in this chapter (see Streetscapes). A more detailed evalua- tion of landscaping and slope design, utilizing the design criteria and concept presented in these Guidelines, shall (10/26/90) occur with tentative subdivision map review. The approval of the SPA Plan and Design Guidelines shall constitute a more precise discretionary action by the Director of Planning and the City Council with regard to landscaping and slopes, superseding the general policy. The grading plan prepared as a component of the SPA III Plan adheres to the grading design standards noted above (see Exhibit 5). The tentative subdivision map shall also be consistent with the grading standards herein. Subsequent detailed planning is not expected to involve major grading but rather focus on small refinements, on a parcel-by-parcel basis. The critical issues at that level will be landscape treatments, erosion control, etc. The Landscape Design section should be referenced for guidance. ( 10/26/90 ) 111-8 111-9 Entries Entries serve two primary purposes. The first is informational; they identify the community or neighborhood. To this end, entry graphics must be clearly readable to the motorists and not so overly sculpted and landscaped that their basic message becomes obscured. The second purpose is to provide unifying design accents through- out the community. If each project or neighborhood attempted to compete for attention via their entries, the overall unity of the community would be decreased. Therefore, there will be a common design treatment for all entries to reinforce the overall sense of community. Entry monumentation will be provided by both the master develop- er and individual builders. There are three primary types of entries: major entries, minor entries, and gated entries. The approximate location of these entries is depicted on Exhibit 6, Community Signage. (02/02/90) ~-10 Major Entries Major entries are those which provide access to the entire community. They consist of special monumentation and land- scape planting, as illustrated below. These entries should be designed to create a portal and convey a sense of arrival. They will inform the motorist that this is the entrance to the Rancho del Rey Community. They will include design features that are consistent with community fencing materials and may include a mock guard house element. Entry design should flow with the terrain and appear to be an extension of adjacent land forms. Minor Entries These are the entries to the individual parcels in Rancho del Rey. They are to be designed as an enhanced extension of the community fencing detail. These should be limited to the one or two major entry points into a parcel and will provide visitors with the project name identification. The master developer will provide individual builders with proto- typical details of these ~ntry treatments to insure conti- nuity. (02/02/90) 111-12 Gate Guarded Entry There is a single neighborhood, identified as Parcels R-7 on the Site utilization Plan, which may be developed as a gated neighborhood, due to its specialized housing character. Even though this will be an exclusive neighborhood, it is intended that the entries will conform to the community-wide entry theme, should the gate guarded concept be implemented. GATE GUARDED ENTRY MONUMENT Fencing One of the most dominant visual elements of a community is its fencing. It is essential for this element to be aesthetically pleasing and provide continuity in design to unify the various architectural styles within individual neighborhoods into a single community theme. Fences and walls can serve many functions including security, identity, enclosure, privacy, etc. However care must be exer- cised in the design of fencing in order to avoid long, boring or awkward sections of fencing. It is intended that the available fencing types be combined to attract interest and provide variety. Using a combination of open and solid styles, changing angles and directions is encouraged. Long straight runs of a single fence style is monotonous and inappropriate. Section VI.3 of the SPA III Plan provides additional fencing design and placement guidelines. (08/10/90 ) 111-13 Below are the elevations of the Rancho del Rey fencing program. These are to be used for all fencing indicted on the Fencing Plan, Exhibit 7, on the preceding page. Fencing for townhome and multi-family projects are not specified on the fencing plan, because the placement of such fences will be a design detail of each individual site plan in these areas. However, any fencing proposed in these attached residential neighborhoods shall use the same fencing style as indicated for the single family detach- ed areas. Pilasters with the spherical cap shown in the sketches should be used occasionally for design continuity along long fence runs and at fencing "end points" (e.g., all entries, and where substantial changes in direction orelevation occur). A flat cap (no sphere) shall be used at other pilaster locations. Pilasters should be provided at each property line intersection or at a maximum spacing of 50 feet. -""~~ /. SOUND WALL(Noise)/ SOLID WALL .~~ LOW FENCE OPEN-THEME SOLID FENCE with PILASTERS 02/02/90) [11-14 COORDINATING FENCE HEIGHTS Edqes The interfaces between uses, or "edges", are extremely important in creating an overall harmony in community design. Site plan- ning and landscape design should not terminate at the boundary of an individual parcel, but should make a design connection with the adjacent use. Four common edge conditions are discus- sed and sketched below as examples of how to appropriately respond to typical situations. Canyon Interface A major feature of the Rancho del Rey community is the large open space areas which surround the development areas. These are primarily canyon and slope areas located at lower elevations from the development parcels. A critical element of the overall community design is the interface between these open canyon areas and the developed ridges. Grading in these areas should simulate natural contours, to the extent practicable. The site plans and architectural design for residential projects should take advantage of the view opportunities into and across the canyons. Designs should also avoid the "hard brown edge" described in the Easements section. A logical progression from the urbanized and mani- cured landscape of the developed areas to the open and natural vegetation of the canyons will be provided (see also "Landscape Design"). Appropriate barriers and/or buffers should be incorporated at the edge neighborhood parks of the and where necessary. The following sketches illustrate these canyon interface concepts. ( ~ 0/26/90 ) 111-17 ALTERNATIVE SENSITIVE EDGE TREATMENTS _,,~_~.F, PARK INTERFACE School/Park Interfaces Although schools and parks are generally considered to be compatible with residential uses, some level of conflict is unavoidable and a buffer must be provided. Whenever pos- sible the buffer should include a change in elevation, plac- ing the residential units higher. A difference of only three or four feet is a significant improvement. Dense planting of the slope and fencing should also be provided to create a physical and visual separation. If sufficient slope height is provided, an open fence could be used to allow views from the residential lots across the open park area. These features should provide an aesthetically pleas- ing perimeter to the school or park while minimizing the intrusion of noise and distractions to the adjacent home sites. SDG&E Easement A major SDG&E easement runs through the western portion of the community. This corridor divides the R-7 development parcels and presents both an opportunity and a constraint. The opportunity arises from the open space characteristics of the feature which also incorporates the trail network. The constraint lies in the limitations on the type of land- .scaping that can occur consistent with SDG&E restrictions. Nonetheless, a fundamental design concept is that the easement interface should not become a hard brown edge; landscaping on the adjacent parcels should be blended into the easement area to create a soft edge. See the Landscape Design section for addition information. (1 0/26/90) 111-20 EASEMENT LANDSCAPING at STREETS 111-21 Scenic Corridors Two off-site scenic corridors will be affected by develop- ment within SPA III. These are the Telegraph Canyon Road and East "H" Street corridors. Views from these streets to residential development areas will mainly comprise rear unit elevations and rooflines, rear yard fencing, and some graded slope areas. In such visible areas, attention will need to be given to the aesthetics of the rear exposure, as well as the front. Additional rear elevation detailing, variable lot depths or rear yard setbacks, and special slope land- scaping should be considered as potential design solutions. The canyon interface discussion and the landscape design section of these Guidelines should be referenced for addi- tional guidance. Additional discussion of this issue is included in the SPA III Plan in Section VI.7. The detailed guidelines for Parcel R-7 include design criteria for the special setback area along a portion of East "H" Street which borders on that development parcel. ( 1 0/26/90) 111-22 Streetscapes As noted earlier, considerable attention has been devoted, to the design of the major road streetscapes within SPA III. A wide variety of visual experiences are evident in the sketch on the following page. Along East "H" Street, large areas of natural open space contrast with residential development areas within Parcel R-7 and the Employment Park on the north side of the street. Canyon views are available at the intersection with Paseo del Rey. The 80 foot special landscape setback is also noted. Areas where development area landscaping will transition to natural landscaping are indicated. Where slopes are adjacent to the roadway, in the eastern portion of Parcel R-7, variable slope ratios are to be utilized and the height of the slopes should be limited. Natural open space is the primary streetscape where the project adjoins Telegraph Canyon Road. A flood control channel (not a part of this project) will be visible along the northern side of the road. Only minor slopes will be visible along East "J" Street. The largest will be slopes down from the road to the junior high school and park sites. This will allow views over and into these facilities. Traveling along Paseo Ranchero, from north to south, undulating slopes of limited height will be visible on either side of the street. The view will open up as the road tends down and crosses Rice Canyon. Views to either side down and across the canyon will constitute an expansive streetscape. South of East "J" Street higher landscaped slopes associated with the Ladera Villas project and the junior high school site will frame long range views across Telegraph Canyon to Otay Ranch. These slopes are created because Paseo Ranchero must descend quickly from the development area and East "J" Street to connect with Telegraph Canyon Road. ( 08/1 0/90 ) 111-23 IV. GEN~a~AL DEVELOPMENT GUIDELINES (08/10/90) Introduction The design issues discussed in this section are those which were not directly addressed in the SPA III Plan, beyond the establish- ment of regulations. Design solutions in these areas will be much more the product of the creativity of each parcel's desig- ner rather than conformance to the pre-established community standard. The design review process of the master developer and the City of Chula Vista will be used on a parcel-by-parcel basis to evaluate and approve the design programs of individual builders. Chapter VI of the SPA III Plan should be referenced for an overview of general development issues. Architecture While the landscaping, fencing, and signing will have a common design throughout the entire community, a variety of architect- ural styles are envisioned for structures within the community. Although various architectural styles are intended to coexist in the overall community, they should not be mixed within a single project. Each parcel on the Site Utilization Plan shall have internal consistency. And, of particular importance, archi- tecture should not be a hybrid style, such as "Spanish Cape Cod". THIS NOT THIS (02/02/90) 1¥-2 THIS NOT THIS THIS NOT THIS Si~nin~ In the SPA Plan, the distinction is made between permanent and temporary signs. Some aspects of permanent community signing have been previously discussed under "Entries" in this manual. The illustrations below provide some common sense guidance in the design of temporary signs. Within the SPA III Plan, Chapter XI - Comprehensive Sign Regulations should be