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HomeMy WebLinkAboutPlanning Comm Reports/1991/05/08 AGENDA City Planning Commission Chula Vista, California Wednesday, May 8, 1991 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of March 13, 1991 ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdication but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. l. PUBLIC HEARING: a) Consideration of Water Conservation Plan and Air Quality Improvement Plan for Rancho del Rey SPAs II and III; b) PCS-90-02: Request to subdivide 404.9 acres known as Rancho del Rey Sectional Planning Area III, Chula Vista Tract No. 90-02 located between East "H" Street and Telegraph Canyon Road, immediately south of Rancho del Rey SPA I; Rancho del Rey Partnership. c) Consideration of Rancho del Rey Sectional Planning Area III Design Guidelines. OTHER BUSINESS: Otay Ranch Interjurisdictional Task Force Meeting DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Study Session Meeting of May 15, 1991 at 5:00 p.m. in Conference Rooms #2 & 3. City Planning Commission Agenda Item for Meeting of May 8, 1991 PUBLIC HEARING: a) Consideration of Water Conservation Plan and Air Oualitv Improvement Plan for Rancho del Rev SPAs II and III; b) PCS-90-02: Re(n/est to subdivide 404.9 acres known as Rancho del Re¥ Sectional Planninq Area III, Chula Vista Tract No. 90-02 located between East "H" Street and TelearaDh Canyon Road. immediately south of RanchQ de~ Rev SPA I; Rancho de~ Re¥ Partnership c) Consideration of Rancho del Re¥ Sectional Plannina Area III Desiqn Guidelines A. BACKGROUND The applicant, Rancho del Rey Partnership, has submitted a tentative map for the Sectional Planning Area (SPA) III Plan to subdivide approximately 405 acres into residential lots, open space areas, a school lot, a park, and a community purpose facility lot. The project is an "in-fill" project, bounded on the north by East "H" Street and Rancho del Rey SPA I, on the south by Telegraph Canyon Road, on the west by existing development and generally Paseo Ladero, and on the east generally by Buena Vista Way (Exhibit 1 attached). Included for your consideration are the Air Quality Improvement and Water Conservation Plans prepared for Rancho del Rey SPAs II ~nd III as directed by City Council, the tentative maps for the three phases of SPA III, and the Design Guidelines. The Design Guidelines were presented for informational purposes at the time of SPA Plan review and are presented at this time for recommendation. Rancho del Rey SPA III is the final Sectional Planning Area for the E1 Rancho del Rey Specific Plan. The SPA I plan was approved in 1987 and is now under construction. The SPA II plan was approved in 1989 and is also under construction. Rancho del Rey SPA III was approved in January, 1991. The Council previously certified EIR-S9-10 and the associated mitigation monitoring program in its consideration of the Sectional Planning Area Plan for Rancho del Rey SPA III. B. RECOMMENDATION 1. Adopt a resolution recommending approval of the Water Conservation Plan for lancho del Rey SPAs II and III; 2. Adopt a resolution recommending approval of the Air Quality Improvement Plan for Rancho del Rey SPAs II and III; 3. Adopt a resolution recommending approval of the Design Guidelines prepared for Rancho del Rey SPA III; and 4. Based on the Findings in Attachment #1 and Conditions in Attachment # 2, adopt a motion recommending that the City Council approve the tentative subdivision map for Rancho del Rey SPA III. C. DISCUSSION 1. Rancho del Rev Sectional Plannin~ Area (SPA) III Plan The Rancho del Rey SPA III Plan is included as Exhibit 2 attached. The plan is intended to show the general location of all proposed uses and the general circulation system. It details that within the 405 acres of SPA III, there are proposed a maximum of 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 purpose facility site and 148.3 acres of open space. This SPA plan was approved with conditions at the City Council hearing of January 15, 1991. (A more complete analysis of the subdivision lot designations is found in Section D. ANALYSIS, following this Discussion section.) 2. Subdivision 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. Eighty-six acres of Specialty Housing is located in the northern portion of the plan, immediately south of East "H" Street. A variety of housing types will be included in the development of this area as a retirement community. Precise plan approval will further detail specific requirements and provisions for this lot. The single family units in SPA III are generally located in the center of the plan and have been designed to relate to existing adjacent single family units. The townhouse area located in the southeastern portion of the plan will interface with existing multi family development to the east and with the park and open space systems to the south and west. The open space system in Rancho del Rey SPA III 2 includes over 148 acres consisting mostly of canyon and slopes covered in coastal sage scrub. Trail and pedestrian path systems will be provided along East "H" Street, in the south leg of Rice Canyon, along Paseo Ranchero and in the open space areas north of Telegraph Canyon Road. This will result in an added beneficial recreational use for the area. 3. Gradina 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. At the time of SPA Plan approval, alternative grading concepts that alleviated amountsof grading in open space areas and reduced heights of cut and fill slopes were presented and made part of project approval. Development areas are located on the higher elevations or plateaus, while the canyons and slopes 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 4.0 million cubic yards. Typical cuts and fills will range between 10 and 20 feet. Many slopes will 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. Grading shown on the tentative maps is consistent with the alternative grading concept'plan and maintains the areas set for development and open space by the Specific Plan. A condition is recommended for tentative map approval that requires grading proposals to be reviewed by the City Engineer for consideration of balanced cut and fill, utilization of appropriate soil types, effective landscaping and revegetation where applicable. Grading is to occur in separate phases unless a single phase operation is approved with'the grading plan. An area of potential concern is the grading and drainage occurring on lots 71, 72 and 89 of Phase 2, Unit 1. In these areas, the subdivision must meet and interface with existing developmen~ and grading will need to be accommodated on site. In order to provide the largest possible pad area and avoid a difficult terrain situation of open drainage channels on residential lots, staff prefers that the grading and drainage plans detailing these lots provide for spot drainage interceptors to catch the water and carry it underground. This may require retaining walls and further grade analysis. A recommended condition of approval requires that no negative 3 grading or drainage impacts occur to the off site properties adjacent to these lots. 4. Circulation Access to the subdivision is provided by Paseo Ranchero from either East "H" Street to the north, Telegraph Canyon Road to the south, or via East "J" Street from the west. The E1 Rancho del Rey Specific 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 tentative map and improvements for these streets are consistent with the SPA Plan, Specific Plan, and General Plan designations. Conditions of SPA approval and the Public Facilities Financing Plan (PFFP) require development of SPA III to be consistent with any adopted Eastern Chula Vista Transportation Phasing Plan. This is also made a condition of tentative map approval. The PFFP also requires completion of East "J" Street to connect with existing improvements to the west. An item of concern raised at the City Council hearing on the SPA regarded the level of service at the intersection of Paseo del Rey and East "H" Street. It was determined that a right turn lane would be required should conditions warrant the addition. However, given the open space canyon slope that is located immediately adjacent to the right-of-way and the substandard street width already established, there may be substantial impact associated with the addition of the turn lane. A condition of tentative map approval provides that the developer enter into an agreement to provide a right turn lane at the intersection of Paseo del Rey and East "H" Street, to the satisfaction of the City Engineer, should threshold standards be exceeded. The Metropolitan Transit and Development Board (MTDB) has provided comment on the transit alternatives provided by Rancho del Rey SPA III (Appendix 3). While the design of the project creates neighborhoods and is sensitive to natural topography, the circuitous streets and cul-de-sacs are not as easily adapted to transit operation as much as the traditional interconnecting grid system of streets. MTDB recommendations include pedestrian pathways through ends of cul-de-sacs that would connect to adjacent streets, and adequate public rights- of-way at intersections along major arterials for future bus stops. These have been incorporated into the conditions of approval. 5. Low and Moderate IDcome HousiDg The Housing Element requires that subdivisions 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 10w 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 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 was repeated in SPA III conditions of approval. A condition has also been placed on tentative map approval that prior to first final map approval, the applicant shall enter into an agreement with the City to provide the low income housing as defined and approved by the City's Housing Coordinator. 6. Specialty Housina Area The Specialty Housing Area, shown on the tentative map as Phase 1, will be developed as a retirement community, creating a village atmosphere for residents in a variety of housing types. The precise design of the development is unknown at this time. However, the conceptual grading plan, made a part of SPA Plan approval, provides the basic footprint of the pad and slope areas and the circulation. The Design Guidelines discuss the desired concepts to be used in developing the site. SPA Plan approval requires the adoption of a Precise Plan prior to development of the parcel. This condition is also repeated as a condition of the tentative map. At the meeting of January 15, 1991, Council expressed concern that there be guarantees in place regarding the development of this land for senior use. Specific details of financial arrangements are more properly handled in a development agreement, which is currently being prepared by the developer and staff. The requirement for Precise Plan approval will provide the City adequate review of the density, circulation, open space and interface of the retirement community with the surrounding areas. In addition, a condition has been included that requires an agreement be entered into by the developer 5 and 'the City, prior to recordation of final map, that the parcel will be developed specifically for senior housing. 7. Community Purpose Facilities 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. The Task Force has made specific recommendations to the City Council for a minimum acreage requirement of 1.39 acres of Community Purpose Facility land per 1,000 persons. The City Council has recently adopted the 1.39 acres requirement as a City Standard. An analysis of the projected population for SPAs I, II and III combined, based on unit types, yields that 16.12 acres of community purpose facility land is required. Actual acreage provided within the boundaries of SPAs I, II and III, including the 1.1 net acre site proposed in SPA III, totals 11.2 acres. The deficit of approximately 4.92 acres may be made up by considering an out parcel immediately adjacent to SPA III at the southeast corner of Paseo Ranchero and East "H" Street. This property, owned by the Rancho del Rey Partnership, is currently in negotiations for sale to a church community. Conditions of tentative map approval include the requirement that compliance with the Community Purpose Facility Ordinance be demonstrated prior to final map approval. The spirit and intent of the Community Purpose Facility Ordinance is to provide adequate acreage for religious and non-religious facilities to locate in new communities. Without specific adopted guidelines defining the boundaries where a facility needs to be located, the provision of facilities both within SPAs I, II and III and the adjacent out parcel associated with SPA III appear to meet this intent. 8. Par~ The Tentative Maps for Rancho del Rey SPA III provide for a 10.80 acre (gross) neighborhood park located on the south side of East "J" Street adjacent to the junior high school. This is consistent with the approved SPA Plan for the project. The Park Land Dedication Ordinance (PLDO) requires 12.5 acres of park land based on projected population and current PLDO application. In addition to requiring fees or/or additional improvements to make up the shortage of park land, joint use of recreational facilities located on the park and school grounds will serve the recreational needs of the community. After subtracting the area with slopes greater than 5:1, the net useable acreage of the neighborhood park is 10.25. The design of both the park and school have taken joint use of facilities into consideration. Facilities located on the school grounds to be available for public use include tennis courts, basketball courts, hard courts and ball fields. 6 Facilities on the park property include tot lots, a par course, soccer fields and picnic areas. 9. Water Conservation Plan and Air Oualitv I~prov~m-nt P%an The City Council has directed that a Water Conservation Plan and Air Quality Improvement Plan be prepared for Rancho del Rey SPAs II and III pursuant to the General Plan and the Growth Management Policies. Water The purpose of th~ Water Conservation Plan is to respond to the long term need to conserve water in new development. The conservation plan is intended to be implemented over the life of the project and to establish standards for future residents. Since the immediate water crisis has eased, the two water districts serving the Chula Vista area have adopted less stringent water cutbacks than what was anticipated at the time of SPA Plan approval. However, the City Council has interpreted the need for water conservation to be a zero net increase of water use. The Water Conservation Plan states that with water conservation measures implemented on-site, projected water use for all areas of SPAs II and III, including the park and school, is 400,000 gallons of water per day. Currently, a comprehensive plan is being prepared to be presented to the City Council regarding City-wide water conservation requirements. In the interim, the water conservation measures outlined in the Water Conservation Plan for SPAs II and III include on-site measures (efficient fixtures and devices in the units, effecient landscaping and irrigation, public awareness and education programs) and a commitment to participate in any off-site mitigation program adopted by the City. Such a program would be designed to require new development to off-set all or a portion of their new water demand by funding or providing new water conservation improvements in older areas where efficient plumbing or irrigation fixtures were not installed. Fees collected could also be spent on studying or acquiring new or improved sources of water (e. g., expanded water reclamation, desalinization, etc.). Specific off-site measures required of SPA III will be brought back along with a revised EIR Mitigation Monitoring Program implementing water conservation requirements. Off-site mitigation measures for SPA II can be addressed in the Development Agreement for that project, currently being drafted. Air As discussed in the Air Quality Improvement Plan, the most significant air quality improvement measures are those policies and requlations established at the broadest 7 geographic level, ie. State or Federal. However, measures implemented on a City or project level can have a positive impact. The Air Quality Improvement Plan prepared for Rancho del Rey SPAs II and III includes mitigation measures suggested by the developer and those recommended by the consultant reviewing the plan, Stevens/Garland and Associates. These include pedestrian and bicycle paths, jobs/housing balance, access to regional travel systems, access to transit, educational programs to increase awareness, and the provision of park-n-ride facilities. Local and regional air quality regulations including the Air Pollution Control District program are being drafted that will supersede existing standards. SPA III is being reviewed in advance of these programs. In addition, it is an in-fill project, being surrounded by existing and approved development. The circulation network and land use plan, which relate to existing topography and surrounding land uses, were previously approved by the SPA. For these reasons, a major re-design of the project to incorporate a more transit oriented design is not feasible. However, the Air Quality Improvement Plan implements several improvement measures within the project. In addition, the development will be subject to on-going monitoring programs inherent in the City's Transportation Phasing Plan and Growth Management Program. Specific measures are detailed in the Plan and will be incorporated in the revised Mitigation Monitoring Program. 10. Design Guidelines The Design Guidelines are an integral part of the Rancho del Rey SPA III Plan and development. They are intended to establish minimum standards for the design and architectural character of project. 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. The Design Guidelines were considered in their draft form to evaluate the plan layout, lot configuration and open space treatments found in the tentative map. The majority of the Design Guidelines encompasses landscape design. Landscape zones are proposed which promote drought tolerant/naturalized landscaping as the predominant landscape theme. Other features of the landscape design program include slope erosion control, natural open space enhancement, irrigation standards, fuel modification landscaping and streetscape landscaping. Revision sheets for the revised Design Guidelines have been included in the Planning Commission review packet and would replace those presently in your SPA III binder. 