consulted for specific sign restrictions (e.g., sizes, permit requirements, prohibitions, etc.). THIS NOT THIS Lightinq The design issue of "lighting" includes street lighting, as well as, building and landscape accent lighting, and sign illumina- tion. Three basic principals should be considered in the pro- vision of lighting: -- Street lights should provide a safe and desirable level of illumination for both motorists and pedestrians without intruding into residential areas. -- Lighting fixtures should relate to the human scale especially in pedestrian areas. -- Lighting and lighting fixtures should complement the design and character of the environment in which they are placed. All street lighting shall conform to City standards or an approved theme lighting program, and shall be approved by the City Engineer. Lighting for community facilities and recreation areas shall be considered as an element of Site Plan Review. Any such lighting which will illuminate a residential area past the hour of 10:00 p.m. shall be clearly identified on the site plan per the provisions of the SPA III Plan (see Chapter VI). Illuminated entries should direct lighting low to the ground and be to only vicinity entry. Ligkted limited the immediate of the entries should not be distracting, create visual hot spots, or glare etc. Suggested entry sign illumination techniques are illustrated below. (02/02/90) STREET LIGHTING CONCEPT STREET LIGHTING FIXTURE IV-7 PaCk,hq The amount of parking required within each residential district is specified in the Rancho del Rey Planned Community District Regulations (see chart in Product Development section of these Guidelines). Basic guidelines for the design of parking areas are provided in Section VI.6 of the SPA III Plan. Additional zoning requirements for sizing and spacing are published in the Chula Visa Zoning Ordinance. Single Family In single family districts, supplemental parking (beyond that provided in garages) will be provided either by drive- way spaces (between back of sidewalk and garage face) or on-street parking. No special design criteria are required for these areas. Required dimensions for these parking spaces are provided in the SPA III PC District Regulations, Chapter XII. Multi-Family Beyond providing the number of spaces required, the design of common parking areas for attached and multi-family neighborhoods is an important element in site planning. Following are a series of illustrations to guide the design of these parking areas, with particular attention to open parking details. ENHANCE PAVING at ENTRIES USE of BARRIER to SCREEN PARKING BREAK-UP of INTERIOR PARKING AREAS PARKING PLANTERS IV-9 LANDSCAPE SCREENING IV-10 V. LANDSCAPE DESIGN (08/10/90) V-1 Introduction The purpose of the landscape component is to visually reinforce the patterns established by the Land Use Plan, and communicate the overall landscape concept of the Rancho Del Rey community. Since various groups will be responsible for the provision of landscape improvements, this chapter will serve as a guide to assure that the individual projects will be compatible within the comprehensive landscape plan for the overall community. Trees will be the dominant thematic element used to create a logical sense of order, continuity and contrast throughout the community. Trees will be pre-selected to provide the necessary guidance to the various parties responsible for implementing and administering the landscape program. Trees and other plant materials will be selected from a suggest- ed list of approved materials which is to be coordinated and approved by the City Landscape Architect. The Plant Material Matrix found later in this chapter includes all recommended landscape materials for the SPA III project. The selected materials reflect the sensitivity of the landscape concept to the need to conserve water. In addition to the plant material selections and other guidelines included herein, a landscape water management and monitoring program will be prepared and implemented for water conservation. (02/02/90) Landscape Concept The general components of the landscape concept are as follows': Parcel or Specific District (theme trees) Each neighborhood may have a distinctive architectural theme. Selected landscape elements, including trees, should reflect that theme. Streets (dominant, support street trees) Landscaping of streets will provide continuity throughout the community and create the appropriate link with adjacent areas. East "H" Street, East "J" Street, Telegraph Canyon Road and Paseo Ranchero will continue existing tree patterns established by the City of Chula Vista. Streets within indi- vidual neighborhoods will reflect the neighborhood design character. Special materials will be installed in masses with earthen berms along East "H" Street to reinforce the established streetscape pattern within the Employment Park across the street. Landmarks (theme trees) Each major and minor landmark may have its own distinct character. Landmarks in SPA III include the school and park sites. Entries (accent trees) Entries are in three categories (see Entries in Chapter 4, herein): Major Entry (community entry) Minor Entry (neighborhood entry) Gated Entry (special entry) Accent trees will be used to contrast with designated street trees. Major entry accent trees will be pre-selected; how- ever, the minor and gate guarded entry trees will be selec- ted by the builder subject to approval by Master Developer and the City of Chula Vista. Arterial Accent Planting Flowering accent tress will be used at these major and minor focal points to provide distinctive contrast. (02/02/90) Landscape Zones Landscaping within Rancho Del Rey SPA III has been planned to create a well balanced landscape statement. Landscape zones have been identified so that this balance may be established and maintained as the community matures. Landscape zones are dis- tinguished by their water and maintenance requirements. These zones are as follows: Manicured and Ornamental Landscape Manicured landscape is characterized as areas of high visual impact requiring the greatest amount of care and water. Community and neighborhood entries, and accent planting areas fall within this category. These areas are kept to a minimum to conserve water and energy. Ornamental landscape requires routine maintenance and water; however, of a less intensive degree. Limited lawn and groundcover/shrub beds are in this zone, however seasonal flower color or plants of a highly sensitive nature are not included here. This is intended for parkways, parks, schools and other areas where a good foundation of ornamen- tal planting is required. Enhanced slopes will also include this type of landscaping. Drought Tolerant/Naturalized Landscape This zone is used in low intensity use areas, and where a natural appearance is more appropriate. It will require much less maintenance and water. In many areas, the land- scape will be allowed to naturalize. This zone includes planting at transitions into native areas. It will also include fire retardant landscape and major slope areas. Fire Retardant Landscape Landscape zones between Native/Naturalized landscape (seasonally dry vegetation areas) and improved properties shall utilize fire retardant and low fuel plant materials. This will help protect the properties in the event of brush fire. The location and extent of this zone will be deter- mined in conjunction with the approval of parcel-level landscape plans. Native Landscape (Pristine Native Community) The native landscape zone (natural open space) is an area where existing vegetation will remain with little modifica- tion. This zone generally includes native canyons and slopes. (10/26/90) V-4 Sensitive Plant Species Preservation The SPA III project includes a mitigation program to offset impacts to sensitive plant species which are found on the undeveloped site. Impacts to populations of San Diego barrel cactus and snake cholla are to be mitigated through a transplantation program. Cacti from impacted areas are to be relocated to permanent natural open space areas. This work shall be conducted under the supervision of qualified experts. A monitoring program will also be implemented to gage the success of the transplant program. The General Landscape Plan, Exhibit 8, illustrates the general location of each element described above. Each individual parcel should also be studied as detailed planning progresses. It can be assumed however, that these areas will generally consist of a balance of manicured, ornamental and drought tolerant/ naturalized zones. Refer to Plant Materials Matrix for examples of approved plants. Additionally, a landscape water management and monitoring program will be implemented for water conservation. (10/26/90) V-6 Slope Erosion Control Ail slope erosion control planting shall conform to the require- ments of the "City of Chula Vista Landscape Manual" and the City Landscape Architect. The general intent of the slope erosion control program is to protect newly created slopes or denuded areas from erosion or unsightliness. Dust abatement is also a concern. All areas of the site on which new grades have been created or vegetation has been disturbed will be planted. One of two types of p~anting will be required. Type I plantings are those which require ongoing irrigation to supplement natural rainfall. Generally, all areas adjacent to street right-of-ways will be Type I plantings. The City Landscape Architect may designate any other areas as Type 1 to maintain the aesthetic quality of the community. Fire resistant strips which are necessary between structures and natural open space will be included in Type I planting. Type II plantings are defined as areas which, once established, will survive and grow with only natural rainfall. For example, Type II planting could be hydro-seeded with native vegetation which is then irrigated until established. (10/26/90) V-7 TYPICAL PERMANENT SLOPE LANDSCAPING SECTION PLAN VIEW V-8 Natural Open Space ~nhancement The Rancho Del Rey SPA III Plan provides for the preservation and enhancement of significant areas of open space. The major areas are the southern leg of Rice Canyons, buffer along Telegraph Canyon Road, and the SDG&E Easement. These areas provide several unique opportunities: Preservation of unique natural resources and wildlife habitats. - Nature Study experience. - Drainage basins for runoff. - Less pollution, more oxygen in the atmosphere. - View corridors. Uses The following are appropriate uses within the Open Space areas: Rice Canyon Sensitive plant and wildlife habitat preservation Nature study - Trail systems SDG&E Easement - Improved park & recreation facilities Parking Trail systems Picnic areas Nature study - Other day use activities Teleqraph Canyon Open Space Buffer - Sensitive plant and wildlife habitat preservation (02/02/90) Landscaping The general intent of the landscaping program will be to preserve and enhance the natural character while providing fire protection zones between native areas and structures. Transition zones will also be created to provide visual blending with adjacent areas. Landscape Zones The canyon and SDG&E Easement areas consist of various landscape zones to create the appropriate relationship between man-made areas and natural habitats. These areas are as follows: Fuel Modification Zone This zone exists between all structures and the native vegetation of the canyon. Prototypically, it may consist of the rear yard ornamental plant- ing, brush clearance/thinning, and fire retardant planting to create a 40 foot wide setback from native planting. Fire retardant plant materials and irrigation systems shall be utilized. Naturalized Zone This zone exists in disturbed areas (not included in the fuel modification zone or other designated zones). The purpose of this zone is to provide landscaping and maintenance of disturbed areas. Once established, this area shall be allowed to naturalize. Sensitive Plant Zone This zone has been identified by the biologist as a significant native plant community which is sensitive to the impact of development or is a site for the transplantation of sensitive plant species. An effort has been made to route trails away from these zones. Native Zone This zone consists of native (existing) plant materials that are not disturbed by construction activities or cleared for fire retardant purposes. Native trees may be introduced to enhance the trail system and define use areas. Irrigation is provided by natural rainfall only. Periodic cleanup and clearing of seasonal growth in limited areas may be required. (10/26/90) V-lO SDG&E Easement Landscaping within the SDG&E Easement shall con- restrictions. The actual zones may form to agency vary among fuel modification, naturalized, native and ornamental areas, based on the adjacent areas. (10/26/90) V-11 Plant Materials by Zone (suggested) Fuel Modification Zones -- Trees, Shrubs Callistemon (Bottlebrush) Heteromeles arbutifolia (Toyon) Nerium oleander - dwarf varieties (Oleander) -- Perennials, Vines Artemisia low growing types (California Sagebrush) Baccaris pilularis (Prostrate Coyote Bush) Ice Plant - various types (no Carpotrotus edulis) Myoporum parvifolium (Myoporum) Trifolium fragiferum - O'Connor's varieties (O'Connor's Legume) Vinca species (Periwinkle) Naturalized Zones Artemisia (California Sagebrush) Cistus crispus (Rockrose) Eriophyllum species (Yarrow) Eschscholzia californica (California Poppy) Heteromeles arbutifolia (Toyon) Mimulus species (Monkey Flower) Penstemon species (Penstemon) Rhus - Evergreen types Schinus molle (California Pepper) Trichostema lanatum (Woolly Blue Curls) Zauschneria species (California Fuchsia) Native Zones - Introduction of Trees Platanus racemosa (California Sycamore) Populus fremonti (Poplar) Quercus agrifolia (Coast Live Oak) Ornamental Zones -- See Plant Matrix (General Landscape Plan) (10/26/90) V-12 pLANT MATERIA~S MATRIX KEY: MAN = Manicured ORN = Ornamental DTN = Drought Tolerant/Naturalized FM = Fuel Modification NAT = Native MAN ORN DTN F__M NAT TREES . Albizzia julibrissin Arecastrum romanzoffianum Bauhinia variegata Brachychiton acerifolia Cupaniopsis anacardiodies * * * Erythrina coralloidies . . Eucalyptus species Ficus rubiginosa Jacaranda acutifolia Koelreuteria bipinnata . Leptospermum laevigatum Liquidambar styraciflua . Magnolia grandiflora . Melaleuca leucadendra Pinus canariensis . . , Pinus species . . Platanus acerifolia/racemosa Populus species . . prunus cerasifera . . Pyrus bradfordii * . Pyrus kawakamii . Quercus agrifolia . schinus molle SHRUBS . Acacia redolens Agapanthus africanus . . Arcotostaphylos species . . Artemisia (low growing) Buxus sempevirens . . Callistemon citrinus Camellia species . . . Ceanothus species . Cistus species Coprosma kirkii . , Cotoneaster species . Dodonaea viscosa . . Elaeagnus . . . Eugenia uniflora . Feijoa sellowiana Hemerocallis hybrids . . Hetermoles arbutifolia Hibiscus rosa-sinensis Juniperus species . . Lantana sellowiana (10/26/90) V-13 Plant Materials Matrix (cont'd) KEY: MAN = Manicured ORN = Ornamental DTN = Drought Tolerant/Naturalized FM = Fuel Modification NAT = Native mN ORN DTN FM NAT SHRUBS (cont'd) Moraea bicolor * * Nandina domestica * Nerium oleander * * * Photina species * * Pittosporum tobira * Plumbago auriculata * Podocarpus species * * Pyracantha species * Raphiolepis indica * Rhamnus alaternus * * * Rhus integrifolia * * * Rosmarinus officinalis * * * Tecoma capensis * Viburnum species * Xylosma senticosa * * VINES Bougainvillea species * Cissus antarctica * Ficus repens * * Hibbertia scandens * Parthenocissus tricuspidata * Trachelospermum jasminoides * Wisteria * GROUNDCOVERS Arctotheca calendula * * Asparagus sprengeri * * Baccharis pilularis "Twin Peaks" * * * * Cerastium tomentosum * Fragaria chiloensis * Gazania species * * * * Hedera helix * Myoporum parvifolium * Ophiopogon japonicum * * Pelargonium peltatum * * Potentilla verna * Rosmarinus officinalis "Prostrata" * * Santolina virens * Verbena hybrids * Vinca major and minor * NOTE: This is a recommended list for selection of plant materials; other materials be used subject to approval. may (10/26/90) V-14 Fuel Modification Landscaping A fuel modification zone must be established between natural open spaces and building development. This zone will consist of an area cleared of natural brush and modified by the addition of fire retardant materials (see list under "Natural Open Space Enhancement"), and an automatic irrigation system. The minimum width of this zone shall be established by the City of Chula Vista Fire Marshal. Plants should vary in height and be planted in random patterns to avoid a hard edge appearance. I FUEL MODIFICATION ZONE (10/26/90 V-15 Streetscape Landscapinq The streetscape, or street scene, is comprised of the buildings, structures, street scale, adjacent view/vistas, signage, land- scaping and street furnishings. Building massing, articulation of structures, setbacks and the arrangements of street furnish- ings are discussed in other sections of these guidelines. The following sketches illustrate important landscape treatments of the streetscape. (02/02/90) V-16 TYPICAL STREET-TREE PATTERNS V-17 LANDSCAPED PARKWAYS PARKWAY with MEANDERING WALK PARKWAY with MONOLITHIC WALK V-18 LANDSCAPED PARKWAYS PARKWAY with TRAFFIC GUARD V-19 MEANDERING SIDEWALKS V-20 Landscape Standards All landscape installation shall conform to the City of Chula Vista Landscape Manual. Streetscape and common area landscape shall be planted to the following minimum standards: - Ground covers shall be used to cover the entire planting area (flatted material at the appropriate spacing or hydroseed with City and Master Developer approval). Spreading shrubs shall be used to eventually cover a minimum of fifty (50%) percent of the area at mature growth. Shrub and ground covers shall be selected from the Plant Material Matrix. - Tree plantings shall consist of the designated dominant, accent, and parcel trees. - A minimum of four (4) trees per 100 linear feet of street frontage will be required. Spacing shall be 40 foot maximum. Ail trees will be staked in accordance with the City Standard detail. Type, size, location, and installation of trees in the City right-of-way require City approval. (02/02/90) V-21 Irriqation Standards All irrigation systems shall conform to the City of Chula Vista Landscape Manual. Irrigation systems shall be designed so that separate areas of maintenance responsibility (i.e., private association vs. Open Space Maintenance District) are metered and controlled independently. Open Space Maintenance District irrigation shall be coordinated with the City of Chula Vista Open Space Coordinator (Parks & Recreation Dept.). Systems in these areas must conform to standard equipment and installation techniques. - Equipment shall be located and installed to minimize negative visual impact. Low precipitation sprinkler heads should be utilized for optimum coverage and maximum water conservation. All Open Space Maintenance Areas shall be fully irri- gated with an automatic irrigation system, as required by the City Landscape Architect and/or Parks and Recreation Department Landscape Architect. Maintenance Standards All landscape maintenance shall conform to the City of Chula Vista Landscape Manual, community requirements and project CC&R's. Maintenance is divided into the following categories of responsi- bility: - Individual Property Ownership - Private Homeowner's Association - Open Space Maintenance District - Administered by the City of Chula Vista Areas proposed for inclusion in public Open Space Districts are indicated in the exhibit on the following page. In general, the overall appearance of the landscape shall be neat, healthy and free of weeds and debris. All new construc- tion of multi-family, Planned Unit Development and unclassified uses shall be landscaped in accordance with a City approved Landscape Plan, and subject to City inspection for adequate maintenance levels. ( 10/26/90) V-22 Landscape Design Criteria Checklist The landscape development of each specific parcel must be com- patible with the overall comprehensive landscaping effort. The following checklist is provided for the convenience of the parcel developer and those responsible for reviewing the imple- menting a specific portion of work. All landscape design shall conform to appropriate landscape and irrigation standards, and the maintenance requirements contained herein, and shall be approved by the City Landscape Architect. The following components of the landscape designs prepared for each development project (parcel) should be reviewed for con- sistency with these guidelines: 1. Entries a. Entry Monument Refer to "Entries" section to determine location and type. Parcel R-7 is potential gate guarded neighborhood. b. Signage Refer to "Signage" section in the development regu- lations. Signage must be approved by the City of Chula Vista and the Master Developer. c. Plant Materials Flowering accent trees and permanent, easily main- tained flowering shrubs and ground covers are en- couraged, subject to approval. Seasonal flower color and high maintenance plant materials are discouraged. 2. Walls and Fencing a. Periphery Fencing Refer to wall/fence exhibit for type and location. b. Interior Fencing Should be compatible with project architecture and located to provide free access to service meters. It should also screen any undesirable views (e.g., trash storage) c. Fencing heights and types should be coordinated to present a compatible appearance. (08/10/90) V-24 3. Interfaces Refer to the "Edges" section for the type of treatment. The following types of interfaces should be recognized: a. Canyon/Open Space Interface Parcels R-l, R-2, R-3, R-6 & R-7. Conform to "Fire Suppression/Fuel Modification" requirements. b. Park or School Interface Parcel R-6. c. SDG&E Interface Parcel R-7. d. East "H" Street Landscaped Buffer Parcel R-7. 4. Periphery Landscape a. Periphery landscaping shall conform to the General Landscape Plan. b. Adherence to the streetscape techniques contained herein will also be required. 5. Interior Landscape a. There are two categories for interior landscape: -- Developer installed - subject to Master Developer and City approval. -- Individual installed Not subject to Master Developer and City approval, except for pos- sible encroachment into open space. b. Developer installed landscape will include: -- Slope erosion planting with manual irrigation system. Systems to be connected to indivi- dual house meter. -- Street trees installed in the street tree easement. Exact type, location and staking of tree subject to approval by City. (08/1 0/90) v-25 VI. SITE PLANNING CRITERIA (o8/~o/9o %/I-1 Product Development The Rancho del Rey SPA III Plan includes certain minimum resi- dential property development standards. These have been repro- duced below for reference. It should be understood however, that adherence to these minimum standards will not automatically create a project that will be acceptable to the City. The adop- ted standards are intended to provide flexibility for creative and efficient site planning, and innovative architectural solu- tions. They are not intended to be used to create substandard developments. RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS Land Use District RS RP RC RSP 1. Lot area (in net 000's minimum 5.0 3.5 SP SP minimum average 6.0 4.0 .... 2. Lot width (in feet) minimum 50 40 SP SP minimum average 50 45 .... 3. Lot depth (in feet) 90 90· SP SP 4. Lot coverage (percentage) 45 50 SP SP 5. Floor Area Ratio* .55 .60 SP SP 6. Front yard setback (from Public Street ROW) a) TO direct entry garage*~ ]5 15 SP SP b) TO side entry garage** 10 10 SP SP c) TO main residence 15 10 SP SP 7. Side yard setback a) To adjacent residential lot (min. total/min, one side) 10/5 10/3 SP SP b) Distance between detached residential units ~0 10 SP SP c) TO adjacent street (corner lot) 10 10 SP SP 8. Rear yard setback1 15 15' SP SP 9. Building height, feet (maximum)2 28 28 SP SP (2-1/2 story maximum in RS & RP) accessory bldg., maximum 10. Parking spaces per unit 2 2 1.5 sp pp3 (gar.) (gar.) 1 bdrm 2 bdrm (10/26/90) HOUSING TYPE: SFD-Conventional EXAMPLE LOT SIZE: 50'x100' ,I I HOUSING TYPE: SFD-Cottage EXAMPLE LOT SIZE: 44°x95' VI-5 HOUSING TYPE: SFD-Cottage EXAMPLE LOT SIZE: 40'x90' VI-6 HOUSING TYPE: SFD'Cottage VI-7 Site Development Standards Numerous site development criteria are included in Section VI.8 of the SPA III Plan. The following are presented as supplements to those basic guidelines. Single Family Products On the following pages a series of lot/building schematics are presented to provide additional guidance in the design of single family housing types. The attached townhouse and specialty developments follow. It should be stressed that the schematics and building envelopes that follow are proto- typical lotting concepts and are not intended to constrain more creative solutions to spatial relationships. Special attention is also given to the issues of streetscape quality and corner lot situations in small lot areas. The open cul-de-sac site planning technique is also illustrated. Yard Restrictions Careful attention to maintaining continuity of design during initial construction can be negated by subsequent individual homeowner improvements. Enclosed additions, patio struc- tures, decks, storage sheds, fencing and other similar home- owner improvements are of particular concern. Yet, restric- tions such as setbacks, coverage, materials, etc. must relate to the particular type of lot and residence involved. In order to both control these homeowner improve- ments and, at the same time, relate the restrictions to the particular characteristics of the housing type involved, a "Homeowner Improvements Guide" shall be a required component of the mandated Site plan Review. This supplement will detail for each housing type, the specific restrictions on the size and location of balconies, covered patios, enclosed additions, or storage buildings. In addition, specific guidance and restrictions shall be provided for materials, colors and design characteristics. This supplement shall be' officially adopted as a component of the Site Plan Review approval. And to insure continued conformance, it will also become a component of the recorded CC&R's given to each new home purchaser. (08/10/90) VI-8 STREETSCAPES !