8 11. Recvclina Facilities Concern has been expressed that provisions for recycling opportunities be addressed with the approval of subdivisions. Currently, the City Conservation Coordinator is working on programs for recycling but has not implemented specific requirements. Laidlaw Waste System, the waste collector for the City, provides residential curbside pick up of recycled materials when the units become occupied and service established. The applicant's Product Development Committee is considering ar~as for recycling bin storage within the single family units to further encourage the program. Provisions for recycling in the multi-unit areas will also be pursued with the assistance of the City Conservation Coordinator and addressed with Precise Plan review. D. ANALYSIS The proposal is consistent with the Chula Vista General Plan and the adopted E1 Rancho del Rey Specific Plan and Rancho del Rey Sectional Planning Area III Plan. The Rancho del Rey SPA III Plan is included as Exhibit 2 attached. The plan is intended to show the general location of all proposed uses and the general circulation system. The actual tentative maps detail that within the 405 acres of SPA III, there are · proposed a maximum of 1,380 dwelling units (289 single family conventional units at 2-4 and 4-6 dwelling units per acre; 242 single family cottage units at 4-6 and 6-8 dwelling units per acre; townhouse units at 8-12 dwelling units per acre; and specialty housing units at 4-6, 6-8 and 8-12 dwelling units per acre). Also included in the development is a 26.1 acre junior high school site, a 10.8 acre park site, a 1.9 acre community purpose facility site and 148.3 acres of open space. This SPA plan was approved with conditions at the City Council hearing of January 15, 1991. According to the Chula Vista Municipal Code, the purpose of the SPA Plan in a PC Planned Community zone is to provide for the 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 SPA III Site Utilization Plan 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. The tentative map submitted for SPA III is consistent with these development areas and phases. A lot SUmmary of the tentative map is as follows: Phase Unit SPA III Lot Area (AC) No. Proposed Use Desig. No. Gross/Net Lots 1 R-7 1-3 90.6 / - 3 Multi-family res. A-D 67.3 / - 4 Open Space 2 1 R-3 1-135 30.5 / - 135 Sngl family res. A-B 8.3 / - 2 Open Space 2 R-4 1-85 13.9 / - 85 Sngl family res. A 0.4 / - 1 Open Space 3 R-1 1-10 2.8 / - 10 Sngl family res. CF-1 1 1.7 / 1.1 1 Community Fac. 4 R-1 1-21 5.3 / - 21 Sngl family res. A-B 40.9 / - 2 Open Space 3 1 R-2 1-144 29.1 / - 144 Sngl family res. A-B 8.9 / - 2 Open Space 2 R-5 1-157 21.8 / - 157 Sngle f~m~ly res. A-B 1.1 / - 2 Open Space 3 R-6 1 18.3/16.6 1 Multi-f~m~ly res. A-B 15.7 / - 2 Open Space 4 S-1 1 26.1/23.4 1 Junior High P-1 1 11.3/10.0 1 Park A 1.2 / - 2 Open Space 10 ( 1~mi //Ol. ATTACHMENT # 1 RECOMMENDED FINDINGS FOR RANCHO DEL REY SPA III TENTATIVE MAP Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Rancho del Rey Sectional Planning Area (SPA) III, Chula Vista Tract no. 90-02, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the CHula Vista General Plan'Element as follows: a. Land Use - The project is consistent with the General Plan, E1 Rancho del Rey Specific Plan and the SPA III Plan which designates the property PC - Planned Community, with a variety of land uses and residential densities. b. Circulation - All of the on-site and off-site public streets required to serve the subdivision are consistent with the circulation element of Chula Vista General Plan and the circulation proposed within the E1 Rancho del Rey Specific Plan. Those facilities will either be constructed or in-lieu fees paid in accordance with the Rancho del Rey SPA III Public Facilities Financing Plan. c. Housing - A low and moderate housing program with an established goal of 5% low and 5% moderate will be implemented subject to the approval of the City's Housing Coordinator. Computation of the satisfaction of this condition will include the entire E1 Rancho del Rey Specific Planning Area. d. Conservation and Open Space - The project provides 148.3 acres of open space, 36% of the total 404.9 acres. Grading has been limited on hillsides and grading plan approval will require the revegetation of slopes in natural vegetation. Approval of EIR- 89-10 included the adoption of a mitigation monitoring program outlining the mitigation measures required for project impacts on geology, soils, biology, air, water, cultural resources, land form, transportation and utility sources. e. Parks and Recreation The project will be responsible for the improvement of the 10 acre net neighborhood park and payment of PAD fees or additional improvements as approved by the Director Parks and Recreation. In addition, a trail system will be implemented through the south leg of Rice Canyon, connecting with other open space areas. f. Seismic Safety - The Rancho del Rey site is crossed by the La Nacion Fault Zone which has one prominent fault, running north to south, with other potential traces. The mitigation monitoring program adopted with EIR-89-10 provides for measures to be taken to mitigate the impacts of development in association with the fault zone. g. Safety - The site will be within the threshold response times for fire and police services. The project will increase the need for additional personnel, however, the city is planning to meet that need with additional revenues provided by this project. h. Public Facilities Element - This project is obligated in the conditions of approval to provide all on-site and off-site facilities necessary to serve this project. In addition to that, there are other regional facilities which this project ( together with SPAs I and II) is contributing to, including a public library site, fire station site, and fire training facility site. The subdivision is also contributing to the Otay Water District's improvement requirements to provide terminal water storage for this project as well as other major projects in the eastern territories. h. Noise - The units will be required to meet the standards of the UBC with regard to acceptable interior noise levels. i. Scenic Highway - The project does not affect this element of the General Plan. j. Bicycle Routes - Bicycle paths are provided along Telegraph Canyon Road, East "H" Street and Paseo Ranchero Road as shown in the Circulation Element. k. Public Buildings - No public buildings are planned for the site. The project shall be subject to RCT and DIF fees. 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. The development will provide for a variety of housing types from single family detached homes to attached single family and senior housing. In addition, the addressment to providing a percentage of low and moderate priced housing is in keeping with regional goals. 5. The configuration, orientation and topography of the site partially allows for the optimum siting of lots for passive or natural heating and cooling opportunities. p~:~Y.-Oz-~.o~J.! 12:S,E~ Fi~:~Jt'l E~;TIk~D~ LP*ND pLAi4~IhlG TD E>91~1'71 P.02 ATTAChMeNT # 2 RECOM~ENDED CONDITIONS OF APPROVAL FOR RANCHO DEL RE¥ SPA III TENTATIV~ General/Pre~imlnarv 1. The Public Facilities Financing Plan shall be followed with improvements installed in accordance with said plan or as rsguired to meet threshold standards adopted by the City of Chula Vista. In addition, ~he sequence in which improvements are constructed shall correspond to any future East Chula Vista Transportation Phasing Plan adopted by the city. The city Engineer and Planning Director may at their discretion, modify the sequence of improvement construction ~hould conditions change to warrant such a revision. 2. All mitigation necessary to avoid significant effects itemized in the Mitigation Monitoring Program for Environmental Impact Report EIR-89-10 as required prior to Final Map approval, are hereby incorporated as conditions of approval. The Director of Planning may modify the sequence of mitigation at his discretion should changes warrant such a revision. 3. The developer shall comply with the Community Purpose Facility Ordinance to the satisfaction of the Planning Director. The areas proposed to show compliance witah said ordinance shall be prov%ded p~ior to approval of the first final map. Areas of consideration for qualification may be within the areas of SPAs I, II or III or be property owned by ~he applicant in the immediately adjacent area. 4. Prior to final map approval for Phase 1, a Precise Plan shall be approved bythe City Council detailing the development of the Specialty Housing project. The precise plan shall i~clude but is not limited to= detailing the density of the various portions of the projectl identifying thee mount of recreational and open space facilities~ detailing the financial arrangements available to proposed tenants~ identifying the age limits and any income requirements of tenants~ and showing the percent of the project for sale or rent. 5. Prior to approval of the first fine1 map, the developer shall show compliance with the approved Water Conservation plan for Rancho del Rey SPA III and shall show compliance with a zero net increase in water use for all areas of the subdivis~on excepting the following~ As the developer should not be responsible for a zero net increase in water used by students attending the proposed Junior H~gh School from other developments, the developer shall be responsible for a zero net increase in water uae within the school site in direct proportion to the percentage of students attending from said project which is to be determined to the satisfaction of the Planning Director. 6. Prior to a~proval.of the first fine} map, ~he developer shall show compliance with the approved A~r Quality Plan for Rancho del Rey SPA III. 691~171 P. 02 Streets. Riohts-of-Wav and Improvements 7. Prior to any final map approval for Phase 2 or 3 or any unit thereof, ~he developer shalI obtain all necessary right-of- way for the construction of the unimproved off site portion of East #J# Street west of Paseo Ladera, from River Ash Drive to Red Oak Place. 8. The developer shall construct the unimproved off site portion of East "J" Street west of Paseo Ladera, from River Ash Drive to Red Oak Place; to a Class II Collector Standard, except that the 5 foot sidewalk may be asphalt concrete instead of ~ortland cement concrete. The. const_r~?tion of these mprovements shall be guaranteed prior to f~nal map approval for Phases 2 or 3 or any unit thereof. The s~bdivider ~ay request the formation of a reim~ursement distric~ for these off-site improvements in accordance with section 15.50 of the Municipal Code. 9. The developer shall request the vacation of that portion of Paseo Marguerite as necessary to accomplish the design as shown on ~he tentative map. Said vacation shall be accomplished prior to the approval of the final map for Phase 2, Unit 3. 10. The off site portion of East "J" Street adjacent to Buena vista Way shall be granted in fee to the City for Open Space, p~blic utilities and other public uses. The grant of this property shall be completed prior to approval of a final map for Phase 3, Unit 3. The developer shall enter into an agreement to not oppose the inclusion of this property in O~en space District # 20 (Zone 7) prior to approval of any fl#s1 map for Rancho del Ray SPA III.. The developer shall be responsible for the costs associated with annexing this property to Open Space Dis=riot # 20. 11. The developer shall he responsible for the con~t=uctlon of off site improvements at the westerly end of Paseo del Norte in ~he Casa del Ray subdivision. The construction of these improvements shall be guaranteed prior to approval of the final mar for Phase 2, Unit 2. A cash deposit was previously deposited with the City to pay the cost of this work. The amount deposited is available to the developer for construction of these improvements. 12. Prior to final map approval for Phase 1, the developer shall dedicate additional right-of-way along the frontage of the property on East #H" Street to provide a 20 foot parkway (existing curbline to property line). 13. The developer shall be responsible for construction of a sidewalk and a recreational pathway along the entire frontage of subjec~ proper~y on East nH# Street from Pasco ~anchero MAY-~l-199! 1~:17 ~ROM ESTRADA LAND PLANNING TO 6915171 westerly to Paseo del Ray to the satisfaction of the City Engineer, Director of Planning and ~he Director of Parka and Recreation. T~e construction of these improvements shall be guaranteed prior to final map approval for Phaae 1. 14. The developer shall be reaponsible for constr~¢tion of an expanded 8 to 10 foot wide sidewalk/recreational pathway along the western side of Pasec Rancharo, to connec~ the trail systems in the south leg of Rice Canyon and in the Telegraph Canyon Road open space area. These improvements shall be installed in conjunction with the oonstruction phaeee of Paseo Ranchero specified in the Public Facilities Financing Plan. 15. The developer shall be responsible for the construction of wider aldewalka at transit stops, subject to the approval of ~he City Engineer. 16. The final design of Paseo Ranchero shall include eight foot wide landscape easement buffers as required by ~he Street Design Standards or be adjoined by an open apace lot at least eight feet wide with slopes no greater than 5:1, except in the following areas where the final design shall be subject to the approval of the Planning Director, Landscape Architect and City Engineer: a. Adjacent to the lots fronting on Cabo Calabazo, Calla Candelero and Punto Miraleste where a special slope and retaining wall design will be implemented; Along the Junior High School site; c. Along the existing Ladera Villas and Mission Verde subdivisions where existing conditions shall remain; and d. Adjacent ~0 the out-parcel'owned by the Chula Vista School District. 17. The final design of East "J" St~ee~ shal~ include 5.5 foot wide landscape easement buffers as required by the Street Design Standards or be adjoined by an open apace lot at least 5.5 feet wide with 5:1 max~um side slopes, except in the following locations where the final design shall be subject to the approval of the Planning Director, Landscape Architect and City Engineer: a. Along the park site; b. Along the two cor~er lots at the intersection cf East "J" Street and Camino Miel (lots 82 and 97 of Phase 2, Unit 1) and the southeast corner lot of East "J" Street and Cabo Capote (lot 85 of Phase 2, Unit 2)~ c. Adjacent to the out-parcel owned by the Chula Vista d. Along ~he existing Bel Airs Ridge subdivision where existing conditions shall remain. 18. All retaining walls which interface wi~h the public street system shall be constr~c~ed to match the E1 Rancho del Rey exterior wall standards. 19. The developer shall be responsible for construction of £ull street improvements for all public and private streets shown · on the Tentative Map within the subdivision boundary; and for the construction of off-site improvements to construct Paseo Ranchero, East "J" Street a~d Pasco Ladera as shown on the Tentative Map, to the satisfaction of the City Engineer. Said improvements shall include, but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and sidewalk, sewer and water utilities, drainage facilities, street lights, signs, fire hydrants and transitions to existing improvements. Street intersection spacing as shown on the tentative map is hereby approved. 20. All the streets shown on the Tentative Map within the subdivision boundary, except private streets, shall be dedicated for public use. Design of said streets shall meet all city standards for public streets. 21. Ail streets within the multi-family developments shall meet the City standards for private streets unless otherwise approved by the City Engineer. Detailed horlzontal and vertical alignment of the centerline of said streets shall be reflected on the improvement plans for said developments. Lots requiring future design review shall have driveway locations approved by the City Engineer. 22. A temporary turnaround conforming to City standards shall be provided at the e~d of streets having a length greater than 150 feet, measured from the center line of the nearest intersecting street to the center of the CUl-de-sac, except as approved by the City Engineer. 23. Cul-de-sacs a~d knuckles 'shall be designed and built in accordance with city standards unless otherwise approved by the City Engineer. Lot confimuratign 24. Frontage on all lots shallhe e minimum of $$ feet at the right-of-way line except as approved by the City Engineer. This condition does not apply to flag lots, as defined in the Municipal Code. 25. Lot lines shall be located at the top of slopes except as approved by the City Zngineer. When adjacent to o]~-n space lots, property lines shall be located a minimum 2.5 feet from the top of slope. 26. The preparation of final maps and plans for the locations listed below shall be carried out in accordance with the following criteria unless otherwise approved by the City Engineer and Director of Planning: a. Provide a minimum 50 feet from the corner of Paseo Ranchero and East "J" Street to lots 6 and 7, Phase 3, Unit 2, to provide additional buffer and transition area at the corner.~ b. Provide a pedestrian throughway between lots 130 and 131, Phase 3, Unit 2, from Camino Calabazo to east "J,, Street across from the school and park sites. c. Lot 128 of Phase 2, Unit 1, shall be widened to a minimum 50 foot width to accommodate a combined slope and maximum 5 foot retaining wall. This is to avoid a "tunnel" effect created at side lot lines. d. Lots 3 and 5, Phase 2, Unit 3 shall utilize maximum 5 foot high retaining walls, and/or a combination of retaining walls and crib walls. e. Provide a different name for each of the portions of Palazzo Court located to the east and west of East "J" Street and the portions of Dorado Way located to the east and west of Camino Miel. Street Trees/Open Spac~ 27. The developer shall grant to the City street tree planting and maintenance easements along all public streets as shown on the Tentative Map. The width of said easements shall be as outlined in the City's Street Design Standards Policy. 28. The developer shall be responsible for street trees in accordance with Section 18.28.10 of the Chula Vista Municipal Code. The use of cones shall be included where necessary to reduce the impact of root systems disrupting adjacent sidewalks and rights-of-way. 29. Ail open space lots adjacent to public rights-of-way shall maintain a width so as to provide 10 feet of landscaping treatment behind the back of sidewalk. 30. Maintenance of all facilities and improvements within open space areas covered by home owners associations shall be covered by CC&Rs to be submitted and approved by the Planning Department prior to approval of the associated final map. 34. Prior final map approval for ~hase 3, Unit 3 and Phase 4, Unit 2 as shown on the Tentative Map, cross sections shall be submitted to and approved by the Director of Planning and City Engineer illustrating the interface where the trail is located adjacent to the drainage ditch along Telegraph Canyon Road. The fencing of the drainage channel shall be aesthetically pleasing incorporating the use of plantings, equestrian type fencing and vinyl clad fencing. These cross sections and decorative fencing program may be included with the comprehensive landscape plan. Fence gates shall be provided at locations approved by the City Engineer to allow maintenance of the drainage channel. Parks 35. The developer shall be obligated for 12.5 acres of parkland as described in the approved SPA Plan, including land, and/or fees, and/or additional improvements, in accordance with the Parkland Dedication Ordinance. The actual final acreage will relate to the number of units approved with the final maps. 36. The park located in Phase 3, Unit 4 shall be a minimum 10 net useable acres. Design and development of the park shall be subject to the approval of the City's Director of Parks and Recreation and shall conform with the master plan as adopted by the City Council. 37. An adequate buffer and separation of 50 feet shall be provided between the residential lots at the eastern end of Palazzo Court and the existing park facilities, to the satisfaction of the Director of Parks and Recreation. Solution may include but is not limited to relocating an existing tennis court or lot redesign. 38. A minimum 20 foot wide access corridor shall be maintained at the end of Paseo Palazzo where the cul-de-sac abuts the existing park. Said area shall be made part of the park. Detail and design of the access shall be submitted to and approved by the Departments of Planning and Parks and Recreation prior to final map approval for Phase 3, Unit 1. GradinG/Drainage 39. An erosion and sedimentation control plan shall be prepared as part of the grading plans. 40. Specific methods of handling storm drainage are subject to detailed approval by the City Engineer at the time of submission of improvement and grading plans. Design shall be accomplished on the basis of the requirements of the Subdivision Manual and the Grading Ordinance (No. 1797 as amended). The developer shall submit calculations to demonstrate compliance with all drainage requirements of the Subdivision Manual. 