- !-- ~ VARY LOT WIDTHS PARKWAY FURNITURE VI-9 CORNER LOT TREATMENT with SMALL LOTS OPEN CUL DE SAC PRESERVE DESIRABLE VIEW BLOCK UNDESIRABLE VIEW V1-11 Attached Products Site plans for attached products should consider the follow- ing issues: indoor and outdoor privacy, solar access, build- ing appearance, and overall project design appeal. Build- ings should be oriented to create courtyards and open space areas, thus increasing the aesthetic appeal of the site. Building architecture should incorporate a variety of units, building sizes and heights, and color accents. Building facades should include relief to avoid a monotonous appear- ance. Stairwells should be covered and integrated into the overall building design, and private spaces such as patios or balconies are encouraged for each unit. Another design consideration is the need to buffer group parking areas from the street and adjacent properties. A few of these design concepts are illustrated below and on the following pages. MULTI-FAMILY SITE DESIGN (10/26/90) V1-12 MULTI-FAMILY STREET ORIENTATION V1-13 MULTI'FAMILY SITE DESIGN V1-14 Design Issues b_~Parcel The product descriptions, lot and pad sizes, and parcel plan features described in this section are those envisioned at the the of SPA III Plan preparation. These designs and specifica- tions are subject to change and refinement in conjunction with the tentative tract map approval, and are subject to such ap- proval. Any alternative parcel plans which are prepared should respond to the listed planning and design criteria, implementing the techniques and solutions described in the previous sections of this text. All parcel plans shall conform to the development standards and other provisions of the Rancho del Rey SPA III PC District regulations adopted by the City of Chula Vista. Single Family Detached Single Family Detached is the primary housing type in the development of SPA III. The following are guidelines for site planning each of the single family detached parcels designated for single family detached products (key maps are provided to identify the location of each parcel). ( 10/26/90 Parcel R-l: This "parcel" consists of three in-fill areas at the end of Paseo Margarita, Paseo Cresta, and along Paseo Entrada. The most important design issue regarding this parcel is the integration of new development with the exist- ing homes on adjacent lots. The architectural design and scale of the new homes should compliment the established neighborhood character. Grading to create lots should also blend with the contours of existing development. The street interface of the several flag lots proposed at the end of Paseo Margarita should also receive special attention. Where lots back to Paseo Ladera, the rear fencing and street landscaping should be consistent with community themes. Parcel R-1 Design Criteria Summary Product: CONVENTIONAL SFD Minimum Pad Size: 6,000 sf Average Lot Size: 9,120 sf Special Design Issues Grading: adjacent to Telegraph Canyon buffer, adjacent to Paseo Ladera Entry: Existing adjacent neighborhood Fencing: Telegraph Canyon Road views; integration with existing neighborhood fences Edges: Telegraph Canyon Road, Paseo Ladera; community facility parcel (CF-l); existing neighborhood Landscaping: open space edges; community facility edge 0/26/90 ) V~-16 Parcel R-2: This conventional SFD parcel is located in the northeastern portion of the site, adjacent to open space, an existing elementary school and neighborhood park/greenbelt. Pedestrian access through this parcel via East "J" Street to the elementary school/park area is an important design criterion. The primary access to the parcel is from Paseo Ranchero and from the eastern end of East "J" Street. A small portion of the parcel adjoins the SFA site (parcel R-6). This edge should recieve special edge treatment for buffering. This parcel also includes several lots on Calle Candelero, adjacent to an existing residential neighbor- hood. The integration design issues discussed for Parcel R-1 are relevant for these lots. Parcel R-2 Design Criteria Summary Product: TRADITIONAL SFD Minimum Pad Size: 5,000 sf Average Lot Size: 7,430 sf Special Design Issues Grading: Slopes adjoining open space Entry: Located on major community entry road; transistion of East "J" Street from collector to residential street Fencing: Open space views Edges: Open space; existing school/park and residential neighborhood; townhouse edge Landscaping: Interface with natural open space; Paseo Ranchero streetscape (10/26/90) VI-17 Parcel R-3: This parcel is located on the central plateau, north of East "J" Street and overlooks the south leg of Rice Canyon. It is planned for traditional single family detach- ed products on conventional sized lots. The important design areas in this parcel are the edges, one abutting the canyon rim, one facing East "J" Street, and two adjoining existing development. Most lots adjacent to the Villa Palmera project, at the southwestern edge of the parcel, will have down slopes in their rear yards creating a buffer to separate the two pro- jects. Where a grade differential does not exist, adequate fencing and landscaping will need to be provided. At the western parcel boundary, SPA III homes will share a collec- tor street with existing homes. The issue of complimentary design and scale become important at this location. Along the southern edge, additional lot depth is required for those lots on East "J" Street because of the City's setback standard for homes fronting on collector streets. The lot pattern along the canyon rim has been designed to maximize the view potential of these home sites. Repetitive roof styles which would be noticeable from within or across the canyon should be avoided. Landscaping on the adjacent slopes should obscure these homes as viewed from the canyon trail without blocking the views from the homes themselves. Parcel R-3 Design Criteria Summary Product: TRADITIONAL SFD Minimum Pad Size: 5,000 sf Average Lot Size: 7,200 sf Special Desiqn Issues Grading: Canyon slopes; existing adjacent development Entry: none Fencing: Canyon views; compliment existing development Edges: Canyon; existing development Landscaping: Canyon interface; existing development ( 1 O/26/90) V1-18 Parcel R-4: This parcel is located south of East "J" Street and east of existing Paseo Ladera. This site is above the existing development to the southeast SO design coordination with existing development is limited to that north of East "J" Street. The views from East "J" Street and Paseo Ladera to rear elevations, perimeter fencing and landscaping will be the most important edge considerations. Access to the parcel from East "J" Street is to be provided by two entries. The location of these entries must be coor- dinated with those to parcels north of East "J" Street to provide adequate intersection spacing. Parcel R-4 Design Criteria S-mmary Product: SFD (Home size 1,300 1 ,700 cf) Minimum Pad Size: 3,520 sf Average Lot Size: 5,640 sf ~pecial Design Issues Grading: Slopes adjacent to Paseo Ladera Entry: Intersection spacing Fencing: Perimeter fencing; views to the south Edges: East "J" Street; Paseo Ladera Landscaping: East "J" Street & Paseo Ladera perimeter (10/26/90) VI-19 Parcel R-5: This parcel is located in the middle of the central ridge and lies between Parcel R-2 and East "J" Street. All property adjacent to this parcel is within the SPA III so coordination with existing development is not an issue here. The primary design issue for this parcel is the appearance of the project perimeter along East "J" Street and Paseo Ranchero. A second issue is the alignment/spacing of entries with those of the school, park and single-family attached project across East "J" Street. Parcel R-5 Design Criteria Summary Product: SFD (Home size 1,550 - 2,000 sf) Minimum Pad Size: 3,600 sf ~ Average Lot Size: 4,360 sf Special Desiqn Issues Grading: none Entry: Spacing with entries to S-l/P-1 and R-6 Fencing: Perimeter fence along Paseo Ranchero and East "J" Street Edges: Paseo Ranchero and East "J" Street Landscaping: Edge conditions ( 1 O/26/90) VI-20 Single Family Attached In attached product areas, site design, landscaping and grading should create housing clusters to establish "neigh- borhoods'' within the larger housing project. Neighborhood clusters should be limited to approximately 100 dwelling units. Satellite recreational/social centers, which compli- ment the primary project amenity, should be provided within each cluster. Greenbelt pedestrian circulation routes should provide a framework for housing clusters, connecting to local recreation areas and community-wide paths. Parcel R-6: This parcel is located on the south side of East "J" Street, adjacent to the neighborhood park site. Due to this location, a primary design issue is establishing a buffer between the residential and educational/recreation- al uses while also providing a visual integration of the two uses. It will be important to clearly define public vs. private open space areas and to prevent students from other areas using the SFA project as a "short-cut" to the school/ park. Where feasible, an elevation change should be provid- ed, along with appropriate fencing and landscaping to buffer the two uses. Alternatively, an interior street could be used to separate the two uses. Similar or complimentary plant materials should be used to unify the visual character of the area. Interesting forms and detailing should be evident in the building elevations which face the park or public open space areas, as as well those visible from public streets. See the accompanying sketch which illus- trates the desired park edge treatment. The southern edge of the parcel is within the Telegraph Canyon Road view corridor. This is a designated scenic highway and the edge of residential development should be sensitive to views from the roadway. Grading and landscape design in this area should be responsive to scenic highway design criteria; graded contours blending with natural slopes and planted with native/naturalized landscaping to maintain the natural character of the Telegraph Canyon Road corridor. The perimeter treatment along the northern edge, adjacent to East "J" Street, should also receive special landscape and/or fencing design consideration. Parcel entries from East "J" Street should be coordinated with the school site and Parcels R-2 and R-5 to assure proper intersection spacing. Because of the residential units within this parcel are attached, an effort should be made to maximize the quality of common open space during the site planning process. ( 1 0/26/90 ) VI-21 TOWNHOME/PARK EDGE Vl-22 Parcel R-6 Design Criteria S,~mmary Product: TOWNHOMES ~~~ ~ , /[.~ ~ · Minimum Pad Size: N/A ~---- ~ ~ ~ Average Lot Size: N/A ~m~ ~ ~-~ Special Desiqn Issues Grading: Park site interface; Telegraph Canyon edge Entry: Alig~ent with adjacent entries Fencing: Views to Telegraph Canyon Road; Park site separation Edges: Telegraph Canyon; East "J" Street; Park site Landscaping: Edge conditions ( 10/26/90 ) VI-23 Specialty Residential Parcel R-7: This parcel is the proposed site of a seniors oriented community which would include a combination of single family attached and detached products, along with multi-family or stacked housing products with densities comparable to other projects within Rancho del Rey. Single family products could include innovative zero-lot line, Z-lot, or other clustered designs to maximize common open space areas. The location, distribution and amount of each product type will be determined during the precise plan process which is required prior to any development of this parcel. This parcels has a visually prominent location along the south side of East "H" Street, a designated scenic highway, and along the edge of the south leg of Rice Canyon. A special landscape setback which averages 80 feet in width (measured from the southern curb line of East "H" Street) is required by the E1 Rancho del Rey Specific Plan for that portion of the residential parcel across from the Employment Park on the north side of East "H" Street (portion of R-7 west of SDG&E easement). The exhibits on the following pages illustrate the setback requirement and conceptual design for the area. All visible development, entries, fencing, building elevations, and landscaping along the entire East "H" Street frontage should receive special design attention. Along the canyon edge, these same design elements will define the development edge which will be highly visible from the existing residential areas on the south side of the canyon. Site planning along the canyon edge should extend canyon views into the development area through the use of the open cul-de-sac or parking area technique where appropriate (see sketch). Public utility facilities, an SDG&E powerline and water district reservoir, are located within the parcel. On-site grading will need to maintain these facilities and adjacent landscaping will need to transition to the naturalized vegetation within the open space parcels. The design concept for adjacent areas should attempt to integrate these areas into the overall plan rather than exclude or bloc~ from view with massive forms which have an artificial appearance. Public trail access from East "H" Street to Rice Canyon will be provided via the SDG&E easement or vicinity. The alignment of the trail, together with consideration of accessory or incidental uses of the privately maintained open space area which are compatible with utility and trail uses, will be determined in conjunction with Precise Plan approval. Dedication of the trail as an open space lot through the private area shall occu~ with subdivision mapping to implement the approved Precise Plan. (10/26/90) VI-24 (_ CANYON EDGE Parcel R-7 Vl-28 Within the parcel, as the locations for each distinctive product type are established, grading, landscaping and other buffering techniques should be implemented to separate less compatible densities. A connector road which extends between the two primary access points (East "H" Street and Paseo Ranchero) should be provided to function as a circulation spine for the project, provide guest parking and link housing clusters (see Concept Plan sketch). Internal circulation and parking areas should be planned to avoid confusion and congestion. Direction and information signs should be designed to be functional and to blend with the architectural character of the development. Circulation for oversized emergency and service vehicles is also an important design criteria. Parcel R-7 Design Criteria Summary Product: SPECIALTY NEIGHBORHOOD (mixed products).-~ Minimum Pad Size: N/A Average Lot Size: N/A Special Desiqn Issues Grading: Slopes along Rice Canyon; adjacent to SDG&E easement and water tank Entry: Align with Employment Park on East "H" Street Fencing: Perimeter along East "H" Street and Paseo Ranchero; canyon views Edges: All Landscaping: Treatment along scenic corridors, entry, and employment park; integration/transition to natural and naturalized open space ( 1 0/26/90) VF30 City Planning Commission Agenda Item for Meeting of November 14, 1990 4. Consideration of CEQA Findings and Statement of Overriding Considerations, EIR-89-10, Rancho del Rey SPA III Attached, please find copies of the CEQA Findings and the statement of Overriding Considerations for EIR-89-10, Rancho del Rey III. RECOMMENDATION: Adopt a resolution recommending the adoption of the CEQA Findings and the Statement of Overriding Considerations for EIR-89-10, Rancho del Rey SPA III. RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) HI PLAN (EIR-89-10) CANDIDATE CEQA FINDINGS IN ACCORDANCE WITH SECTION 21081 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND SECTION 15091 OF TITLE 14 OF THE CALIFORNIA ADMINISTRATIVE CODE 1. BACKGROUND It is the policy of the State of California and the City of Chula Vista that the City shall not approve a project if it would result in a significant environmental impact if it is feasible to avoid or substantially lessen the effect. Only when there are specific economic, social, or technical reasons, which make it infeasible to mitigate an impact, can a project with significant impacts be approved. Therefore, when an EIR identifying one or more potentially significant environmental impacts has been completed, one of the following findings must be made: 1. Changes or alternatives which avoid or substantially lessen the significant environmental effects as identified in the final EIR have been required in or incorporated into the project, or 2. Such changes or alternatives are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency, or 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. The following findings are made relative to the conclusions of the final Environmental Impact Report (EIR) for the proposed Rancho Del Rey Sectional Planning Area (SPA) In Plan (EIR-89- 10) based on the EIR text, and all documents, maps, and illustrations included in the public record. 2. PROJECT DESCRIPTION The proposed project involves a SPA Plan and tentative map for approximately 405 acres. The plan for the SPA IH area is consistent with the Specific Plan although minor land use changes have been made during the detailed planning process. The Rancho del Rey Spa III Plan proposes the construction of 1,380 single-family dwelling units (DU) from 3.8 to 10.6 DU/acre on eight residential parcels comprised of approximately 206 acres. Included among the planned dwelling units are 583 DUs of specialty housing on approximately 85 acres for a small retirement community which will be composed of detached and attached housing. In addition, the project proposes to provide a junior high school site totalling about 25 acres, a neighborhood park estimated at 10 acres, a community facility consisting of approximately two acres, eight open space areas totalling about 148 acres, and major circulation routes totalling about 14 acres. Included with the provision of the El Rancho del Rey Specific Plan is a mechanism to transfer density from one category to another as a part of the SPA Plan approval process. The density transfer will .involve the transfer of 171 residential units within the SPA III project area. The approval of SPA III will include the SPA III Plan, a tentative map, a Public Facilities Financing Plan, Design Guidelines, a Development Agreement, and a Specific Plan Amendment for density transfers and park acreage additions. The elimination of the l:a~t J Street link connecting Paseo Ranchero and Buena Vista will require a Specifxc Plan and General Plan Amendment. The proposed project would be developed in three phases. The fxrst phase would involve development of the proposed retirement community. The second phase would involve the development of the area west of Paseo Ranchero. The third and final phase would involve the development of the area on the east of Pasco Ranchero which would include the junior high school site and the neighborhood park. 3. INSIGNIFICANT IMPACTS The final EIR for the Rancho del Rey SPA HI Plan concluded that the project would not have significant adverse impacts in the following areas (numbers refer to the section of the EIR where the issue is discussed): 1. Drainage/Groundwater/Water Quality (4.2) 2. Air Quality (4.4) 3. Land Use/General plan/Zoning (4.8) 4. Community Social Factors (4.9) 5. Community Tax Structure (4.10) 6. Parks, Recreation and Open Space (4.11) 7. Services and Utilities (4.12) Water Sewer Utilities Police Protection Fire Protection Schools 1. GEOLOGY/SOILS (4.1) Development of the proposed project would involve mass grading for installation of utility facilities and creation of streets and building pads. Detailed grading and earthwork mitigation measures for project impacts associated with geologic units: seismicity, earthwork, slope stability, foundation stability, drainage, shrinking and bulking, compaction, expansion, and erosion and seepage, would be implemented prior to and during construction. A. Changes or other measures which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. These measures will be incorporated as conditions of approval for final grading plans, foundation plans, and the tentative map. 1) All fill would consist of approved earth material. The geotechnical consultant would be contracted for evaluation of all fill at least two working days before importation. 2) The height, slope ratio, and compaction of all cut-and-fill slopes would conform to specifications identified by the geotechnical consultant, as appropriate. Fill slopes not conforming to the assumptions stated in the geotechnical recommen- dations would be individually studied prior completion of grading. Cut slopes would be evaluated by the geotechnical consultant during grading. Grading would be done in accordance with Chula Vista Grading Ordinance Number 1797 as amended by ordinances 1877 and 2128. 3) Stabilization fills would be used in areas deemed appropriate by the geotechnical consultant. The types and specifications of stabilization fills would be determined during excavation by the geotechnical consultant. 4) Subdrains would be installed at the base of fills placed in canyons and draws or over areas of actual or potential seepage. Specific locations would be determined by the geotechnical consultant during excavation. 5) To reduce impacts from ground shaking during a major earthquake, the project proponent would adhere to the Uniform Building Code and the Recommended Lateral Force Requirements of the Structural Engineer's Association of California. 6) Foundations, slabs, footings, and retaining wails would be designed in accordance with specifications identified by the geotechnical consultant, based on the type of soils encountered and pertinent structural considerations. 7) Final grading plans and foundation plans for the project site would be reviewed and approved by the geotechnical consultant and the City prior to construction. 8) Highly expansive soils used as fill or settlement sensitive improvements, loose topsoil/colluvium, landslide debris, alluvial deposits, end-dump fills and undocumented fills not removed by planned grading operations would be removed to firm natural ground. The exposed natural ground would be scarified and properly compacted to at least 90 percent relative compaction prior to placing additional fill and/or structures. 9) The outer portion of fill slopes would be composed of compacted granular soil fill to reduce the potential for soil erosion. 10) The site would be brought to final subgrade elevations with structural fill compacted layers. Lifts of fill would be no thicker than will allow for adequate bonding and compaction. Variable lift thicknesses would not exceed 6 to 8 inches. 11) Periodic on-site observations would be made by the soil engineer or engineering geologist during grading and/or construction to monitor for the presence of groundwater. Grading operations on the site would be scheduled to place oversize rock and expansive soils in the deeper canyon fills and to utilize granular materials having a low expansive potential to cap building pads and fill slopes. 12) A detailed grading and drainage plan would be prepared in accordance with the City of Chula Vista Municipal Code, Subdivision Manual, applicable ordinances, policies, and adopted standards. The plan would be reviewed and approved before a permit is issued by the Engineering Division prior to start of any grading work and/or installation of any drainage structure. B. All significant effects that can be feasibly avoided will be eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project as set forth above. 2. CULTURAL RESOURCES (4.6) Development of the project under the proposed Specific Plan would require extensive grading of the project area and would impact the identified cultural resources. Findings A. The two archaeological sites SDi-960/961 and Sdi-9893, located on the SPA ITl property area have been identified as significant cultural resources. Site SDi-960/961 contains evidence which c~n address the question of the presence of early man in San Diego. Site SDi-9593 ~nsists of surface and subsurface lithic scatter with the potential to yield important information regarding resource exploitation patterns in southern San Diego County. B. The following mitigation program has been ¢ompleteded and significant effects have been mitigated. The program included: 1) The examination of existing surface collections. 