41. Grading proposals shall be reviewed and approved by the City Engineer and Director of Planning for consideration of balanced cut and fill, utilization of appropriate soil types, effective landscaping and revegetation where applicable. Grading shall occur in separate phases unless a single phase operation is approved with the grading plan. 42. A letter of permission for grading shall be obtained from SDG&E prior to any grading within or adjacent to an SDG&E easement or which would affect access thereto. 43. The developer shall make a reasonable effort to obtain permission to grade the slopes along Buena Vista Way at the former intersection of East "J" Street. If permission to grade said slope is not reasonably attainable as determined by the City Engineer, the regrading of these slopes shall not be required. The provisions of this condition shall be complied with prior to approval of the final map for Phase 3, Unit 3. 44. Prior to approval of any final map for single family residential use, the developer shall submit a list of proposed lots indicating whether the structure will be located on fill, cut or a transition between two situations. 45. Lots shall be so graded as to drain to the street or an approved drainage system. Drainage shall not be permitted to flow over slopes. Lots 71, 72 and 89 of Phase 2 Unit 1 shall be designed so that there will be no negative grading or drainage impacts to the adjacent off-site properties. 46. Graded access shall be provided to all public storm 'drain structures including inlet and outlet structures. Paved access shall be provided to drainage structures located in the rear yard of any residential lot or as approved by the City Engineer. 47. The use of boulders in minor drainage basins and energy dissipators in the canyon and open space areas in the manner approved by the City Engineer and Planning Director, is encouraged to allow water to be captured and to allow trees to grow naturally. Sewer 48. The developer shall be responsible for performing sewage flow metering 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 at 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. The developer shall enter into an agreement with the City prior to first final map approval providing for all items indicated above. 49. An improved access road with a minimum width of 12 feet shall be provided to all sanitary sewer manholes. The roadway shall be designed for an H-20 wheel load or other loading as approved by the City Engineer. 50. The developer shall obtain permission from the City to deposit sewage in a foreign basin. The developer shall enter into an agreement with the City relative to the diversion of sewage prior to final map approval for any phase or unit thereof proposing said diversion. 51. The developer shall be responsible for the removal of the existing sewer pump stations (Mission Verde and Candlewood). Prior to approval of any final map entailing said removal, the owner and the City shall enter into an agreement to establish the scope of work and the amount to be reimbursed by the City to the subdivider for performing said work. The developer may also request the formation of a special sewer service area to provide for the cost of connection of the area currently being served by the Candlewood pump station to the permanent gravity sewer system. Unless otherwise approved by the City Engineer, the scope of work at both sites shall be limited to the removal and disposal of equipment, grading, landscaping and construction of new sewerlines and manholes required for connection to the proposed Rancho del Rey sewer system. Any upsizing of Rancho del Rey Sewer lines due solely to the flow generated by the Mission Verde and Candlewood areas shall also be included. Reclaimed Water 52. Prior to approval of the associated final map, the developer shall provide on-site infrastructure to accept and to use reclaimed water when it is available, along Paseo Ranchero from Telegraph Canyon Road to East "H" Street and along East "J" Street from Paseo Ranchero to the park site, per the adopted Public Facilities Financing Plan. 53. Any costs incurred from retrofitting the reclaimed water system, when reclaimed water becomes available, shall be paid by the developer. Monies for this shall be held by the City, through a deposit set up by the developer. The amount shall be determined by the developer, approved by the City and in place prior to approval of each associated final map. Fire 54. Fire hydrants will be required per the Fire Department standards. Hydrant spacing is 500 feet for single family and 300 feet for multi-family dwellings. 55. Maximum hydrant pressure shall not exceed 150 psi. 56. Fire hydrants and roadway access (paved) shall be installed, tested and operational prior to any combustible materials placed on-site. Aqreements/Covenants 57. Prior to final map approval for Phase 1, Unit 1, the developer shall enter into an agreement with the City to guarantee the development of the parcel specifically for senior housing. 58. Prior to the approval of the first final map, the developer shall enter into an agreement to provide a right turn lane at the intersection of Paseo del Rey and East "H" Street, to the satisfaction of the City Engineer, should threshold standards for this intersection be exceeded. 59. Prior to approval of the first final map, the developer shall enter into an agreement with the City to provide funding for the construction of parking spaces in a future park-n-ride facilty to be located near the intersection of East "H" Street and Paseo Ranchero. 60. Prior to approval of each final map, copies of proposed CC&Rs for the subdivision shall be submitted to and approved by the City Planning Department. 61. Prior to approval of the first final map, the developer shall enter into an agreement with the City to provide low income housing as defined by and subject to the approval of the City's Housing Coordinator. Computation of the satisfaction of this condition shall include the entire E1 Rancho del Rey Specific Plan area. 62. Prior to the approval of any map for the subject subdivision or any unit thereof, the developer shall obtain all off-site right-of-way necessary for the installation of required improvements for that unit. The developer shall also provide easements for all on-site and off-site public storm drains, sewers and other public utilities prior to recordation of the final map. Easements shall be a minimum width of 6 feet greater than pipe size, but in no case less than 10 feet. 63. The developer shall notify the City at least 60 days prior to consideration of the final map by City if off-site right-of- way cannot be obtained as required by the Conditions of approval. (Only off-site right-of-way or easements affected by Section 66462.5 of the Subdivision Map Act are covered by this condition. After said notification, the developer shall: a. Pay the full cost of acquiring off-site right-of-way or easements required by the Conditions of Approval of the tentative Map. b. Deposit with the City the estimated cost of acquiring said right-of-way or easements. Said estimate to be approved by the City Engineer. c. Have all easements and/or right-of-way documents and plats prepared and appraisals complete which are necessary to commence condemnation proceedings. d. If the developer so requests, the City may use its powers to acquire right-of-way, easements or licenses needed for off-site improvements or work related to the Tentative Map. The developers shall pay all costs, both direct and indirect incurred in said acquisition. The requirements of a, b, and c above shall be accomplished prior to the approval of the Final Map. All off-site requirements which fall under the purview of Section 66462.5 of the State Subdivision Map Act will be waived in accordance with that section of the Act if the City does not comply with the 120 day limitation specified in that section. 64. Prior to approval of each final map, the developer shall enter into an agreement with the City to include the subdivisions in the Mello-Roos public facilities district or an acceptable alternative financing program, subject to the approval of both the Chula Vista Elementary and Sweetwater High School Districts. 65. Prior to approval of each final map, the developer shall enter into an agreement with the City wherein he agrees to be in compliance with the most current Growth Management Program to the satisfaction of the Director of Planning. 66. The developer shall enter into an agreement with the City wherein he agrees to be in compliance with the most current Transportation Phasing Plan and all subsequent revisions as updated prior to approval of any final map (improvements as projected in the Eastern Territories Development Impact Fee System). 67. Prior to final map approval for any phase or unit thereof, the developer shall enter into an agreement with the City whereby: a. The developer agrees that the City may withhold building permits for any units in the subject subdivision if any one of the following occurs: 1. Regional development threshold limits set by the East Chula Vista Transportation Phasing Plan have been reached. 2. Traffic volumes, level of service, public utilities and/or services exceed the adopted City threshold standards. b. The developer agrees that the City may withhold occupancy permits for any of the phases of development identified in the Public Facilities Financing Plan (PFFP) if the required public facilities, as identified in the PFFP or as amended by the Annual Monitoring Program have not been completed. The developer may propose changes in the timing and sequencing of development and the construction of improvements affected. In such case, the PFFP may be amended as approved by the City Planning Director and Public Works Director. 68. The developer shall agree to not protest the formation of a district for the maintenance of landscaped medians and parkways along streets within and adjacent to the subject property. 69. The developer shall enter into an agreement with the City wherein he holds the City harmless for any liability for erosion, 'siltation or increased flow of drainage resulting from this project. 70. The developer shall enter into an agreement with the City whereby the developer agrees to participate in the monitoring of existing and future sewage flows in the Telegraph Canyon Trunk Sewer and the financing of the preparation of the Basin Plan and, pursuant to any adopted Basin Plan, agree to participate in the financing of improvements set forth therein, in an equitable manner. Said agreement shall be executed by the developer prior to final map approval for any phase or unit proposing to discharge sewage into the Telegraph Canyon Trunk Sewer. 71. The developer shall permit all franchised cable television companies ("Cable Company") equal opportunity to place conduit to and provide cable television service for each lot within the subdivision. The developer shall enter into an agreement with all participating Cable Companies which shall provide, in part, that upon receiving written notice from the City that said Cable Company is in violation of the terms and conditions of the franchise granted to said Cable Company, or any other terms and conditions regulating said Cable Company in the City of Chula Vista, as same may from time to time be amended, developer shall suspend Cable Company's access to said conduit until City otherwise notifies developer. Said agreement shall be approved by the city Attorney prior to final map approval. Fees/Payments 72. The subject property is within the boundaries of Open Space District #20 (Zone 7), Open Space District #10 (Phase II) and Assessment District #87-1. Prior to final map approval or other grant of approval for any phase or unit thereof, the developer shall pay all costs associated with: a) detachment of subject property from Open Space District #10 (Phase II); and b) reapportionment of assessments for Open Space District #20 (Zone 7) and Assessment District #87-1 as a result of subdivision of lands within the project boundary. 73. The developer shall pay: a. Spring Valley Sewer Trunk connection fees ($130/acre) prior to final map approval for any phase or unit thereof contributing flow to the Spring Valley Trunk Sewer. b. Telegraph Canyon drainage fees in accordance with Ordinance 2384. 74. PAD fees shall be waived or modified as provided in the adopted Public Facilities Financing Plan for Rancho del Rey. RCT fees and DIF fees shall be paid in accordance with the applicable regulations. PAD fees shall be guaranteed until such time as the City waives said fees. 75. Prior to approval of the first final map, the developer shall deposit $10,000 with the Department of Public Works for future transit stop shelters within Rancho del Rey. Miscellaneous 76. The boundary of the subdivision shall be tied to the California System - Zone VI (1983). 77. The following statement shall be placed on the Final Map: Please be advised that the City of Chula Vista has to adopted a Growth Management Element and intends to adopt a Transportation Phasing Program as well as other related growth management implementation programs, which may regulate the location and timing of development in the City. The City intends that development of property included in the final map will be subject to the provisions of these programs. Owners listed on this map shall be responsible for providing notification to any purchaser or successor in interest to any portion of this property of the City's intent in this regard. ~. Prior to final map approval for any unit, the developer shall submit a copy of said final map in a digital format such as (DXF) graphic file. This Computer Aided Design (CAD) copy of the final map shall be based on accurate coordinate geometry calculations and shall be submitted on 5 1/2 HD floppy disk prior to recordation of the final map. Code Requirements 79. The developer shall comply with all relevant Federal, State and Local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstrate said compliance as required by the City Engineer. 80. The developer shall comply with all applicable sections of the Chula Vista Municipal Code as they exist at the time of issuance of the building permit. Preparation of the final map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Map Act and the City of Chula Vista Subdivision Ordinances and Subdivision Manual. RESOLUTION NO. PCS-90-02 RESOLUTION OF THE CITY OF CHULAVISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE TENTATIVE SUBDIVISION MAP FOR RANCHO DEL REY SECTIONAL PLANNING AREA (spa) III, CHULA VISTA TRACT 90-02 WHEREAS, a duly verified application for a tentative subdivision map was filed with the Planning Department of the City of Chula Vista on November 8, 1989 by Rancho del Rey Partnership, and WHEREAS, said application requested the subdivision of approximately 405 acres into residential lots, open space areas, a school lot, park and community purpose facility lot, and WHEREAS, the Planning Commission set the time and place for a hearing on said tentative subdivision map application 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 p.m., May 8, 1991, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the project is addressed in the previously certified EIR-89-10, with Statement of Overriding Considerations, and associated Mitigation Monitoring Program for Rancho del rey SPA III. NOW THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as follows: Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Rancho del Rey Sectional Planning Area (SPA) III, Chula Vista Tract no. 90-02, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the CHula Vista General Plan Element as follows: a. Land Use - The project is consistent with the General Plan, E1 Rancho del Rey Specific Plan and the SPA III Plan which designates the property PC - Planned Community, with a variety of land uses and residential densities. b. Circulation - Ail of the on-site and off-site public streets required to serve the subdivision are consistent with the circulation element of Chula Vista General Plan and the circulation proposed within the E1 Rancho del Rey Specific Plan. Those facilities will either be constructed or in-lieu fees paid in accordance with the Rancho del Rey SPA III Public Facilities Financing Plan. c. Housing A low and moderate housing program with an established goal of 5% low and 5% moderate will be implemented subject to the approval of the City's Housing Coordinator. Computation of the satisfaction of this condition will include the entire E1 Rancho del Rey Specific Planning Area. d. Conservation and Open Space - The project provides 148.3 acres of open space, 36% of the total 404.9 acres. Grading has been limited on hillsides and grading plan approval will require the revegetation of slopes in natural vegetation. Approval of EIR- 89-10 included the adoption of a mitigation monitoring program outlining the mitigation measures required for project impacts on geology, soils, biology, air, water, cultural resources, land form, transportation and utility sources. e. Parks and Recreation - The project will be responsible for the improvement of the 10 acre net neighborhood park and payment of PAD fees or additional improvements as approved by the Director Parks and Recreation. In addition, a trail system will be implemented through the south leg of Rice Canyon, connecting with other open space areas. f. Seismic Safety - The Rancho del Rey site is crossed by the LaNacion Fault Zone which has one prominent fault, running north to south, with other potential traces. The mitigation monitoring program adopted with EIR-89-10 provides for measures to be taken to mitigate the impacts of development in association with the fault zone. g. Safety - The site will be within the threshold response times for fire and police services. The project will increase the need for additional personnel, however, the City is planning to meet that need with additional revenues provided by this project. h. Public Facilities Element - This project is obligated in the conditions of approval to provide all on-site and off-site facilities necessary to serve this project. In addition to that, there are other regional facilities which this project ( together with SPAs I and II) is contributing to, including a public library site, fire station site, and fire training facility site. The subdivision is also contributing to the Otay Water District's improvement requirements to provide terminal water storage for this project as well as other major projects in the eastern territories. h. Noise - The units will be required to meet the standards of the UBC with regard to acceptable interior noise levels. i. Scenic Highway - The project does not affect this element of the General Plan. j. Bicycle Routes - Bicycle paths are provided along Telegraph Canyon Road, East "H" Street and Paseo Ranchero Road as shown in the Circulation Element. k. Public Buildings - No public buildings are planned for the site. The project shall be subject to RCT and DIF fees. 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. The development will provide for a variety of housing types from single family detached homes to attached single family and senior housing. In addition, the addressment to providing a percentage of low and moderate priced housing is in keeping with regional goals. 5. The configuration, orientation and topography of the site partially allows for the optimum siting of lots for passive or natural heating and cooling opportunities. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council approve the tentative subdivision map for Rancho del Rey SPA III, Chula Vista Tract 90-02 subject to the following conditions: MAY ~1-1991 12:59 FROM ESTRADA LAND PLANNING TO 691S171 P.05 General/~reliminarv 1. .The Public Facilities F%nancing Plan sh~ll he followed with improvements installed in accordance with said ~ian or as require~ to meet threshold standards adppted by t-he City of Chula Vista. In addition, the sequence In which improvements are constructed shall correspond to any future East Chula Vista Transportation Phasing Plan adopted by the City. The city Engineer and Planning Director may at their discretion, modify the e~quence of improvement construction should conditions change to warrant such a revision. All mitigation necessary to avoid significant effects itemized in the Mitigation Monitoring Program for Environmental Impact Repor~ EIR-89-10 as repuired prior to Final Map approval, are hereby incorporated as conditions of approval. The Director of Planning may modify the sequence of mitigation at hie discretion should changes warrant such a revision. The developer shall comply with the Community Purpose Facility Ordinance to the satisfaction of the Planning Director. The areas proposed to show compliance with said ordinance shall be provided prior to approval of ~he first final map. Areas of consideration for qualification may be within the areas of SPAs I, II or III or be owned by the applicant in the 4. Prior to final map approval fo~ Phase. 1! a Precise Plan shall be approved by th~ City ~ouncll detailing the development cf the Specialty Housing pro]eot. The precise plan shall include but ~e not llmlted, to~ detailing the density of the various portions of the pro)eot; identifying the amount of recreational and open space facilities; detailing the financial arrangements available to proposed tenants; identifying the age limits and any income requirements of tenants; and showing the percent of the project for sale or rent. 5. Prior to approval of the first final map, the developer shall show compliance with the approved Water conservation plan for Rancho del Ray SPA III and shall show compliance with a zero net in~rease in wate~ use for all areas of the subdivision exceptlpg the following:' As the developer should not be responsible for a zero net increase in water used by students attending the proposed Junior High School from other developments, the developer shall be responsible for a zero net increase in water use within the school site in direct proportion to the percentage of ~tudents attending from said project which is to be determined to the satisfaction of the Planning Director. 6. Prior to approval of the first final map, the developer shall show compliance with the approved Air Quality Plan for Rancho del Ray SPA III. Streets, Rights-of-Way and Improvement8 7. Prior to any final map approval for Phase 2 or · or any unit thereof, the developer shall obtain all necessary right-of- TOTAL P. 0~ way for the construction of the unimproved off site portion of East "J" Street west of Paseo Ladera, from River Ash Drive to RedOak Place. 8. The developer shall construct the unimproved off site portion of East "J" Street west of Paseo Ladera, from River Ash Drive to Red Oak Place, to a Class II Collector Standard, except that the 5 foot sidewalk may be asphalt concrete instead of portland cement concrete. The construction of these improvements shall be guaranteed prior to final map approval for Phases 2 or 3 or any unit thereof. The subdivider may request the formation of a reimbursement district for these off-site improvements in accordance with section 15.50 of the Municipal Code. 9. The developer shall request the vacation of that portion of Paseo Marquerita as necessary to accomplish the design as shown on the tentative map. Said vacation shall be accomplished prior to the approval of the final map for Phase 2, Unit 3. 10. The off site portion of East "J" Street adjacent to Buena Vista Way shall be granted in fee to the city for Open Space, public utilities and other public uses. The grant of this property shall be completed prior to approval of a final map for Phase 3, Unit 3. The developer shall enter into an agreement to not oppose the inclusion of this property in Open Space District # 20 (Zone 7) prior to approval of any final map for Rancho del Rey SPA III. The developer shall be responsible for the costs associated with annexing this property to Open Space District # 20. 11. The developer shall be responsible for the construction of off site improvements at the westerly end of Paseo del Norte in the Casa del Rey subdivision. The construction of these improvements shall be guaranteed prior to approval of the final map for Phase 2, Unit 2. A cash deposit was previously deposited with the City to pay the cost of this work. The amount deposited is available to the developer for construction of these improvements. 12. Prior to final map approval for Phase 1, the developer shall dedicate additional right-of-way along the frontage of the property on East "H" Street to provide a 20 foot parkway (existing curbline to property line). 13. The developer shall be responsible for construction of a sidewalk and a recreational pathway along the entire frontage of subject property on East "H" Street from Paseo Ranchero westerly to Paseo del Rey to the satisfaction of the City Engineer, Director of Planning and the Director of Parks and Recreation. The construction of these improvements shall be guaranteed prior to final map approval for Phase 1. 14. The developer shall be responsible for construction of an expanded 8 to 10 foot wide sidewalk/recreational pathway along the western side of Paseo Ranchero, to connect the trail systems in the south leg of Rice Canyon and in the Telegraph Canyon Road open space area. These improvements shall be installed in conjunction with the construction phases of Paseo Ranchero specified in the Public Facilities Financing Plan. 15. The developer shall be responsible for the construction of wider sidewalks at transit stops, subject to the approval of the City Engineer. 16. The final design of Paseo Ranchero shall include eight foot wide landscape easement buffers as required by the Street Design Standards or be adjoined by an open space lot at least eight feet wide with slopes no greater than 5:1, except in the following areas where the final design shall be subject to the approval of the Planning Director, Landscape Architect and City Engineer: a. Adjacent to the lots fronting on Cabo Calabazo, Calle Candelero and Punto Miraleste where a special slope and retaining wall design will be implemented; b. Along the Junior High School site; c. Along the existing Ladera Villas and Mission Verde subdivisions where existing conditions shall remain; and d. Adjacent to the out-parcel owned by the Chula Vista School District. 17. The final design of East "J" Street shall include 5.5 foot wide landscape easement buffers as required by the Street Design Standards or be adjoined by an open space lot at least 5.5 feet wide with 5:1 maximum side slopes, except in the following locations where the final design shall be subject to the approval of the Planning Director, Landscape Architect and City Engineer: a. Along the park site; b. Along the two corner lots at the intersection of East "J" Street and Camlno Miel (lots 82 and 97 of Phase 2, Unit 1) and the southeast corner lot of East "J" Street and Cabo Capote (lot 85 of Phase 2, Unit 2); c. Adjacent to the out-parcel owned by the Chula Vista School District; and d. Along the existing Bel Aire Ridge subdivision where existing conditions shall remain. 18. Ail retaining walls which interface with the public street system shall be constructed to match the E1 Rancho del Rey exterior wall standards. 19. The developer shall be responsible for construction of full street improvements for all public and private streets shown on the Tentative Map within the subdivision boundary; and for the construction of off-site improvements to construct Paseo Ranchero, East "J" Street and Paseo Ladera as shown on the Tentative Map, to the satisfaction of the City Engineer. Said improvements shall include, but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and sidewalk, sewer and water utilities, drainage facilities, street lights, signs, fire hydrants and transitions to existing improvements. Street intersection spacing as shown on the tentative map is hereby approved. 20. All the streets shown on the Tentative Map within the subdivision boundary, except private streets, shall be dedicated for public use. Design of said streets shall meet all City standards for public streets. 21. All streets within the multi-family developments shall meet the City standards for private streets unless otherwise approved by the City Engineer. Detailed horizontal and vertical alignment of the centerline of said streets shall be reflected on the improvement plans for said developments. Lots requiring future design review shall have driveway locations approved by the City Engineer. 22. A temporary turnaround conforming to City standards shall be provided at the end of streets having a length greater than 150 feet, measured from the center line of the nearest intersecting street to the center of the cul-de-sac, except as approved by the City Engineer. 23. Cul-de-sacs and knuckles shall be designed and built in accordance with City standards unless otherwise approved by the City Engineer. Lot Confiauration 24. Frontage on all lots shall be a minimum of 35 feet at the right-of-way line except as approved by the City Engineer. This condition does not apply to flag lots, as defined in the Municipal Code. 25. Lot lines shall be located at the top of slopes except as approved by the City Engineer. When adjacent to open space lots, property lines shall be located a minimum 2.5 feet from the top of slope. 26. The preparation of final maps and plans for the locations listed below shall be carried out in accordance with the following criteria unless otherwise approved by the City Engineer and Director of Planning: a. Provide a minimum 50 feet from the corner of Paseo Ranchero and East "J" Street to lots 6 and 7, Phase 3, Unit 2, to provide additional buffer and transition area at the corner. b. Provide a pedestrian throughway between lots 130 and 131, Phase 3, Unit 2, from Camino Calabazo to east "J" Street across from the school and park sites. c. Lot 128 of Phase 2, Unit 1, shall be widened to a minimum 50 foot width to accommodate a combined slope and maximum 5 foot retaining wall. This is to avoid a "tunnel" effect created at side lot lines. d. Lots 3 and 5, Phase 2, Unit 3 shall utilize maximum 5 foot high retaining walls, and/or a combination of retaining walls and crib walls. e. Provide a different name for each of the portions of Palazzo Court located to the east and west of East "J" Street and the portions of Dorado Way located to the east and west of Camino Miel. Street Trees/Open Space 27. The developer shall grant to the City street tree planting and maintenance easements along all public streets as shown on the Tentative Map. The width of said easements shall be as outlined in the City's Street Design Standards Policy. 28. The developer shall be responsible for street trees in accordance with Section 18.28.10 of the Chula vista Municipal Code. The use of cones shall be included where necessary to reduce the impact of root systems disrupting adjacent sidewalks and rights-of-way. 29. All open space lots adjacent to public rights-of-way shall maintain a width so as to provide 10 feet of landscaping treatment behind the back of sidewalk. 30. Maintenance of all facilities and improvements within open space areas covered by home owners associations shall be covered by CC&Rs to be submitted and approved by the Planning Department prior to approval of the associated final map. 31. Prior to the approval of any final map, the developer shall request in writing that maintenance of all facilities and improvements within the open space area associated with such map shall be the responsibility of the Rancho del Rey Open Space Maintenance District. 32. Prior to approval of the first final map, a comprehensive landscape plan shall be submitted for review and approval of the City Landscape Architect and Director of Parks and Recreation. Prior to approval of each final map, comprehensive, detailed landscape and irrigation plans, erosion control plans and detailed water management guidelines for all landscape irrigation shall be submitted in accordance with the Chula Vista Landscape Manual for the associated landscaping in that final map. These detailed landscape and irrigation plans shall be for the review and approval of the City Landscape Architect and Director of Parks and Recreation. The landscaping format within the project shall be to emphasize native, drought tolerant plant material. Exceptions can be made for areas where reclaimed water is exclusively used. The comprehensive landscape plans shall address: a. Slope enhancement and landscape treatment for the slope in Open Space Lot A, Phase 3, Unit 3, beneath the Junior High School lot. The plan shall address and provide for mature size plant material, boulder work and/or buttress work on the slope. b. A naturalized revegetation program for areas of grading in open space lots, which may include temporary irrigation. c. The disturbed "native" areas within Telegraph Canyon Road open space corridor. This area shall include tree groupings or tree groves. These plantings shall be treated as random plantings and shall be identified in at least six areas along the corridor with each location providing plantings of 50 to 100 trees. The exact number of trees and locations are to be approved by the Planning Department and Department of Parks and Recreation. The intent of these grove areas is to provide a consistency with existing grove areas in the open space corridor west of the Rancho del Rey SPA III area. 33. Prior to approval of the first final map, details showing the location and design of the trail system and a sign program shall be submitted to and approved by the Directors of Planning and Parks and Recreation. The trail system in the open space lots shall be a minimum 6 feet wide within an 8 foot horizontal clear space and a 10 foot vertical clear space. The associated sign program shall identify the trail network in the open space areas and connecting along Paseo Ranchero, to the satisfaction of the Directors of Planning and Parks and Recreation. 34. Prior final map approval for Phase 3, Unit 3 and Phase 4, Unit 2 as shown on the Tentative Map, cross sections shall be submitted to and approved by the Director of Planning and City Engineer illustrating the interface where the trail is located adjacent to the drainage ditch along Telegraph Canyon Road. The fencing of the drainage channel shall be aesthetically pleasing incorporating the use of plantings, equestrian type fencing and vinyl clad fencing. These cross sections and decorative fencing program may be included with the comprehensive landscape plan. Fence gates shall be provided at locations approved by the City Engineer to allow maintenance of the drainage channel. Parks 35. The developer shall be obligated for 12.5 acres of parkland as described in the approved SPA Plan, including land, and/or fees, and/or additional improvements, in accordance with the Parkland Dedication Ordinance. The actual final acreage will relate to the number of units approved with the final maps. 36. The park located in Phase 3, Unit 4 shall be a minim~ l0 net useable acres. Design and development of the park shall be subject to the approval of the City's Director of Parks and Recreation and shall conform with the master plan as adopted by the city Council. 37. An adequate buffer and separation of 50 feet shall be provided between the residential lots at the eastern end of Palazzo Court and the existing park facilities, to the satisfaction of the Director of Parks and Recreation. Solution may include but is not limited to relocating an existing tennis court or lot redesign. 38. A minimum 20 foot wide access corridor shall be maintained at the end of Paseo Palazzo where the cul-de-sac abuts the existing park. Said area shall be made part of the park. Detail and design of the access shall be submitted to and approved by the Departments of Planning and Parks and Recreation prior to final map approval for Phase 3, Unit 1. Gradina/Drainaae 39. An erosion and sedimentation control plan shall be prepared as part of the grading plans. 40. Specific methods of handling storm drainage are subject to detailed approval by the City Engineer at the time of submission of improvement and grading plans. Design shall be accomplished on the basis of the requirements of the Subdivision Manual and the Grading Ordinance (No. 1797 as amended). The developer shall submit calculations to demonstrate compliance with all drainage requirements of the Subdivision Manual. 41. Grading proposals shall be reviewed and approved by the City Engineer and Director of Planning for consideration of balanced cut and fill, utilization of appropriate soil types, effective landscaping and revegetation where applicable. Grading shall occur in separate phases unless a single phase operation is approved with the grading plan. 42. A letter of permission for grading shall be obtained from SDG&E prior to any grading within or adjacent to an SDG&E easement or which would affect access thereto. 43. The developer shall make a reasonable effort to obtain permission.to grade the slopes along Buena Vista Way at the former intersection of East "J" Street. If permission to grade said slope is not reasonably attainable as determined by the City Engineer, the regrading of these slopes shall not be required. The provisions of this condition shall be complied with prior to approval of the final map for Phase 3, Unit 3. 44. Prior to approval of any final map for 'single family residential use, the developer shall submit a list of proposed lots indicating whether the structure will be located on fill, cut or a transition between two situations. 45. Lots shall be so graded as to drain to the street or an approved drainage system. Drainage shall not be permitted to flow over slopes. Lots 71, 72 and 89 of Phase 2 Unit 1 shall be designed so that there will be no negative grading or drainage impacts to the adjacent off-site properties. 46. Graded access shall be provided to all public storm drain structures including inlet and outlet structures. Paved access shall be provided to drainage structures located in the rear yard of any residential lot or as approved by the City Engineer. 47. The use of boulders in minor drainage basins and energy dissipators in the canyon and open space areas in the manner approved by the City Engineer and Planning Director, is encouraged to allow water to be captured and to allow trees to grow naturally. Sewer 48. The developer shall be responsible for performing sewage flow metering 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 at 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. The developer shall enter into an agreement with the City prior to first final map approval providing for all items indicated above. 49. An improved access road with ~ minimum width of 12 feet shall be provided to all sanitary sewer manholes. The roadway shall be designed for an H-20 wheel load or other loading as approved by the City Engineer. 50. The developer shall obtain permission from the City to deposit sewage in a foreign basin. The developer shall enter into an agreement with the City relative to the diversion of sewage prior to final map approval for any phase or unit thereof proposing said diversion. 51. The developer shall be responsible for the removal of the existing sewer pump stations (Mission Verde and Candlewood). Prior to approval of any final map entailing said removal, the owner and the City shall enter into an agreement to establish the scope of work and the amount to be reimbursed by the City to the subdivider for performing said work. The developer may also request the formation of a special sewer service area to provide for the cost of connection of the area currently being served by the Candlewood pump station to the permanent gravity sewer system. Unless otherwise approved by the city Engineer, the scope of work at both sites shall be limited to the removal and disposal of equipment, grading, landscaping and construction of new sewerlines and manholes required for connection to the proposed Rancho del Rey sewer system. Any upsizing of Rancho del Rey Sewer lines due solely to the flow generated by the Mission Verde and Candlewood areas shall also be included. Reclaimed Water 52. Prior to approval of the associated final map, the developer shall provide on-site infrastructure to accept and to use reclaimed water when it is available, along Paseo Ranchero from Telegraph Canyon Road to East "H" Street and along East ,,J,, street from Paseo Ranchero to the park site, per the adopted Public Facilities Financing Plan. 53. Any costs incurred from retrofitting the reclaimed water system, when reclaimed water becomes available, shall be paid by the developer. Monies for this shall be held by the City, through a deposit set up by the developer. The amount shall be determined by the developer, approved by the City and in place prior to approval of each associated final map. Fire 54. Fire hydrants will be required per the Fire Department standards. Hydrant spacing is 500 feet for single family and 300 feet for multi-family dwellings. 