2) A detailed grid-controlled surface collection of any artifacts remaining on the surface site. Broken cobbies were also collected to evaluate whether or not they are of human manufacture. 3) Surface disturbance was be recorded. Mapping and photographic documentation were completed. 4) Mima mounds were investigated to see whether the artifacts or broken bones were incorporated into the mounds, were found on the surface under the mounds, or were absent from the mounds. 5) The site was examined by a qualified geomorphologist to analyze the mima mounds, their site setting, age, and stratigraphi¢ integrity. 6) All material collected was washed, cataloged, and analyzed. 7) A report was prepared detailing the investigation and was submitted to the City of Chula Vista, San Diego State University Clearinghouse, and the Museum of Mall. SDi-9893 1) The site was analyzed through the excavation of 25 lxl-meter test units. These units were analyzed to determine how much of the site would be excavated. A total of 150 meters of backhoe trenches were excavated to search for potential hearth features. 2) A report was prepared detailing the investigation and was submitted to the City of Chula Vista, San Diego State University Clearinghouse, and the Museum of Man. C. The mitigation program has been completed and approved by the City. All significant effects that can feasibly be avoided have been eliminated by virtue of completion of the mitigation program as set forth above. 3. TRANSPORTATION (3.7) Development of the proposed traffic under the proposed Specific Plan would result in impacts on the roadway network in the vicinity of the project. The proposed project is expected to generate approximately 11,405 ADT. Findines A. Changes or other measures which mitigate this significant environmental effect have been included in the project or are otherwise being implemented as follows. These measures will be incorporated as conditions of approval for the final map of each phase of project development. 1) Signalize intersection of Telegraph Canyon Road and Paseo Ladera (Phase 1). 2) Open up the south leg at the intersection of East H Street/East Business Park Road where Phase 1 traffic is assumed to enter and exit (Phase 2). 3) Construct Paseo Ranchero between H Street and Telegraph Canyon Road (Phase 2). 4) Extend J Street to provide a through two-lane road between Paseo del Rey and Paseo Ranchero (Phase 2). 5) Place stop sign controls on Paseo Ladera at East J Street, ga~t J Street at Paseo Rancbero, and Paseo Ranchero at Telegraph Canyon Road (Phase 2). (The intersection of Telegraph Canyon Road/Paseo Ranchero operates at LOS E for left tums out of Paseo Ranchero; however, low traffic volumes on the minor street do not meet signal warrants.) 6) Signalize the intersection of Telegraph Canyon Road and Paseo Rancbero. 7) l:~t H Street/Hidden Vista Drive There are a number of mitigation measures to bring the level of service at this intersection to an acceptable LOS C. a) Widen East H Street to four travel lanes in each direction; b) Widen East H Street to four travel lanes in each direction and signalize the Home depot driveway; or c) Widen north approach to provide three left turn lanes. When SR-125 is in place, it is possible that none of the above noted mitigation measures for this intersection would be necessary. Yearly monitoring at the intersection would provide guidance as to when and what type of mitigation measures are best. B. All significant effects that can be feasibly avoided will be eliminated or substantially lessened by virtue of mitigation measures identified in the final EIR and incorporated into the project as set forth above. 5. IMPACTS FOUND INFEASIBLE TO MITIGATE TO AN INSIGNIFICANT LEVEL 1. LANDFORM ALTERATION/AESTHETICS (4.3) Development of the project under the proposed Specific Plan would require substantial landform alteration. The site would be modified from a vacant area of canyons and ridges to a planned residential community. While the SPA II Plan is consistent with the adopted specific plan in terms of landform and visual character, the project would result in significant landform/aesthetic impacts including manufactured slopes up to 50-feet. Findings A. Changes or other measures which mitigate this significant environmental effect have been incorporated in the project or are otherwise being implemented, in that: 1) The project would adhere to the community design guidelines of the ERDR Specific Plan. These guidelines include: buildings of a low-profile with a variety of sizes, shapes, colors, and materials. 2) The final grading plan would be in conformance with general grading standards and slope bank standards set forth by the City's Engineering Department and the SPA III Plan. 3) An overall landscape plan providing a comprehensive framework for individual landscape plans would be prepared. Planting would conform to the applicable City of Chula Vista standards for landscape planting. 4) As a condition of the tentative map, the City Engineering Department would approve the grading plan to determine that it is in conformance with the ERDR and SPA III plans and the City's design guidelines. The final grading plan would be reviewed by the City Planning Department prior to issuance of a grading permit to verify that the design standards have been incorporated into the grading plans. 5) Prior to issuance of the grading permit, a final landscape plan prepared by a licensed landscape architect would be submitted to and approved by the City Planning Department. The landscape plan would show appwpriate landscaping of all slope areas and public fights-of-way. Landscaping within each phase would be installed prior to occupancy of the first building with the corresponding phase and 100 percent coverage would be achieved for groundcover within nine months of planting. 6) A temporary landscape and erosion control plan which would be approved by the City Planning Department would be prepared by a licensed landscape architect prior to issuance of a rough grading permit. The plan would provide for temporary landscaping on all disturbed areas not proposed to be landscaped in accordance with the approved final landscape plans. B. Potential mitigation measures or project alternatives which would eliminate or substantially lessen the environmental effects and were not incorporated into the project were found infeasible, based on economic, social, and other considerations as set forth in the final EIR and listed below. 1) Development of the project in an economically feasible manner would require significant landform alteration because of the hilly nature of the subject property. To reduce the landform and visual impacts would preclude development of the proposed project according to the goals in the El Rancho del Rey Specific Plan and the City of Chula Vista General Plan. 2) Development of the site in a way which would substantially reduce the landform alteration/aesthetic impacts would preclude the use of the site to meet current and project needs for housing, employment, and recreational opportunities. 3) Development of the site in a way which would substantially reduce the landform alteration/aesthetic impacts would preclude the use of the site to meet current and project needs for housing for senior citizens. 4) The reduction of landform alteration and visual impacts on the project site would preclude the project applicant from achieving the goals of developing the project. C. All significant landform alteration/aesthetic environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of project changes and mitigation measures identified in the final ElR and incorporated in the project as set forth above. There remain some significant landform alteration/aesthetic impacts. D. The remaining unavoidable significant effects have been reduced to an acceptable level when balanced against facts set forth above and in the Statement of Overriding Considerations. 2. BIOLOGY (,~.5) A. A prior investigation of the biological resources on the Rancho del Rey SPA III site prepared in conjunction with the E1 Rancho del Rey Specific Plan ~IR identified significant unmitigable impacts to biological resources related to development to the proposed project. On the basis of those findings, a subsequent biological report (RECON, 1989) was prepared and reviewed for adequacy by ERCE (1989). In response to the review, RECON performed a field su~ey and updated the original report (February 1990). The SPA III Plan incorporated measures designed to reduce identified impacts which include preservation of approximately 40 percent of the Diegan coastal sage scrub habitat occupied by the California gnatcatcher. Findings A. Changes or other measures which mitigate this significant environmental effect have been included in the project or are otherwise being implemented, in that: 1) Natural open space is consolidated in the Rice Canyon. 2) The SPA III Plan will preserve approximately 40 percent of the Diegan coastal sage scrub occupied by the California gnatcatcher. 3) A landscape plan to restore natural habitat in disturbed areas is being developed. 4) A revegetation plan to replant cacti in the Diegan coastal sage scrub to recreate habitat for the cactus wren. 5) Acquisition of land with Diegan coastal sage scrub occupied by California gnatcatehers. 6) Acquisition of 0.4 acres of land with vernal pools. B. Potential mitigation measures or project alternative which would eliminate or substantially lessen the environmental effects and were not incorporated into the project were found infeasible, based on economic, social, and other considerations as set forth in the final EIR and listed below. 1) Development of the proposed project in a economically feasible manner would involve some loss of biological habitat. The preservation of all, or even a substantial portion, of the biological resources on the project site would not allow development to occur according to the goals expressed in the El Rancho del Rey Specific Plan or the City of Chula Vista General Plan. 2) Development of the site in a way which should provide substantially more open space could result in inefficient infrastructural design and would not respond to the current and forecasted housing market needs. 3) The preservation of the biological resources on the project site would preclude the use of the site to meet current and project needs for housing, employment, and recreational opportunities. 4) The preservation of the biological resources on the project site would preclude the project applicant from achieving the goals of developing the project. 5) The preservation of the biological resources on the project site would preclude the City of Chula Vista from benefiting from the projected increase in net revenues which would accrue to the City from the development of the Rancho del Rey SPA III project. C. All significant environmental effects that can feasibly be avoided have been eliminated by virtue of project changes and mitigation measures identified in the final EIR and incorporated into the project as set forth above. There remain some significant biological impacts. D. The remaining unavoidable significant effects have been reduced to an acceptable level when balanced against facts set forth above and in the Statement of Overriding Considerations. STATEMENT OF OVERRIDING CONSIDERATIONS The California Environmental Quality Act (CEQA) and the State EIR Guidelines promulgated pursuant thereto provide: (a) CEQA requires that the decision maker to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. Where agencies have taken action resulting in environmental damage without explaining the reason which supported the decision, courts have invalidated the action. (b) Where the decision of the public agency allows the occurrence of significant effects which are identified in the f'mal EIR but are not mitigated, the agency must state in writing the reasons to support its action based on the final EIR and/or other information in the record. This statement may be necessary if the agency also makes a finding under Section 15091 (a)(2) or (a)(3). (c) If any agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notice of Determination. (EIR Guidelines, Section 15093) The City finds that the mitigation measures discussed in the CEQA findings, when implemented, avoid or substantially lessen most of the significant effects identified in the Final Supplemental EIR. Nonetheless, certain significant effects of the project on certain biological resources and landform alteration are unavoidable even after incorporation of all feasible mitigation measures. With regard to these impacts, the City has balanced the benefits of the project against the unavoidable environmental risks in approving the project. In this regard, the City finds that all feasible mitigation measures identified in the CEQA findings, have been and will be implemented with the project, and any significant remaining unavoidable effects are acceptable due to the following specific economic, social, or other considerations, and based upon the facts set forth below, in the CEQA findings, in the Final Supplemental EIR, and in the record of consideration of the project, as follows: 1. The City finds that the project is consistent with the demand for housing in the growing community of Chula Vista. 