55. Maximum hydrant pressure shall not exceed 150 psi. 56. Fire hydrants and roadway access (paved) shall be installed, tested and operational prior to any combustible materials placed on-site. Aareements/Covenants 57. Prior to final map approval for Phase 1, Unit 1, the developer shall enter into an agreement with the City to guarantee the development of the parcel specifically for senior housing. 58. Prior to the approval of the first final map, the developer shall enter into an agreement to provide a right turn lane at the intersection of Paseo del Rey and East "H" Street, to the satisfaction of the city Engineer, should threshold standards for this intersection be exceeded. 59. Prior to approval of the first final map, the developer shall enter into an agreement with the city to provide funding for the construction of parking spaces in a future park-n-ride faqilty to be located near the intersection of East "H" Street and Paseo Ranchero. 60. Prior to approval of each final map, copies of proposed CC&Rs for the subdivision shall be submitted to and approved by the City Planning Department. 61. Prior to approval of the first final map, the developer shall enter into an agreement with the City to provide low income housing as defined by and subject to the approval of the City's Housing Coordinator. Computation of the satisfaction of this condition shall include the entire E1 Rancho del Rey Specific Plan area. 62. Prior to the approval of any map for the subject subdivision or any unit thereof, the developer shall obtain all off-site right-of-way necessary for the installation of required improvements for that unit. The developer shall also provide easements for all on-site and off-site public storm drains, sewers and other public utilities prior to recordation of the final map. Easements shall be a minimum width of 6 feet greater than pipe size, but in no case less than 10 feet. 63. The developer shall notify the city at least 60 days prior to consideration of the final map by City if off-site right-of- way cannot be obtained as required by the Conditions of approval. (Only off-site right-of-way or easements affected by Section 66462.5 of the Subdivision Map Act are covered by this condition. After said notification, the developer shall: a. Pay the full cost of acquiring off-site right-of-way or easements required by the Conditions of Approval of the tentative Map. b. Deposit with the City the estimated cost of acquiring said right-of-way or easements. Said estimate to be approved by the City Engineer. c. Have all easements and/or right-of-way documents and plats prepared and appraisals complete which are necessary to commence condemnation proceedings. d. If the developer so requests, the City may use its powers to acquire right-of-way, easements or licenses needed for off-site improvements or work related to the Tentative Map. The developers shall p~y all costs, both direct and indirect incurred in said acquisition. The requirements of a, b, and c above shall be accomplished prior to the approval of the Final Map. All off-site requirements which fall under the purview of Section 66462.5 of the State Subdivision Map Act will be waived in accordance with that section of the Act if the City does not comply with the 120 day limitation specified in that. section. 64. Prior to approval of each final map, the developer shall enter into an agreement with the City to include the subdivisions in the Mello-Roos public facilities district or an acceptable alternative financing program, subject to the approval of both the Chula Vista Elementary and Sweetwater High School Districts. 65. Prior to approval of each final map, the developer shall enter into an agreement with the City wherein he agrees to be in compliance with the most current Growth Management Program to the satisfaction of the Director of Planning. 66. The developer shall enter into an agreement with the City wherein he agrees to be in compliance with the most current Transportation Phasing Plan and all subsequent revisions as updated prior to approval of any final map (improvements as projected in the Eastern Territories Development Impact Fee System). 67. Prior to final map approval for any phase or unit thereof, the developer shall enter into an agreement with the City whereby: a. The developer agrees that the City may withhold building permits for any units in the subject subdivision if any one of the following occurs: 1. Regional development threshold limits set by the East Chula Vista Transportation Phasing Plan have been reached. 2. Traffic volumes, level of service, public utilities and/or services exceed the adopted City threshold standards. b. The developer agrees that the City may withhold occupancy permits for any of the phases of development identified in the Public Facilities Financing Plan (PFFP) if the required public facilities, as identified in the PFFP or as amended by the Annual Monitoring Program have not been completed. The developer may propose changes in the timing and sequencing of development and the construction of improvements affected. In such case, the PFFP may be amended as approved by the City Planning Director and Public Works Director. 68. The developer shall agree to not protest the formation of a district for the maintenance of landscaped medians and parkways along streets within and adjacent to the subject property. 69. The developer shall enter into an agreement with the City wherein he holds the City harmless for any liability for erosion, siltation or increased flow of drainage resulting from this project. 70. The developer shall enter into an agreement with the City whereby the developer agrees to participate in the monitoring of existing and future sewage flows in the Telegraph Canyon Trunk Sewer and the financing of the preparation of the Basin Plan and, pursuant to any adopted Basin Plan, agree to participate in the financing of improvements set forth therein, in an equitable manner. Said agreement shall be executed by the developer prior to final map approval for any phase or unit proposing to discharge sewage into the Telegraph Canyon Trunk Sewer. 71. The developer shall permit all franchised cable television companies ("Cable Company") equal opportunity to place conduit to and provide cable television service for each lot within the subdivision. The developer shall enter into an agreement with all participating Cable Companies which shall provide, in part, that upon receiving written notice from the City that said Cable Company is in violation of the terms and conditions of the franchise granted to said Cable Company, or any other terms and conditions regulating said Cable Company in the City of Chula Vista, as same may from time to time be amended, developer shall suspend Cable Company's access to said conduit until city otherwise notifies developer. Said agreement shall be approved by the city Attorney prior to final map approval. Fees/Payments 72. The subject property is within the boundaries of Open Space District #20 (Zone 7), Open Space District #10 (Phase II) and Assessment District #87-1. Prior to final map approval or other grant of approval for any phase or unit thereof, the developer shall pay all costs associated with: a) detachment of subject property from Open Space District #10 (Phase II); and b) reapportionment of assessments for Open Space District #20 (Zone 7) and Assessment District #87-1 as a result of subdivision of lands within the project boundary. 73. The developer shall pay: a. Spring Valley Sewer Trunk connection fees ($130/acre) prior to final map approval for any phase or unit thereof contributing flow to the Spring Valley Trunk Sewer. b. Telegraph Canyon drainage fees in accordance with Ordinance 2384. 74. PAD fees shall be waived or modified as provided in the adopted Public Facilities Financing Plan for Rancho del Rey. RCT fees and DIF fees shall be paid in accordance with the applicable regulations. PAD fees shall be guaranteed until such time as the City waives said fees. 75. Prior to approval of the first final map, the developer shall deposit $10,000 with the Department of Public Works for future transit stop shelters within Rancho del Rey. Miscellaneous 76. The boundary of the subdivision shall be tied to the California System - Zone VI (1983). 77. The following statement shall be placed on the Final Map: Please be advised that the City of Chula Vista has to adopted a Growth Management Element and intends to adopt a Transportation Phasing Program as well as other related growth management implementation programs, which may regulate the location and timing of development in the City. The City intends that development of property included in the final map will be subject to the provisions of these programs. Owners listed on this map shall be responsible for providing notification to any purchaser or successor in interest to any portion of this property of the City's intent in this regard. '78. Prior to final map approval for any unit, the developer shall submit a copy of said final map in a digital format such as (DXF) graphic file. This Computer Aided Design (CAD) copy of the final map shall be based on accurate coordinate geometry calculations and shall be submitted on 5 1/2 HD floppy disk prior to recordation of the final map. Code Requirements 79. The developer shall comply with all relevant Federal, State and Local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstrate said compliance as required by the City Engineer. '8~. The developer shall comply with all applicable sections of the Chula Vista Municipal Code as they exist at the time of issuance of the building permit. Preparation of the final map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Map Act and the city of Chula Vista Subdivision Ordinances and Subdivision Manual. That a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 8th day of May, 1991, by the following vote, to- wit: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser Horton ATTEST: Nancy Ripley, Secretary RESOLUTION NO. PCM-90-6 (a) RESOLUTION OF THE CITY OF CHULAVISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE WATER CONSERVATION PLAN FOR RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) III WHEREAS, a duly yerified Water Conservation Plan was filed with the Planning Department of the City of Chula Vista on January 8, 1991 by Rancho del Rey Partnership, and WHEREAS, said Plan reviewed the proposed water usage of the project and conservation measures to mitigate the water use impacts associated with the development, and WHEREAS, the Planning Commission set the time and place for a hearing on associated tentative subdivision map (PCS-90-02) 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 p.m., May 8, 1991, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the Water Conservation Plan is exempt from CEQA pursuant to Section 15262 of the State CEQA Guidelines. NOW THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as follows: 1. The Water Conservation Plan as submitted is in compliance with the requirements of the Growth Management Program adopted April 23, 1991; and 2. The Water Conservation Plan as submitted is in compliance with Ordinance 2248, the Growth Management Implementation Ordinance adopted April 23, 1991. BE IT FURTHERRESOLVED THAT THE PLANNING COMMISSION recommends that the City Council approve the Water Conservation plan for Rancho del Rey SPA III. That a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 8th day of May, 1991, by the following vote, to- wit: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser Horton ATTEST: Nancy Ripley, Secretary RESOLUTION NO. PCM-90-6 (b) RESOLUTION OF THE CITY OF CHULAVISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE AIR QUALITY IMPROVEMENT PLAN FOR RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) III WHEREAS, a duly verified Air Quality Improvement Plan was filed with the Planning Department of the City of Chula Vista on January 28, 1991 by Rancho del Rey Partnership, and WHEREAS, said Plan reviewed the impacts to air quality anticipated by the project and measures to mitigate the impacts associated with the development, and WHEREAS, the Planning Commission set the time and place for a hearing on associated tentative subdivision map (PCS-90-02) 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 p.m., May 8, 1991, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the Air Quality Improvement Plan is exempt from CEQA pursuant to Section 15262 of the State CEQA Guidelines. NOW THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as follows: 1. The Air Quality Improvement Plan as submitted is in compliance with the requirements of the Growth Management Program adopted April 23, 1991; and 2. The Air Quality Improvement Plan as submitted is in compliance with Ordinance 2248, the Growth Management Implementation Ordinance adopted April 23, 1991. BE IT FURTHERRESOLVED THAT THE PLANNING COMMISSION recommends that the City Council approve the Air Quality Improvement Plan for Rancho del Rey SPA III. That a copy of this resolution be transmitted to the owners of the property and the city Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 8th day of May, 1991, by the following vote, to- wit: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser Horton ATTEST: Nancy Ripley, Secretary RESOLUTION NO. PCM-90-6 (c) RESOLUTION OF THE CITY OF CHULAVISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE DESIGN GUIDELINES FOR RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) III WHEREAS, a duly verified application for a Sectional Planning Area Plan including Design Guidelines was filed with the Planning Department of the City of Chula Vista by Rancho del Rey Partnership, and WHEREAS, said Design Guidelines constitute a manual to guide the design of site plans, architecture, and landscape architecture within Sectional Planning Area III (SPA III) of the Rancho del Rey Planned Community, and W~uf~F~%S, the Planning Commission set the time and place for a hearing on said Design Guidelines 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 WR~au~AS, the hearing was held at the time and place as advertised, namely 7:00 p.m., May 8, 1991, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the Design Guidelines are not a project under CEQA. NOW THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as follows: 1. The Design Guidelines for Rancho del Rey SPA III are in conformance with the E1 Rancho del Rey Specific Plan and the Chula Vista General Plan; and 2. The Design Guidelines for Rancho del Rey SPA III will promote the orderly development of the involved sectional planning area and ensure a consistent quality of development in keeping with the fundamental concepts established for the approved SPA. BE IT FURTHERRESOLVED THAT THE~PLANNING COMMISSION recommends that the City Council approve the Design Guidelines for Rancho del Rey SPA III. That a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 8th day of May, 1991, by the following vote, to- wit: AYES: NOES: ABSENT: ABSTENTIONS: Shirley Grasser Horton ATTEST: Nancy Ripley, Secretary CITY OF CHULA VISTA DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING ~COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financial interest in the application. McMillin Communities, Inc. Home Capital Corporation List the names of all persons having any ownership interest in the property involved. ~kzMillin Cc~m3nities, Inc. {privately Hcxne Capital CDrporation, a wholly-owned held corporation) subsidi~z-y of Hcx~e Federal Savings and Mc3CillinFaraily Trust - 40% cool, oration listed ontheSPZSE. ~ar~ D. M~t±±ln - ZU~, ~cott M. ~c~il±J_n - 2u~, Lau~ie A. Ray - 20% 2. If any person identified pursuant to il) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. see # 1 above. 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No x If yes, please indicate person(s) Person is defined as: "Any individual, firm, copartnership, joint venture, association, club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." · R~NC~O D~ P~ D.aJ~fI'NE~}~P BY (NOT[: Attach additional pages as necessary.; Mc~ll~n~niti~s,~n~, Mar~gin~ Partner Signature/of applicant/date Virgil E. Elliott WPC 070lP Senior Vice President August 9, 1989 A-llO F'rint or type name of applicant P~NCHO DEL REY SPA II i~ND SPA III WATER CONSERVATION PLAN SUBMITTAL DRAFT January 8, 1991 Revision #1 (02/08/91) Revision $2 (03/25/91) 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 Paqe I. EXECUTIVE SUMMARY ................................. 1 II. INTRODUCTION ...................................... 4 A. Purpose B. Planning Context C. Goals D. Approach E. Roles and Responsibilities III. WATER SERVICE AND SUPPLY .......................... 11 A. Water Sources/Agencies B. Rancho del Rey SPA II and SPA III Project Facilities IV. WATER CONSUMPTION ................................. 19 A. Historical Water Use B. Water Use in Rancho del Rey SPA II and SPA III V. WATER CONSERVATION MEASURES ....................... 22 A. Available On-Site Conservation Measures B. Conservation Measures Implemented in Rancho del Rey SPA II and SPA III C. Projected Water Savings D. Off-Site Conservation Measures VI. IMPLEMENTATION/MONITORING ......................... 33 VII. REFERENCES ........................................ 34 APPENDIX - Landscape Water Conservation Outline ........ A-1 (partial) i I. Executive Summary The purpose of this Water Conservation Plan for the Rancho del Rey SPA III project is to respond to the Growth Management Policies of the City of Chula Vista. The water conservation measures presented in this plan are intended to respond to the long term need to conserve water in new development; more stringent short-term, emergency measures (e.g., water rationing, new meter moratorium, etc.) responding to drought or water crisis situations are not included. This plan is intended to be implemented over the life of the project and to establish standards which will be acceptable to future project residents regardless of water availability. As detailed in the report, numerous features have been included in the project and commitments made by the Master Developer to minimize the use of water during the construction and habitation of the Rancho del Rey SPA II and SPA III projects. The estimated water consumption statistics, with and without conservation measures are outlined in the table below. Table 1-1 Rancho del Rey SPA II and SPA III Water Consumption/Conservation Summary Water Consumption Percent w/o Conserv. w/ Conserv. Savinqs Residential SPA II 0.22 MGD* 0.13 MGD 39% Residential SPA III 0.42 MGD 0.24 MGD 44% School/Park/Landscape! 0.10 MGD 0.03 MGD 70% TOTALS 0.74 MGD 0.40 MGD 46% Averages2 Per capita 140 gal/day 89 gal/day 37% Per dwelling unit 378 gal/day 240 gal/day 37% *MGD=million gallons/day 1Savings based on using reclaimed water for irrigation. 2Does not include reclaimed water savings. (03/25/91) 1 The water savings summarized above reflect the implementation of several water conservation measures essentially within the project boundary. These measures are summarized in Table 1-2. In addition, the project is committed to fully participate in any off- site mitigation program adopted by the City. Such a program would be designed to require new development to off-set all or a portion of their new water demand by funding or providing water conserva- tion improvements in older developed areas where efficient plumbing fixtures or irrigation systems were not installed. Fees collected could also be spent on studying or acquiring new or improved sources of water (e.g., expanded water reclamation, desalination, etc.). Although such a program does not exist at the current time, considerable work is being completed by several agencies including the CWA, local water districts, and the city to formulate such a plan and adoption of a region-wide program is anticipated. The primary agency responsible for ensuring compliance with this plan is the city of Chula Vista. Requirements for compliance will be enforced through tentative map conditions and/or development agreement provisions, or other appropriate agreements. The previously approved Mitigation Monitoring Program adopted with approval of the Rancho del Rey SPA III Plan will be expanded to monitor compliance with the provisions of this Water Conservation Plan. Various departments will review and approve plans for development of these projects. In the course of that review, plans will be checked for compliance with the provisions of this plan. The Otay Water District will also have a direct role as the water provider, both potable and reclaimed, to these developments. Implementation of reclaimed water use on publicly owned property will be the responsibility of the City (for park and open space areas) and the Sweetwater Union High School District (for the junior high school site in SPA III). (03/25/91) 2 Table 1-2 Rancho del Rey SPA II and SPA III Water Conservation Measures On-Site Measures Fixtures/Devices Ultra-low Flow Toilet Ultra-low Flow Shower Head Faucet Aerator Hot Water Pipe Insulation Pressure Reducing Valves Water Efficient Dishwasher Water Efficient Clothes Washer (advise/assist) Outdoors/Landscaping Efficient Builder Installed Irrigation Low Water Use Builder Installed Landscaping Installation of Reclaimed Water Mains Water Conserving Practices during Grading/Construction Public Education/Awareness Program Homebuyer Information Packets Water Conservation Coordinator Public Information seminars Off-Site Measures Full participation in a City approved water conservation/ mitigation program designed to off-set additional water demand associated with new construction through the retro-fit of older, less efficient water fixtures off-site and/or funding for new supplies or sources of water. (03/25/91) 3 II. Introduction A. Purpose The purpose of this Water Conservation Plan for the Rancho del Rey SPA II and SPA III projects is to respond to the Growth Management Policies of the city of Chula Vista. As described below, these policies are the culmination of a long term, comprehensive planning process. In addition, one of the conditions of approval of the SPA III Plan is the preparation and approval of a Water Conservation Plan which mitigates water supply impacts to an insignificant level, as determined by the City Council, prior to the approval of the tentative map for SPA III. Approval of this plan will fulfill that SPA Plan requirement. The City of Chula vista has looked comprehensively at issues dealing with development and the additional impacts it places on public facilities and services. The approval of the Threshold Ordinance and the General Plan update were the first steps in the overall process of addressing growth related issues. The second step in this process was the development and adoption of the Growth Management Element which set the stage for the creation of the Growth Management Program. The Growth Management Program is the final component in the City's effort to create a comprehensive system to manage future growth. This program implements the Growth Management Element of the General Plan and establishes an orderly process to carry out the development policies of the City. It directs and coordinates future growth patterns and rates to guarantee the timely provision of public facilities and services. The primary area of focus of the Growth Management Program is east of 1-805 where most of the remaining vacant land is located, including the project site. B. Planning Context The planning context for this water conservation plan ranges from state-wide and regional considerations to local, site specific requirements. SANDAG'S draft Quality of Life Standards and Objectives, prepared by the Regional Growth Management Technical Committee, consist of eight factors including air quality and water, sewage disposal, sensitive lands protection, solid waste management, toxic and hazardous waste management, transportation system management, and housing. These regional standards and objectives are based on State and Federal law and at a minimum, must be carried out on a regional level by agencies such as APCD, Regional Water Quality Control Board, County Water Authority, etc. The strategies to be included in the Regional Growth Management (03/25/91) 4 Strategy are of necessity long term in nature and will involve every city and special district in this county. At the local level, cities and special districts must carry out their fair-share responsibilities within a day-to-day decision making framework to ensure attainment of the regional standards and objectives. Many of the regional standards and objectives that will involve Chula Vista and other cities are the provisions of the California Clean Air Act and the San Diego County Water Authority (SDCWA) water availability standards addressing supply, storage, conservation and reclamation. Chula Vista is actively participating, through the growth management program and other efforts, in the regional endeavor to establish effective long term regional strategies to implement the air quality and water standards and objectives. The SANDAG Quality of Life Standards and Objectives regarding water availability and conservation include four components: supply, storage, conservation and reclamation. These four components can be summarized as follows: 1. A sufficient supply of water should be available to serve the residents, businesses and institutions in the San Diego Region. 2. Per capita increases in water supply should be stabiliz- ed. Current daily per capita water use is approximately 196 gallons. 3. Discharge of effluent into the oceans and streams should be reduced to achieve the reclamation of 100,000 acre feet of water per year by 2010. 4. The County Water Authority recommends that its member agencies be able to operate without water service from the CWA's aqueducts for up to 10 consecutive days in the event of an emergency. In addition to water availability, the following standards and objectives address water quality: 1. Inland service waters should meet the Federal and State Standards and Objectives for water quality as regulated by the Regional Water Control Board. 2. Ground water supply should meet the Federal and State's standards and objectives for water quality as regulated by the Regional Water Control Board. 3. Reclaimed water shall be treated to meet the objectives of the State of California and the Regional Water Control (03/25/91) 5 Board for discharge in receiving waters, i.e., inland service waters or ground water to protect the existing and potential beneficial uses, or for direct use for landscape and agricultural irrigation. At the local level, within Chula Vista, the City Council is in the process of implementing the recommendations of the Chula Vista Water Task Force. The consensus of the Task Force was that Chula Vista must play a more active role in all water related issues. To this end the Task Force has offered the following recommendations: 1. Chula Vista should immediately work to establish a Chula Vista Interagency Water Commission (IAWC) to deal with local water related issues. 2. Chula Vista should become more proactive in state and regional water related issues. 3. Chula vista should provide adequate support staff for increased attention to water issues. 4. The city's General Plan, Land Use Plan, Growth Management Program, and the Master Plans from all appropriate water agencies should be integrated to reflect short term and long term goals. 5. The City should establish ordinances and guideline manuals for the implementation of conservation water related measures. 6. The city should adopt specific policies in regard to water related issues. These policies would be the primary guidance for the council representative to the Interagency Water Commission, and for the staff water person for all guidelines, manuals, and plans. 7. Chula Vista, through the Interagency Water Commission, (IAWC) should work to establish a new water use and conservation ethic in the IAWC planning area as a model for all San Diego County. Among the more significant recommendations of the Water Task Force which will affect growth management in the future is recommendation #5 regarding the preparation of a guideline manual to set forth city policy in regard to water use, conservation and reclamation for new developments. In addition, recommendation #6 of the Water Task Force speaks to the City taking a more active role in promoting conserva- tion efforts in establishing guidelines for itself and all (03/25/91) 6 future developments within its jurisdiction to conserve water. Examples of the conservation techniques suggested include: 1. Low flow toilets and low flow shower heads. 2. Require the insulation of hot water systems in all new developments and/or upon resale of existing homes. 3. Require mandatory use of reclaimed water where the appropriate water agency (Otay Water District for SPA II and SPA III) has stated that it either currently has or will have the ability to develop such water. 4. Require each developer to prepare a water use/conserva- tion report detailing the programs they propose to implement to reduce water demand. The Water Task Force report contains a list of numerous other recommendations which will be incorporated into the water conservation program in the future. In order to implement some of the above, the Planning Department staff has proposed and Interim Growth Management Policy with respect to water conservation. In response to #4, the proposed policy requires that a Water Conservation Plan be prepared and adopted for all major development projects in conjunction with SPA Plan approval. This report for the Rancho del Rey SPA II and SPA III projects has been prepared to meet that policy requirement, in anticipation of the adoption of the proposed Growth Management Policy by the Chula Vista City Council. At the present time, no guidelines for such plans have been adopted. As the initial project report, this plan is the first effort to implement the proposed policy and may serve as an example/guideline for future project reports. It also represents the first effort to implement the proposed growth management policies of the City of Chula Vista. At the time this report is being prepared (March 1991), California is facing the fifth year of drought and extreme water rationing programs are about to go into effect. These measures require significant changes in the way water is used by all residents of California, both in homes and industry. These measures may preclude or substantially restrict new construction in the short term. Faced with this crisis situation, long term plans are now being proposed and formulated to change water policies at many levels of government to place a greater emphasis on conservation. It is not the purpose of this plan to incorporate the extreme short-term measures, rather the plan is intended to represent (03/25/91) 7 a commitment to the long-term perspective of using water responsibly while providing for growth, including development of the SPA II and SPA III projects. Because these long term programs have yet to be developed, the documentation of specific provisions, timing, and other requirements cannot be detailed herein. Only general descriptions and commitments to implement such plans can be made at this time. C. Goals The following are goals of the Rancho del Rey SPA II and SPA III Water Conservation program: 1. To conserve water during and after construction of the SPA II and SPA III projects. 2. To comply with the water conservation standards and policies of the City of Chula Vista and Otay Water District. 3. To create a comprehensive framework for the design, implementation and maintenance of water conserving measures, both indoor and outdoor. 4. To be economically efficient and cost effective. D. Approach The approach to water conservation outlined in this plan is intended to be comprehensive and implemented throughout the life of the development project. Water conservation during construction and after occupancy are addressed, as well as the installation of water conserving landscaping, appliances and fixtures. Efforts to educate and increase awareness of the need to conserve water and the opportunities to do so, will be directed toward future residents. Project participa- tion in regional or city-wide water conservation/mitigation programs to provide additional off-site mitigation is also anticipated. The roles and responsibilities of all affected parties are described in the following section. E. Roles and Responsibilities In order for this plan to be effective, it is necessary to clearly assign appropriate roles and responsibilities to all of the participants in the development and occupancy phases of the SPA II and SPA III projects. There are three primary groups involved: developer/builders; government/service (03/25/91) 8 agencies; and future residents. Each has an important role to play, as described below. 1. Developer/Builders The community developer, the Rancho del Rey Partnership, is providing the basic planning, design, and management of this program. Community level facilities, landscaping and construction standards will be implemented by the master developer. Individual builders will construct homes according to the standards set by the master developer (and the City) and will be responsible for water planning and management within their own project. Builders will also be the primary communicators with homebuyers. In this role, they will be responsible for identifying the water conserva- tion features incorporated in the project, and educating homebuyers regarding a continuing conservation effort. The builder/developer will also pay fees or make off- site water conservation retro-fit improvements to comply with any city-wide or regional water supply mitigation or improvement program, if such a program is adopted. 2. Property Owners/Residents The long term success of the conservation effort rests with property owners who are the long term water users within the project. Private homeowners, associations, and public agencies will be responsible for irrigation and landscape materials on individual lots. Builders will incorporate water conserving systems and materials with initial construction but it will be the responsi- bility of the property owner to maintain these installa- tions and use water responsibly on a day-to-day basis. Land uses which have significant irrigation requirements (schools, parks, landscaped open space) should utilize reclaimed water as it becomes available. The decision to utilize reclaimed water will rest with property owners, which are public agencies (school district and city). 3. Government/Service Aqencies The City of Chula Vista will review project plans and assist in the monitoring of this plan. Because of its development approval role, the City can effectively enforce water conservation standards for new construc- tion. The City can also be a source of on-going (03/25/91) 9 education and water awareness through citizen communica- tion programs. The City, through the Interagency Water Commission, will also have a role in formulating and implementing a city- wide or regional water conservation/mitigation program. Such a program would require new development to reduce water supply impacts through an off-site mitigation program which would reduce water consumption in existing development or develop new or alternative water sources such as expanded reclamation or desalination facilities. The Otay Water District will provide domestic water service, and potentially reclaimed water service. As the water purveyor, the District may adopt its own guidelines or standards for water conservation. The District now has a water connection allocation program in effect. The District will also monitor adherence to policies or requirements of regional water agencies such as the County Water Authority and the Regional Water Quality Control Board. As owners of property with significant irrigation needs, the City and Sweetwater Union High School District will have the opportunity to utilize reclaimed water when it becomes available. In the interim, they have a responsi- bility to use water conserving plant materials and irrigation systems. (03/25/91) 10 III. WATER SERVICE AND SUPPLY This section describes the sources of domestic water for the Rancho del Rey SPA II and SPA III projects, identifies the responsible water agencies, and details current issues regarding the supply of water to the project. A. Water Sources/Agencies Metropolitan Water District The primary source of domestic water in Southern California is the Metropolitan Water District of Southern California (MWD) which serves 27 member agencies from Los Angeles to San Diego. These agencies include incorporated cities and water districts along the coast, encompassing over half the population of California. The purpose of MWD is to provide an adequate amount of water to each of its member agencies. To do this, MWD utilizes the California aqueduct system to convey water from the north and east to southern California. San Diego County receives up to 95% of its water through this system. Lake Skinner, the major water storage facility serving San Diego County, has a 50/50 blend of Colorado River water and State Water Project (Northern California) water. Both these water sources are limited. Deliveries of Colorado River water to the MWD are expected to decline as others entitled to the water in the river increase their diversions. Recent drought conditions have drawn attention to the limitations of State Water Project flows. Given this situation, increasing attention has been directed state-wide toward conservation measures to more efficiently utilize this limited resource. On December 11, 1990, the MWD mandated water rationing for member agencies. Delivery quotas for each district will be established based on reductions which range from 5% for residential consumption to 20% for agricultural uses for an overall reduction of 7.8%, beginning February 1, 1991. Any water delivered to the local water agencies in San Diego in excess of their quota will cost $394 per ac/ft, 300% more than water within the quota. For water savings in excess of the quota, local districts will receive incentive rebates of $99 per ac/ft (1 ac/ft equals 326,000 gallons). It will be up to each local agency to determine how to achieve water consump- tion reductions within their district. The required cutbacks are the second phase of a five-phase plan to reduce water consumption by 10% in 1991. Phase I was officially implemented on December 1, 1990 and was designed to achieve voluntary reductions of 10% for residential and industrial use and unspecified reductions in agricultural and groundwater replenishment uses. If the current drought (03/25/91) 11 continues and Phase II is ineffective, Phase III would be put into effect. Reductions of 10% for residential and 30% for agriculture would be required. If conditions continued to deteriorate, mandatory reductions would increase to 15% and 40%, respectively, in Phase IV and 20% and 50% in Phase V. San Diego County Water Authority The San Diego County Water Authority (SDCWA) is the largest member agency of MWD. In 1988-89, MWD delivered 28.1% of its water to SDCWA and MWD water constituted 90.1% of all water delivered by