2. The mix of single and multi-family uses in close proximity to existing and proposed commercial and industrial uses will provide opportunities for persons to reside in areas adjacent to employment facilities and, thus, will help to relieve typical employment community impacts, such as reducing traffic, noise, and air quality impacts. 3. In addition, approximately 42 percent of the proposed dwelling units are designated as housing for senior citizens. The project is, therefore, meeting the demand for affordable housing for senior citizens. 4. As a phase of the E1 Rancho del Rey Master Plan, SPA HI is part of a weB-balanced community that will provide the local residents of Chula Vista and surrounding residents of San Diego the choice of high quality, mixed density housing with lower densities at the project edges adjacent to existing single family neighborhoods and somewhat higher densities near the major east-west circulation route to maximize through traffic capabilities as well as a specialty housing area (retirement community) in accordance with the following subsections of the Housing Element of the Chula Vista General Plan: Goal 2.1.1: nThe provision of decent housing in well-planned neighborhoods for low, moderate, middle, and upper income families and individuals.' Objective 2.2.1: The overall increase in the housing stock of the planning area.H Objective 2.2.2: HThe provision of adequate housing for the elderly, handicapped, large families and persons, and families of moderate or low income, and the homeless.' Objective 2.2.3: nThe broadening of local residents' choice of housing, housing types, and living environments. Objective 2.2.5: "The reduction of the San Diego Region's unmet need for affordable housing. ~ Objective 2.2.8: 'The provision of adequate public works, facilities, and infrastructure.' Housing Policy 2.3.1: (portion of) "The City of Chula Vista supports the 'balanced community concept' [refer to #4 above]...~ Housing Policy 2.3.7: 'Modern housing concepts shall be encouraged in new residential developments throughout Chula Vista. These should take the form of cluster gardens, common-green projects, planned unit developments, garden apartments, townhouse projects, mobile home parks, subdivisions, and condominium projects. These concepts, if properly implemented, could be effectively blended with new single family dwelling developments and provide a physical basis for the implementation of Chula Vista's 'balanced community' goals. (The El Rancho del Rey Speeific Plan and Eastlake I Plan which cover approximately 2300 and 1268 acres of land, respectively, call for a variety of housing types, clustering, and other 'new' and experimental development concepts. The plans are not a part of the Chula Vista General Plan.)" Housing Policy 2.3.8: 'Residential environments should be enhanced by the provision of internal and adjacent open space.' Affordable Housing Program 3.3.10: "The City of Chula Vista, at the current and advance planning levels, shall promote the development of adequate housing for all economic segments of the people in the Chula Vista Planning Area. The City shall especially encourage housing for the elderly and the handicapped. N 5. In addition, the project will provide a 10 acre neighborhood park, 2 acre community facility, and eight open space areas totalling about 148 acres. 6. SPA III provides for open space/biking circulation the project site and preserves a connecting hiking/biking link to the park and recreation areas of SPA II and SPA I through open space corridors. 7. The project provides a much needed junior high school, which will reduce the overcrowded conditions which currently exist. This school site would meet existing as well as future needs. Since a major portion of the residential units planned for this project are designated for senior citizens, the number of students generated will be less than that studied in the EIR. The EIR studied a worst case scenario. 8. The project reserves approximately 148 acres in open space constituting about 36% of the project area. A vast majority of this area is preserved as natural open space. Implementation of this project will provide for the long-term preservation of the sensitive biological resources located in the natural open space area. Included in the open space designation area are the golden-spined cereus cactus clump, the riparian and non-native grassland habitats, and undisturbed coastal sage scrub. Part of the open space preservation area is contiguous to the SPA I open space area creating a large contiguous natural corridor. 9. The project will have a positive fiscal impact on the City of Chula Vista. According to the fiscal analysis prepared by lohn McTighe and Associates in 1989, the project will result in a net fiscal benefit of approximately $64,800 annually to the City of Chula Vista. The development of the project is also expected to have a neutral effect on the City's capital expenditures and revenues, in that the development will provide public facilities financed either from the developer of the property or from the property itself through the use of a public debt mechanism tied to the property. 10. Circulation element improvements include the extension of J Street between Paseo del Rey and Paseo Ranchero, construction of Pasen Ranchero between Telegraph Canyon Road and H Street Roadway, and the opening up of the south leg of the intersection of East H Street with Faqt business Park Road. The roadway facilities account for approximately 11.5 acres of the project site. 11. As a result of development of the proposed project, two sewer pump stations will be eliminated by the construction of gravity flow sewer lines once the project is implement- ed. In addition, the project plans include plumbing accommodations for use of reclaimed water, once it becomes available. 12. The project also contains a number of additional overriding public benefits, as follows: (a) incorporation of a school site into the design of the project; (b) a commitment to incorporate bikeways, trails, and trail connections to community parks, open spaces, and adjacent areas; (c) incorporation of a fire station site and a library site (SPA 13 into the design of the project; and (d) incorporation of a senior citizen neighborhood as part of the overall community design. 13. The implementation of the proposed project, at the General Development Plan target density, will be able to provide for the economic requirements to financially support the circulation linkages and public utilities as necessitated. City Planning Commission Agenda Item for Meeting of November 14, 1990 5. Consideration of Mitigation Monitoring Program for EIR-89-10, Rancho del Rey SPA III Attached, please find copies of the Mitigation Monitoring Program for EIR-89-10, Rancho del Rey, SPA III. RECOMMENDATION: Adopt a resolution recommending the adoption of the Mitigation Monitoring Program for EIR-89-10, Rancho del Rey SPA III. RANCHO DEL REY SPA m MITIGATION AND MONITORING PROGRAM Mitigalion Responsible for Responsible for Date of Complete Dalcd Task Time Frame Task Verification Completion and Verilied Geology and Soils Approve andevaluatefillmate- Prior to issuance of Applicant/Geotech- Chula Vista Depart- rial at least two days prior to Grading Permit nical Consultant ment of Engineering fill importation. Evaluate cut and fill slopes for Tentative Map Applicant/Geotech- Chula Vista Depart- cont'ormance with specifications nical Consultant ment of Engineering established by geotechnial re- port. Analysis and evaluation of Grading Permit Applicant/Geotech- Chula Vista Depart- appropriate location of stabiliza- nical Consultant ment of Engineering tion fills. Install subdrains at the base of Grading Permit Applicant/Geotech- Chula Vista Depart- fills in canyons and draws or nical Consultant ment of Engineering over areas of potential seepage. Determine locations during grading. Conduct grading in accordance Grading Permit Applicant/Geotech- Chula Vista Depart- with City of Chula Vista Grad- nical Consultant ment of Engineering ing Regulations. Adhere to uniform building Grading Permit Applicant/Geotech- Chula Vista Depart- code for construction, uical Consultant ment of Engineering Design foundations, slabs, foot- Grading Permit and Applicant/Geotech- Chula Vista Depart- ings, and retaining walls in Building Permit nical Consultant ment of Engineering accordance with specifications identified by geotechnical re- port. Review and approve final grad- Grading Permit and Applicant/Geotech- Chula Vista Depart- lng and foundation plans for the Building Permit nical Consultant ment of Engineering project site. Place bentonitic clays used as Grading perrmt Applicant/Geotech- Chula Vista Depart- fill material a minimum of 10 uical Consultant merit of Engineering t'eet below finished grade and 15 feet Lnside fill slopes. Place expansive soils correctly. Grading Permit Applicant/Geotech- Chuia Vista Depart- nical Consultant ment of Engineering Move fill not removed by Grading Permit planned grading operations to Applicant/Geotech- Chula Vista Depart- firm natural ground, nical Consultant ment of Engineering RANCHO DEL REY SPA MITIGATION AND MONITORING PROGRAM (Continued) Responsible for Responsible for Date of Cmnplcte. Datcd Task Time Frame Task Verification Completion and VcriIicd Geology and Soils (Continued) Applicant/Geotech- Chula Vista Depart- Insure that temporary slopes Grading Permit n/cai Consultant merit of Engineering meet the minimum requirements of applicable Health and Safety Codes. Applicant/Geotech- Chula Vista Depart- Insure that outer portion of fill Grading Pemfit nical Consultant ment of Engineering pacted granual soil fill. Applicant/Geotech- Chula Vista Depart- Bring site to final subgrade Grading Permit nical Consultant ment of Engineering elevations with structural fill compacted in layers. Applicant/Geotech- Chula Vista Depart- Monitor for presence of Grading Permit nical Consultant merit of Engineering Applicant/Geotech- Chula Vista Depart- Design for the removal of allu- Grading Permit nical Consultant ment of Engineering vial/colluvial deposits in the canyons adjacent to the pro- posed toes of fill slopes. Applicant/Geotech- Chula Vista Depart- Undercut portion of transition Grading Permit nical Consultant ment of Engineering settlements a minknum of three feet and replace by low expan- sive granual soils. Applicant/Geotech- Chula Vista Depart- Grade site to allow soils within Grading Permit nical Consultant ment of Engineering tlzree feet of finish grade to possess an expansion index of less than 50. Applicant/Geotech- Chula Vista Depart- Include the design and construc- Grading Permit nical Consultant ment of Engineering tion recommendations on the final grading and foundation plans. Applicant/Geotech- Chula Vista Depart- Review final grading plans. Grading Permit nical Consultant ment of Engineering Monitor on-site grading to Grading Permit Applicant/Geotech- Chula Vista Depart- confirm soil conditions as antic- nical Consultant ment of Engineering ipated. During Construction Provide testing and observation Applicant/Geotech- Chula Vista Depart- report to verify that design and nical Consultant ment of Engineering are completed according to grading plans. RANCHO DEL REY SPA 1~ MITIGATION AND MONITORING PROGRAM (Continued) Responsible for Responsible for Date of Complctc,Dalcd Task Time Frame Task Verification Completion and Vcrilicd Drainage/Groundwater/ Water Quality Insure that project is in con- Occupancy Permit Applicant Chula Vista Depart- formance with NPDES regula- ment of Engineering discharge. Landform Alteration/ Aesthetics Implement community design Final Map Applicant Chula Vista Depart- guidelines detailed in SPA Ill ment of planning plan. Implement grading standards Tentative Map Applicant Chula Vista Depart- outlined in the ERDR and SPA ment of Engineering III plan and the City's design guidelines. Review and approve the Final Final Map Applicant Chula Vista Depart- Map for consistency with adopt- ment of Engineering ed grading and design guide- lines. Review