SDCWA. Twenty-four member agencies including cities, water districts, irrigation districts, municipal water districts, public utility districts, a federal agency, and a county water district are served by the Authority. The individual member agencies, in turn, directly or indirectly supply over 95% of the San Diego County population. About half of the member agencies depend completely on supply from SDCWA, while the other half has some local supply available through treated surface and ground water. SDCWA purchases and distributes treated water from various treatment plants owned and operated by its member agencies. SDCWA imports water from the Colorado River and the State Water Project through MWD, their sole supplier of imported water. Distribution of the water takes place through an aqueduct system maintained and operated by the Authority. Each member agency submits a daily request for water and is responsible for having adequate storage facilities when extra is ordered, and adequate reserves for those times when not enough is ordered. In response to the recent drought conditions, the SDCWA requested that member agencies enact mandatory water conserva- tion measures. In response all agencies except the largest, the city of San Diego, did so. The city of San Diego enacted a voluntary conservation campaign. Conservation efforts in San Diego County have been successful in meeting initial targets, including MWD requirements. No specific plans have been adopted in response to the most recent MWD mandates, as current conservation efforts exceed these targets. Otay Water District The Otay Water District (OWD) is the local water agency which delivers water to consumers in the Rancho del Rey project area. The OWD has no local surface runoff water available and relies completely on the SDCWA for water supply. There appears to be little opportunity to develop alternative sources (i.e., wells, runoff collection, etc.). OWD owns and operates a local distribution system, but currently lacks sufficient seasonal/emergency reservoir capacity. (03/25/91) 12 Because of this lack of storage capacity, the OWD has met peak demands by increased deliveries from the SDCWA aqueduct during peak demand periods. This approach has created potential problems for the SDCWA and other member agencies. Due to the lack of adequate water availability to meet regional short-term peak demands in general, the water supply to OWD has been limited by the SDCWA to 38 cubic feet per second (cfs) during high peak demand. The two aqueducts operated by the SDCWA to import water into the San Diego region reach capacity during peak demand periods; the infrastructure of the importation system itself is occasional- ly not adequate to meet peak water demands. To address this issue, the SDCWA is planning to construct an additional aqueduct, tentatively to be completed by 1994. The OWD receives excess water during non-peak periods to meet the additional demand during peak periods; however, the District does not have sufficient water storage facilities to assure year round availability. The District is currently negotiating with the Sweetwater Authority and the City of San Diego to increase its storage ability to ensure adequate water service during peak periods. The Otay Water District has been experiencing these water storage problem for some time. As a result, the district developed and is implementing a water allocation program. The Otay Water District Report on Allocation of Water Requests Based on Water Availability was adopted by the Board of Directors on April 19, 1989 as Resolution No. 2742. Because of the inability to store adequate water for an unlimited amount of new development, the allocation system allots 1,900 Equivalent Dwelling Units (EDUs) of water service per year for the service area. In the Chula Vista, this limit equates to approximately 700 to 1,000 units per year. This program will remain in effect until supply and terminal storage conditions improve, additional sources of water supply are found, or the SDCWA lifts the limitation of 38 cfs. At that time, the yearly allotment of connections will be increased or the allocation program will be eliminated. Necessary improvements are not anticipated to be completed before 1994-5. The OWD Water Allocation Program implements actions taken by the District to allow issuance of water service connections within the District until the construction of the new Pipeline No. 4 is complete. The issuance of new water service is subject to the District's present limited water storage and water supply. These actions include the approval of guide- lines which: 1) categorize various water requests; and, 2) determine if a water service request qualifies for immediate connection or, future connection based on an allocation of (03/25/91) 13 water service to the anticipated Equivalent Dwelling Units (EDUs) requests. The following categories are used in determining the allocation of water service in the District: Cateqory I - Water service requests that qualify for immediate water connection with issuance of an approved building permit. Cateqor¥ II - Water service requests that qualify for water service connection contingent upon completion of conditions of an agreement with the District entered into prior to adoption of the allocation program. Cateqory III - Land Development water service requests that are allocated water service dependent on contribu- tion to construction of major water facilities including, but not limited to, terminal water reservoirs, major water transmission mains, pump stations, etc., that directly or indirectly support water service. After the adoption of the allocation program, the Otay-Triad Agreement was entered into. This agreement is between the Otay Water District, EastLake Development Company, Rancho Del Rey Partnership (developer of the SPA II and SPA III pro- jects), and Rancho Del Sur Partnership. In essence, the Otay- Triad Agreement allows EastLake, Rancho Del Rey, and Rancho Del Sur to request more EDUs per quarter per development for single family connections than would otherwise be possible. Without the Otay-Triad Agreement, these developers would not be able to request more than 200 EDUs per quarter per development for single family connections. In exchange, the developers have approved bond financing of terminal storage faculties in lieu of paying a Reservoir Storage Fee to OWD. This enables OWD to construct the necessary terminal storage reservoirs at an earlier date than would have been possible by collecting fees only. The OWD also operates a small water reclamation plant (1.3 MGD) which is currently not operated to it's full potential due to strict water quality regulations, high energy costs and limited demand. A pipeline between the plant and the EastLake project (located approximately 3 miles east of Rancho del Rey) has been constructed and is expected to supply irrigation water to the golf course and other landscaped areas now being developed. It is anticipated that the OWD will supply greater volumes of reclaimed water in the future, either through expansion of the existing plant or additional facilities. (03/25/91) 14 Rancho del Rey Project Facilities Rancho del Rey SPA II and SPA III are the second and third phases of the Rancho del Rey Planned Community. The previous phase, SPA I is now under construction north of East "H" Street and southwest of Otay Lakes Road. SPA II comprises the northwestern portion of the project site, north of East "H" Street. SPA III is located south of East "H" Street and north of Telegraph Canyon Road. Existing water facilities owned and operated by the Otay Water District will connect to the proposed facilities depicted in Exhibit A, Domestic Water Plan SPA II, which will complete the looped water system north of East "H" Street. Facilities to serve the SPA III project are depicted in Exhibit B. Also, in anticipation of the increased availability of reclaimed water in the future, reclaimed water mains and service lines will be constructed as a part of the projects. The system within SPA III is depicted in Exhibit C. The proposed main in Paseo Ranchero will convey reclaimed water, when it is available, to SPAs I and II where landscape irrigation systems built to use reclaimed water are being installed in Rancho del Rey Parkway to serve SPA II and the middle ridge of SPA I. A connecting main in East "J" Street will supply irrigation water for the park and school sites in SPA III. (03/25/91) 15 IV. WATER CONSUMPTION This section presents information on historical and projected water use in the region. The anticipated water demand of the SPA II and SPA III projects is also quantified. A. Historical Water Use The availability of imported water in California led to its increased use for landscaping and agricultural. The cultiva- tion of lush ornamental plants and lawns which are typical of landscape in mid western and eastern states where water is plentiful replaced the "drought tolerant" native California vegetation. Agriculture was introduced in formerly arid and semi-arid areas. As the population of California grew, so also did urban water demand In San Diego however, per capita water consumption has not substantially increased. From 1970 to 1988, per capita consumption ranged from 169 to 241 gallons per capita per day, averaging approximately 200 gallons per capita per day, which is also the current factor. This total is divided among land uses in the following percentages: 45% residential, 32% commercial/industrial, and 23% agricultural. By the year 2000, the San Diego area population is expected to grow by approximately 16%, with concurrent increases in water demand. SDCWA is actively working to reduce water consumption by 15%, primarily through controls on agricultural uses. This goal should be easily achievable given the results that were observed during the 1975-1977 drought when reduc- tions of 25-90% were obtained through more efficient irriga- tion and changes in maintenance practices. Because of the on-going drought conditions, water conservation is being promoted or required throughout the state, including San Diego, as described in previous sections of this report. B. Water Use in Rancho del Re¥ SPA II and SPA III Table 4-2 shows the projected water use in Rancho del Rey SPA II and SPA III, based on average use rates which do not reflect significant conservation measures, categorized according to land use and residential density based on the population estimates given in Table 4-1. The primary unit of measure for water quantity used for comparison in this report is gallons per capita per day (gpcpd). This can be multiplied by the estimated number of persons per dwelling unit (DU) to obtain the gallons per day per dwelling unit. The number of persons per dwelling unit varies with the type of residential unit (apartment, condominium, single family detached, etc.), as shown in Table 4-1. (03/25/91) 19 The total projected average water use, without conservation measures, for the Rancho del Rey SPA II and SPA III projects is 0.74 million gallons per day (MGD). The ability to use reclaimed water to irrigate large areas in SPA II and SPA III is being built into the project, and is addressed separately, as it is not directly a part of the residential development. Approximately 0.07 MGD (10%) of the total water need could be satisfied by using reclaimed water. The focus of this report is to describe conservation measures for reducing the projected 0.67 MGD potable water use within the residential development. One additional benefit to decreased indoor water use is the reduction in sewage volume generated. Although sewage is not part of this plan, the reductions in volume due to water conservation measures could have a significant cost savings impact on related collection and treatment facilities. Table 4-1 Rancho del Rey SPA II and SPA III Estimated Population Proposed Units Household (DU) Size Population SPA II Single Family Detached 567 3.0 1,701 SPA III Single Family Detached 564 3.0 1,692 Attached Med. Density 522 2.5 1,305 Attached High Density 294 2.0 588 SPA III Subtotal 1,380 2.6 (avg.) 3,585 TOTALS 1,947 2.7 (avg.) 5,286 (03/25/91) 20 Table 4-2 Projecte~ Water Use in Rancho ~el Rey SP~ II an~ SPA III Land Use Population Rate Use ~MGD) Residential SPA II SFD 1,701 persons 130 gpcpd .22 SPA III - SFD 1,692 persons 130 gpcpd .22 Attached Low Density 1,305 persons 110 gpcpd .14 Attached High Density 588 persons 95 gpcpd .06 Sub-total 5,286 persons .64 Jr. High School: Potable 1,400 students 20 gpcpd .03 Irrigation 8.5 acres 3.0 ft/yr .02* Public Park SPA II 6.5 acres 3.0 ft/yr .02* SPA III 10.0 acres 3.0 ft/yr .03* Total Permanent Potable Use 0.67 Total Potential Reclaimed Use .07* Total Water Use 0.74 Average per capita use 140 gal/day** gpapd= gallons per acre per day gpcpd= gallons per capita per day MGD= million gallons per day *Areas with potential to be irrigated with reclaimed water. **Per capita amount is well below regional average because project does not include commercial, industrial or agricultural uses which are included in regional per capita statistic. (03/25/91) 21 V. Water Conservation Measures Three consecutive years of drought in watersheds supplying San Diego County have lead to changing attitudes and governmental policies regarding water. Continued water shortfalls are projected as growth continues in Southern California. Three possible solutions are available: increase water supply from non-tradition- al sources; conserve available water; or, increase production and use of reclaimed water. The conservation approach is the focus of this report, primarily because it is a cost effective approach which can be directly implemented on a project-by-project basis. Over the long-term, water conservation must become an integral component of the Southern California way of life with or without a drought condition in order to avoid drastic lifestyle altera- tions. The potential impact of water conservation can be see in Table 5-1. A. Available On-site Conservation Measures Several general approaches to water conservation are avail- able: demand reduction; increased efficiency; increased supply/reclaimed water use; and, improved water system management. The measures included in this report are limited to those which can be implemented in projects of the size and type of Rancho del Rey SPA II and SPA III. 1. Public Information Any voluntary or mandatory water conservation effort requires cooperation of the public. Most consumers have very little knowledge of the water system that serves them. Historically, water has been inexpensive in California; therefore, people have a tendency to assume that there is an abundant supply and take it for granted. The purpose of public education is to inform and convince the consumer that a change in personal water habits is essential and is in his/her own and the community's best interest. Generally, long term results are best achieved through educating children in water conservation. 2. Land Use The per capita and per dwelling unit water use quantity changes with the type of residential units, the value of the residence, and the size of the lot. Table 5-1 shows typical per capita use for a single family detached residence in coastal Southern California. Interior per capita use is similar to other types of residences; the major difference in use is with outside use, which is significantly lower for high density developments such (03/25/91) 22 Table 5-1 Residential Water Use in Southern California Use w/ Conservation Potential Typical Use Measures Water Savings (gpcpd) (gpcpd) (gpcpd) % Inside Use Toilet 30.0 20.0 10.0 33 Bath/Shower 22.0 17.0 5.0 23 Laundry 10.0 8.5 1.5 15 Dishwashing 4.0 3.0 1.0 25 Faucet 3.0 2.5 0.5 17 Cooking 3.0 3.0 0.0 0 Total Inside 72.0 54.0 18.0 25% Outside Use Landscape 53.0 28.0 25.0 47 Car Washing, etc. 5.0 5.0 0 0 Total Outside 58.0 33.0 25.0 47% TOTAL USE 130.0 87.0 43.0 33% Total Savings: Single Family Detached - 129 Gallons Per DU Per Day at 3.0 Capita Per DU Attached Low Density - 108 Gallons Per DU Per Day at 2.5 Capita Per DU Attached High Density - 86 Gallons Per DU Per Day at 2.0 Capita Per DU NOTE: Total savings without consideration of reclamation Source: Luke-Dudek Engineers (03/25/91) 23 as apartments and condominiums. Table 5-1 also shows the potential savings for each of the water use areas. 3. Mechanical Measures Numerous mechanical devices to reduce household water consumption are available, especially for interior use. As Table 5-1 indicates, about half the water used in California is used indoors. The bathroom is where most inside water is used and wasted daily. Conventional toilets use from 5 to 7 gallons per flush, as opposed to low-flush toilets, which use from 3.3 to 1.5 gallons per flush. Since 1978, California has required that all new toilets installed use no more than 3.5 gallons per flush. Early on there was some concern that low flow toilets would cause clogging problems in sewer laterals, however, this has not been the case. Ultra low flush toilets, which have recently been developed, use about 1.5 gallons per flush. This is a reduction of about 57% from the low flush toilets used in new homes, and a reduction of up to 70% from the older toilets. Since the toilet accounts for about 40% of the indoor use, this presents a significant opportunity for reduction. Standard shower heads have a flow rate of about 4.5 gallons per minute (gpm). California requires that new shower heads have a flow of no more than 2.75 gpm. The most water conservative showerheads have a flow rate of 0.5 gpm using a blend of air and water to give the illusion of a higher flow rate. In addition to saving water, low flow showerheads save energy too by reducing the amount of hot water used. Hot water use is the second largest residential energy consumer; heating and air conditioning the home is the greatest residential use. Low flow faucets reduce flow rates from about 5 gpm to between 2.75 gpm and 0.5 gpm; this can save one gallon per person per day. Low water-use appliances can also be large contributors to water conservation. Certain models of dishwashers use 50% less water than others and can thus save between 7 and 9 gallons per load. Clothes washers use 41 to 74 gallons per load. Front loading washers are more efficient than top loading, and various options can save even more water. Water level controls and washers that recycle rinse water save about 1.5 gallons per person per day. Table 5-2 shows potential water use reduction due to water saving devices installed in an average home. (03/25/91) 24 Table 5-2 Summary of Typical Household Water-Saving Devices Water Use Reduction Device gpd percent Toilet improvements 7.5-17 5 12-27 Faucet aerators 0- 0 5 0- 1 Shower flow limiting 0- 7 5 0-12 Pressure-reducing valves 0-16 0 0-20 Improved clothes washers 0- 8 0 0- 5 Improved dishwashers 0- 8 0 0- 4 Hot water pipe insulation 0- 8 0 1- 4 Approximate Total 35.0 gpd 25% From: Water Conservation Strategies, AWWA, 1980. 