final grading plans to Grading Permit Applicant Chula Vista Depart- confirm that the design stan- ment of planning dards have been included in the grading plan. Submit f'mal landscape plan Grading Perrmt Applicant Chula Vista Depart- prepared by a licensed land- ment of planmng scape architect for approval. Air Quality Provide bicycle facilities, in- Tentative Map Applicant Chula Vista Depart- cluding bicycle lanes and secure ment of planning storage facilities at all public facilities within the project area. Provide mass transit accom- modations including bus shelter Tentative Map Applicant Chula Vista Depart- and bus turnouts and a transit ment of Planning stop in front of the retirement community on East H Street, RANCHO DEL REY SPA m MITIGATION AND MONITORING PROGRAM (Continued) Responsible for Responsible for Date of Complete,Dated Task Time Frame Task Verification Completion and Veri/icd Air Quality (Continued) Implement mitigation measures Tentative Map Applicant Chula Vista Depart- to reduce potential for ak poilu- ment of Planning Adhere to recommendation Tentative Map made by the 1982 SIP regarding Chula Vista Depart- Chula Vista Depart- local participation in air emis- ment of Planning ment of Planning forthcoming San Diego Air Quality Plan. Biology Monitor grading to reduce im- Grading Permit Applicant/Biological Chula Vista Depart- pacts to coastal sage scrub Consultant merit of Planning habitat. Hand clear fire buffers that Grading Permit Applicant Chula Vista Depart- encroach into open space areas, ment of planmng Revegetate open space areas Prior to issuance of Applicant/Biological Chula Vista Depart- and areas impacted by sewer Building Permit Consultant ment of Planning laterals with coastal sage scrub species native to the site. Insure that biologist has been Grading Permit Applicant Chula Vista Depart- retained to devise revegetation ment of planmng program and that a five-year revegetation program has been designed that is acceptable to City staff. Position sewer laterals to cause Grading Permit Applicant/Biological Chula Vista Depart- minimum impacts to biological Consultant ment of planmng resources. Locate staging areas for con- Grading Permit Applicant/Biological Chula Vista Depart- stmction to minimize impacts to Consultant ment of Planning sensitive biological resources. Stake sewer installation cot- Grading Permit Applicant/Biological Chula Vista Depart- ridors prior to design l"maliza- Consultant ment of Planning tion. Adjust con'idors if reques- ted by monitoring biologist. RANCHO DEL REY SPA m MITIGATION AND MONITORING PROGRAM (Continued) Responsible for Responsible for Date of Complete. Dated Task Time Frame Task Verification Completion and Vcriticd Biology (Continued) Design and implement moni- Final Map Applicant/Biological Chula Vista Depart- toring program to determine the Consultant ment of( Planning effect of the SPA In develop- ment on the population of Call- Design and incorporate project- Final Map Applicant/Biological Chula Vista Depart- wide revegetation plan that Consultant ment of Planning includes a transplant program for cacti and a five year mainte- nance and monitoring plan. Acquire and preserve an area of Tentative Map Applicant/Biological Chula Vista Depart- coastal sage scrub habitat to Consultant ment of Planning reduce impacts to the California tions established in the SPA In E1R. Evaluate mitigation site for use Tentative Map Applicant/Biological Chula Vista Depart- by California gnatcatchor. Consultant ment of Planning Approve gnatcatehermitigation Tentative Map Chula Vista Depart- Chula Vista Depart- site. ment of planmng, ment of Planning USFWS, CDFG Insure that gnatcatcher mitiga- Tentative Map Applicant/Biological Chula Vista Depart- tion site is within, adjacent to or Consultant merit of Planning cmmected by an appropriate landscape corridor to a larger patches of habitat that are cur- rently in public ownership or designated open space or rea- sonably expected to remain in a natural state. The habitat would be 800-1,000 acres. Prohibitgradingactivitieswhich Prior to issuance of Applicant/Biological Chula Vista Depart- would adversely affect the habi- Grading Permit Consultant ment of Planning tat of the specialty housing area. Dedicate off-site acquisition/ Grading Permit Applicant Chula Vista Depart- mitigation site to the responsible merit of Planning public agency. RANCHO DEL KEY SPA m MITIGATION AND MONITORING PROGRAM (Continued) Mitigatitm Responsible for Responsible for Date of Complete,Dated Task Time Frame Task Verification Completion aud Verified Biology (Continued} Chula Vista Depart- Applicant ment of Planning Record a conservation easement Grading perrmt with an agency of appropriate jurisdiction over the off-site mitigation area if ownership of the mitigation site does not transfer prior to issuance of a grading permit. Chula Vista Depart- Applicant ment of planning Implement gnatcatcher mitiga- Tentative Map tion program. Chula Vista Depart- Applicant ment of Planning Acquire and preserve 0.4 acres Grading Permit of vernal pool associated lands that is acceptable to the City of Chula Vista and the USFWS. Chula Vista Depart- Applicant/Biological ment of planmng Prepare and implement vernal Grading Permit Consultant pool restoration plan if miti- gation site requires restoration. Chula Vista Depart- Applicant ment of Planning Prohibit grading in RDR SPA Grading Permit III vernal pool area prior to accomplishing the off-site ac- quisition. Chula Vista Depart- Applicant ment of Planning Fence off vernal pool mitigation Grading Permit site with a six-foot chain-link fence immediately upon acquisi- tion of the site. Chula Vista Depart- Applicant/Biological ment of Planning Secure a U.S. Army Corps Grading Permit Consultant Nationwide permit. Chula Vista Depart- Applicant ment of planning Dedicate the off-site acquisi- Grading Permit tion/mitigation vernal pool sit~ to the appropriate public agen- Chula Vista Depart- cy. Applicant/Biological ment of Planning Conduct spring survey and Grading Permit Consultant implement vernal pool mitiga- Chula Vista Depart- tion program. Applicant/Biological ment of Planning Grading Permit Consultant Secure a Streambed Alteration Agreement as stated under Sec- tion 1602-1603 of the California Fish and Game Code, for pro- posed access road (Paseo Ran- chero). RANCHO DEL REY SPA III MITIGATION AND MONITORING PROGRAM (Continued) Mitigam)n Responsible for Responsible for Date or' Complctc,DaLcd Task Time Frame Task Verification Completion and Veri&ied Cultural Resources Examine existing surface collec- Tentative Map Applicant/Cultural Chula Vista Depart- tion for Site SDi-960/961. Resource Consultant ment of planmng Perform a detailed grid-con- Tentative Map Applicant/Cultural Chula Vista Depart- trolled surface collection to Resource Consultant ment of Planning collect any artifacts remaining on the surface site and collect broken cobbles to evaluate whether or not they are of hu- man manufacture for Site SDi- 960/961. Record surface disturbance and Tentative Map Applicant/Cultural Chula Vista Depart- document with mapping and Resource Consultant ment of Planmng photographs for Site SDi- 960/961. Investigate mima mounds of Tentative Map Applicant/Cultural Chula Vista Depart- Site SDi-960/961 to see whether Resource Consultant ment of Planning the artifacts or broken cobbles are incorporated into the mounds, are found on the sur- faces under the mounds, or are absent from the mounds. Retain qualified geomorpholo- Tentative Map Applicant/Cultural Chula Vista Depart- gist to examine Site SDi960/ Resource Consultant merit of planning 961 to analyze the site setting, age, and stratigraphic integrity of the mima mounds. Wash, catalogue, and analyze Tentative Map Applicant/Cultural Chula Vista Depart- collected material from Site Resource Consultant merit of Planning SDi-960/961. Analyze site SDi-9893 through Tentative Map Applicant/Cultural Chula Vista Depart- the excavation of 25 lxl meter Resource Consultant ment of Planning test units to determine how much of the site would be exca- vated, and excavate a total of 150 meters of backhoe trenches to search for potential hearth features. RANCHO DEL REY SPA Ill MITIGATION AND MONITORING PROGRAM (Continued) Mitigation Responsible for Responsible for Date o[ Complete,Dated Task Time Frame Task Verification Completioo alld Vciilicd Cultural Resources (Continued) Prepare reports detailing the Tentative Map Applicant/Cultural Chula Vista Depart investigations of both sites and Resource Consultant ment of Planning submit to the City of Chula Vista, SDSU Cleating-house, and The Museum of Man. Transportation Signalize Telegraph Canyon Final Map, Phase I Applicant Chula Vista Depart- Road and Paseo Ladera. merit of Planning Open south leg of East H Final Map, Phase I Applicant Chula Vista Depart- Street/East Business Park Road ment of Planning intersection where Phase I traf- fic is assumed to enter and exit. Construct Pasee Ranchero be- Final Map, Phase 2 Applicant Chula Vista Deparl tween H Street and Telegraph ment of Planning Canyon Road. Extend J Street to provide a Final Map, Phase 2 Applicant Chula Vista Depart- through two-lane road between ment Planning Paseo del Rey and Paseo Ran- chero. Place stop sign controls on Final Map, Phase 2 Applicant Chula Vista Depart- Paseo Ladera at East J Street, ment of Planning East J Street at Paseo Ranchero. and Paseo Ranchero at Tele- graph Canyon Road. SignalizeTelegraphCanyonand Final Map, Phase 3 Applicant Chula Vista Depart- Paseo Ranchero. ment planning Complaince with ECVTPP for Final Map, all phases Applicant Chula Vista Depart- current and future updates to ment Planmng/City maintain acceptable levels of Traffic Engineer service on all affected intersec- tions and roadway segments. RANCHO DEL REY SPA III MITIGATION AND MONITORING PROGRAM (Continued) Mitigallon Responsible for Responsible for Date of Cmnplctc. Datcd Task Time Frame Task Verification Completion al/d Vc~ilicd Parks, Recreation and Open Space Provide a detailed concept plan Tentative Map Applicant Chula Vista Depart- ment of Parks and for proposed park. Recreation and Parks and Recreation Com- mission Design 4:1 slopes or less for Tentative Map Applicant Chula Vista Depart- ment of Parks and park. Recreation Enter in an agreement with the Tentative Map Applicant Chula Vista Depart- Sweetwater Union High School ment of Parks and District and the City of Chula Recreation Vista to insure public access to the recreational amenities of the proposed junior high school which would include soccer fields, basketball courts, and tennis courts. Provide funding for the differ- Tentative Map Applicant Chula Vista Depart- ence in cost between facilities ment of Parks and built to school standards and Recreation facilities built to City standards. Design and construct recrea- Tentative Map Applicant Chula Vista Depart- tional facilities to City of Chula ment of Parks and Vista standards and in consul- Recreation tation with City staff. Design park so that it would not Tentative Map Applicant Chula Vista Depart- be isolated with only backs of ment of Parks and buildings facing onto the parle Recreation Design park to provide adequate Tentative Map Applicant Chula Vista Depart- visibility from East l Street. ment of Parks and Recreation Provide access to the school Tentative Map Applicant parking lot for overflow parking Chula Vista Depart- ment of Parks and from park. Recreation RANCHO DEL REY SPA MITIGATION AND MONITORING PROGRAM (Continued) Responsible for Responsible for Date ol Cott~pictc,D~ttcd Task Time Frame Task Verification Completion at~d Verilicd Services and Utilities Provide a water service letter Building Permit Applicant Chula Vista Depart- t¥om the Otay Water District ment of Engineering which includes a construction schedule of reservoir, mains, and hydrants to be included on ~he project. Design and implement a pro- Building Permit Applicant Chula Vista Depart- ject-wide water conservation merit of Engineering program through the use of infrastructure that minimizes water use. Review project-related projected Building Permit Applicant Chula Vista Depart- sewage flows and volumes for merit of Engineering compliance with City Engin- eering Standards. Hire 4..6 additional police per- Occupancy Permit City of Chula Vista Chula Vista Depart- sonnel. Police Department ment of Planning Hire one Fire Inspector. Building Permit Chula Vista Fire Pre- Chula Vista Depart- ventinn Buxeau ment of Planning Participate in Me[lo Roos Corn- Tentative Map Applicant Chula Vista Depart- munity Facilities Districts estab- ment of Planning lished by the Chula Vista City School District and the Sweet- water Union High