4. Landscape Approximately 50% of water used in California is for landscapes. Typical landscape efficiencies are between 50% and 80%; therefor, savings of 20% - 50% are possible through better watering techniques and maintenance. Trickle/drip irrigation applies water exactly where it is needed at an efficiency of 85% - 90%, and results in a total water savings of more than 4% alone. Generally, sprinklers are between 60 and 75% efficient. Watering at night, or in the early morning, using automatic sprinkler systems can save 20% of outside water. Daytime irrigation is inefficient because much water is lost to evaporation. Through the use of drought tolerant plants, water consumption can be reduced by 40% to 60%. Moisture sensors are another way to increase irrigation efficiencies. Residential customers, on the average, over water their landscaping by about 20% while parks and recreational areas are over watered by nearly 80%. Moisture sensors are not considered economical for residential use, but would save millions of gallons of water and thousands of dollars each year if used for parks and recreational areas. Polymers and wetting agents in the soil can also increase irrigation efficien- cy. (03/25/91) 25 B. Conservation Measures Implemented in Rancho del Rey SPA II and SPA III Implementing water conservation measures before a project is constructed provides an opportunity to include measures which might not otherwise be practical. Many of the measures described here could be prohibitively expensive to retro-fit to existing residences, but can be cost effective if included with the initial construction. In addition, moving in to a new home provides a major opportunity to change habits and attitudes while adjusting to the new home/environment. The potential water savings for each of the conservation measures to be implemented in Rancho del Rey SPA II and SPA III are shown in Table 5-3 in units of gallons per capita per day (gpcpd), and can be multiplied by the number of people per dwelling unit (DU) to determine the water savings for each household. Water savings are relative to other newer homes without water conservation devices; much higher water savings can be shown if the proposed measures are compared to older residential units. 1. Fixtures/Devices - Indoors Ultra-Low Flow Toilet The ultra low flow toilet uses 1.6 gallons per flush, compared to the current require- ment of 3.5 gal/flush, or the older standard of 5 to 7 gal/flush. Tests have shown that the new 3 1/2 gallon toilets actually use 4 to 4 1/2 gallons. Since the toilet is the largest single inside use of water (40%), large savings can be realized by using the ultra-low flow toilets. Although the ultra-low flow toilets can cost $50 more than a standard model, the savings more than make up for the additional cost. Ultra-Low Flow Shower Head The ultra-low flow shower head reduces the flow from the current standard of 3.5 to 2 gpm. Older shower heads flow from 3 to 5 gpm. The ultra-low flow shower head saves about 5 gpcpd for a minimal extra cost of approximately $3.00. Faucet Aerator - Faucet aerators give the appearance and feel of greater flow, so less water is used. Many new homes already come with aerators, so the actual savings is shown ranging from 0 to 0.5 gpcpd. Although the savings is small, the additional cost is low, so their use is economical. There is also potential savings in energy through reduced use of hot water. Hot Water Pipe Insulation - By insulating the hot water pipes and separating the hot and cold lines to reduce heat exchange, the time the faucet is allowed to flow (03/25/91) 26 while waiting for the water to become hot is reduced. The cost for insulating the pipes exceeds the value of water saved, but the cost is relatively low, and it is simple to do while the unit is under construction. The potential energy savings with insulation can be signifi- cant. Pressure Reducinq Valve - A pressure reducing valve at the water hook-up for each residence can reduce the flow rate by reducing the pressure in the lines. Normal pressures for residential use range from 40 to 80 psi; the optimum is a range of 50 to 60 psi allowing a normal flow of 3 gpm. The amount of potential savings depends on the line pressure available, and ranges from 0 to 3 gpcpd. Water Efficient Dishwasher - New water efficient dishwashers can save as much as 6 gallons per cycle over older models. Newer models tend to be more efficient, so the actual amount of water saved will depend on the type of dishwasher proposed. Since there is a relation- ship between cost and water efficiency, more expensive homes would probably already be planned for the most efficient dishwashers. Water Efficient Clothes Washers - The relationship between water efficiency and cost of the appliance for the clothes washer is the same as with the dishwasher. Since the clothes washer uses more water, the potential savings is greater. The major difference with the clothes washer is that it is normally supplied by the owner, and would therefore be difficult to mandate the use of more efficient and costly machines, especially since the cost increase exceeds the value of the water saved. Rancho del Rey will advise and assist homeowners in their selection of an efficient machine. 2. Outdoors/Landscaping Efficient Irriqation System - As much as 50% of total water use is outside the home for a single family detached residence with large turf areas. Most residen- tial landscaping is over-watered, so the potential savings with efficient, timed sprinklers and micro irrigation systems is very large. Builder installed xeriscaped front yards with efficient irrigation systems are now provided in Rancho del Rey SPA I. All builder installed irrigation in SPA II and SPA III will be water efficient. Drip irrigation systems will be utilized where appropriate. The installation of correspondingly efficient systems by homeowners in rear yards will require eduction programs and a project Water Conserva- (03/25/91) 27 tion Coordinator to provide advice and assistance. A water coordinator is now serving Rancho del Rey SPA I, and will also serve SPA II and SPA III projects. A Homeowner's Guide to Drought Tolerant Landscape will be distributed to all new home buyers to provide information on irrigation systems and low water use landscaping. Low Water Use Landscapinq - The largest potential for reducing outside water use is to decrease the water demand by using low-water use, drought-tolerant landscap- ing. Turf areas require large amounts of water, so restricting the area of turf will have a significant impact. Builder installed front yards will have reduced turf areas and utilize drought-tolerant plant materials. A Homeowner's Guide to Drought Tolerant Landscape will be distributed to all new home buyers to educate and encourage similar homeowner installed landscape design and materials. 3. Education General Water Conservation - In addition to the physical measures to reduce water consumption, a general water conservation program will enforced to reduce waste. Guidelines and educational materials will be distributed to all new homeowners. Water waste may be monitored by the local homeowners' associations, where available, or the Water Conservation Coordinator. McMillin Communities has sponsored and will continue to sponsor weekend seminars on water conservation and xeriscape options for homeowner landscaping. 4. Reclaimed Water Water Reclamation Water reclamation conserves large amounts of potable water used for irrigation. The major opportunities for irrigation with reclaimed water are the neighborhood parks and the field area of the junior high school. Reclaimed water mains will be installed to deliver water to these sites when it becomes available. The decision to utilize reclaimed water will lie with the respective property owners, the City of Chula Vista and Sweetwater Union High School District. The use of reclaimed water on these three sites could result in a 10% reduction in potable water use in the SPA II and SPA III projects (see Table 4-2). In SPA I (units 5 & 6) and SPA II, a reclaimed water main has been installed in the loop road and landscape irrigation systems approved for reclaimed water use have been installed in the public open space areas. These (03/25/91) 28 will be charged with potable water until reclaimed water is available (expected within 5-10 years). At that time, a single disconnection/connection is all that will be required to utilize reclaimed water for open space irrigation. Similar installations will be made in SPA III by the Master Developer, where appropriate. The city and school district should consider such an approach for the irrigated areas for which they are responsible. 5. Water Use Durinq Construction Water conservation measures can also be implemented during the construction/grading process. The three primary uses are: dust abatement; soil compaction; and, street washing. Grading and construction which is now going on in SPAs I and II serves as an example of the techniques which can be implemented in SPA III. Since the imposition of Stage 2 water conservation requirements by the Otay Water District, water conservation has been incorporated in Rancho del Rey construction activities, as appropriate. Water use has been limited to that necessary for proper soil compaction; soiled streets have been swept instead of washed. Reclaimed water could be used for these grading activities, however it is not currently available. The use of native/naturalized plant materials on graded slopes in open space will reduce the need for irrigation in the future. The "Rancho del Rey Revegetation Method" (modified Tyson method) is being utilized to re-vegetate some graded areas. The method involves scraping and saving native topsoil and then reinstalling it on top of non-irrigated graded areas. With rainfall, the seeds of the native plants in the top soil sprout and re-vegetate the graded area with the same species that were original- ly present, eventually re-establishing the same natural habitat. The use of dry grains to stabilize/landscape temporary slopes is also being evaluated. This approach avoids the use of water to irrigate temporary landscaping which has traditionally been used in such areas. C. Projected Water Savings As indicated in Table 5-3, a total water savings of 0.340 MGD or approximately 46% is projected with full implementation of the water conservation measures specified in this plan. (03/25/91) 29 Table 5-3 Rancho del Rey SPA II and SPA III Water Conservation Mnasure~ Water Savings Per For Project Per Conservation Capita (MGD) Residence Measure Function (gpcpd) (gpd/DU) Inside Ultra-low flow Reduced Flush 10 0.053 27 Toilet; 1.6 Volume gal/flush Ultra-low flow Reduced Shower 5 0.026 14 shower head; 2 GPM Flow Rate Faucet Aerator Appearance and 0-0.5 0.003 1 Feel of Greater Flow Hot Water Pipe Reduces Warm-Up 0-~ 0.011 5 Insulation Time Water Hook-up Reduces Pressure 0-~ 0.016 8 Pressure Reducing and Flow Rate Valve Water Efficient Reduced Water 0-~ 0.005 3 Dishwasher Requirement Water Efficient Reduced Water 0-1.5 0.008 4 Clothes Washer Requirements Outside Efficient Increased 10 0.053 27 Sprinklers & Drip Irrigation Irrigation Efficiency Low Water Use Low Water Demand 15 0.079 41 Landscaping General Reduce Waste 0-~ 0.016 8 Conservation Water Reclamation Replace Potable -- 0.070 -- Irrigation Water PROJECT TOTALS 51 0.340 138 (03/25/91) 30 D. Off-Site Mitigation Measures Because of the crisis created by the multi-year drought in California and the extreme short-term water rationing/use restrictions adopted to respond to the situation, new attention is being given to formulating new policies which will conserve water and allow for long-term growth. As noted in the preceding sections, although the SPA II and SPA III projects implement a variety of water conserving practices, the construction and occupation of these projects will result in an increased demand for water. The drought has demonstrated that water is a finite resource and that current supplies cannot reliably support current demands and continued growth. However, growth is major component of both the State's and, especially, the local San Diego area economy. In order to accommodate growth, while long term water supply options are evaluated and implemented, new programs to more efficiently use the available water are being proposed. An initial area of focus is the retro-fit of plumbing fixtures and landscape irrigation in existing development. According to statistics compiled by the Construction Industry Federation (CIF) retro-fitting the shower and toilet fixtures in approximately 2.8 older homes would save the amount of interior-use water required by one new home (additional older homes would be required to offset outdoor water use at the new home). Thus a mitigation program which collected fees to complete such conversions, or directly required equivalent conversions, could allow a limited amount of new development to occur without creating a net increase in water demand. Comparable water savings could also be achieved by retro- fitting irrigation systems of schools, parks, golf courses, etc., where significant conservation of irrigation water could be achieved. This type of water consumption off-set program has been conceptually approved by the San Diego County Water Authority. Additional studies to determine the exact specifications, scope and implementation process are now underway. In order to avoid conflicting regulations and to maximize fairness, such a program would need to be implemented on a wide basis, preferably county-wide. The city and local water district would provide input in the establishment of the large scale program and would probably provide local implemen- tation. As indicated earlier, the approval of the Rancho del Rey SPA III Plan was conditioned to require a Water Conservation Plan which reduced any impacts to the local water supply to an "insignificant" level, as determined by the City Council. This is the first and, so far, the only project to be so conditioned. At the time the condition was drafted, it was interpreted to require a zero net increase or complete water (03/25/91) 31 consumption off-set, because no program, adopted policy or city-wide criteria existed to be used as a standard. However, as additional projects request approvals and/or a broad based mitigation/conservation program is developed, "insignificant" is expected to be defined as full implementation of on-site conservation measures and full participation in an off-site mitigation program endorsed by the City. The SPA II and SPA III projects will fully comply with the requirements of a City-approved and/or sponsored water conservation/mitigation program. (03/25/91) 32 VI. IMPLEMENTATION/MONITORING Implementation of the Water Conservation Plan shall primarily be the responsibility of the Master Developer. The Master Developer will establish requirements and guidelines for merchant builders and provide educational materials and guidance to new homeowners. The Master Developer will also install drought tolerant landscap- ing, approved by the City, in streetscapes and open space areas. The Master Developer will also require the inclusion of drought tolerant plant materials and efficient irrigation systems in any builder installed landscaping. Portions of an outline for Landscape Water Conservation, to be implemented on a project-by- project basis within the community, is provided in Appendix A. This approach, prepared for SPA I (units 5 & 6) and SPA II, has been approved by the City's Landscape Architect and will also be implemented in SPA III. A substantial responsibility will also rest with the City of Chula Vista to ensure/enforce the provisions of this plan, specifically the Planning, Building, and Park and Recreation Departments. The Planning and Building Departments will review plan submittals to ensure that water conservation measures are properly included. The Parks and Recreation Department will approve planting and irriga- tion plans for public parks and open space. Mains and laterals for reclaimed water will be installed with the major road and infrastructure improvements. The provision of reclaimed water is the responsibility of the Otay Water District, which will also be responsible for enforcing water quality regulations. The determination to use reclaimed water for irrigation purposes rests with the city Parks and Recreation Department for parks and open space areas, and the Sweetwater Union High School District for the junior high school site. In order to ensure that all provisions of this plan are met, the Mitigation Monitoring Program for the SPA III project, utilized to ensure the mitigation measures specified in the project EIR are implemented, will also incorporate the provisions of this Water Conservation Plan. This approach will allow for a formal deter- mination by the City that each of the required measures are implemented. Future discretionary or administrative actions with regard to Rancho del Rey SPA II and SPA III (e.g., tentative map, development agreement, building or grading permit, etc.) may be utilized to address or ensure compliance with the prescribed water conservation measures. (03/25/91) 33 VII. REFERENCES ERC Environmental and Energy Services Co.; Draft Supplemental EIR EastLake III/Olympic Training Center. August 1989. Cinti & Associates; Draft SPA Plan Rancho del Rey SPA III. August 1990. Luke-Dudek civil Engineers; EastLake Planned Community Water Conservation Study. September 1989. Luke-Dudek Civil Engineers; Water Conservation Recommendations for EastLake Greens. November 1989. Metropolitan Water District of Southern california; Final Draft Reqional Urban Water Management Plan. July 1990. P&D Technologies; Final Supplemental EIR Rancho del Rey SPA III Plan. November 1990. "Water Rationing Plan Includes S.D. County"; Los Anqeles Times, San Dieqo County Edition, page A-i, December 12, 1990. Willdan Associates and Bud Gray; Draft Growth Manaqement Proqram - City of Chula Vista. August 1990. (03/25/91) 34 APPENDIX A A-1 RANCHO DEL REY SPA II and SP~ III Landscape Water Conservation Outline REVIEW PROCESS AND PROCEDURE A. The creation of the Rancho del Rey irrigation and landscape will consist of the meshing of numerous projects into a pre-established pattern. To monitor this effort, routine review during the planning and implementation states of a project is a necessity. This review will occur as a normal part of the total landscape planning effort. In addition to this master developer review process and procedure, the City of Chula Vista requires review. The following is recommended: 1. Prior to commencement of design of a specific project within Rancho del Re¥ a meeting should be conducted with the Rancho del Rey Partnership {RDRP) to thoroughly understand: a. The project's relationship to overall landscaped water management program. b. Specific processing procedures and submittal requirements. 2. During the Schematic Design Phase, closely adhere to the principles of the program, General Landscape Plan, the Design Manual, the City of Chula Vista Landscape Manual, and the Otay Water District Water Conservation program. Indicate which areas will be irrigated by future reclaimed water. 3. The Schematic Design must be approved by the Rancho del Rey Design Review Committee. 4. During the Design Development Phase, the project manager should incorporate applicable Landscape and Irrigation standards. 5. The final working drawings must be approved by the RDRP and the City of Chula Vista. A-2 Two separate sets of landscape, planting and irrigation plans may be required: a. Slope erosion control plans required as part of the Grading Permit process; b. Project Landscape and Irrigation Plans. B. The formats for landscape submittals are as follows (may be subject to change; verify latest requirements): 1. Schematic Submittal This plan should be at the same scale as the site plan and should clearly illustrate the landscape architectural design including type of landscape and plant materials. The plan shall include a legend indicating all plant materials and sizes and irrigation materials. A water conservation program should also be included. 2. Final Submittals a. Slope erosion control plans. Plan shall be on City of Chula Vista "D" sheets and conform to all applicable City requirements. b. Final Project Irrigation and Landscape Plans. NOTE: As previously mentioned, this is one component of the total landscape planning effort, therefore, separate drawings for the purpose of indicating the Water Management Program do not have to be prepared. Schematic and final submittal plans will be the customary irrigation and landscape plans, unless these plans do not cover specified requirements. IRRIGATION The irrigation for Rancho del Rey shall be controlled by an automatic irrigation system. The project landscape archi- tect, water manager and his staff shall be familiar with optimum use of the system, so that monitoring and response to climate conditions can be achieved in the most expedient and efficient manner. A-3 The following steps shall also be taken to insure efficient water use and conservation: A. Analysis 1. Review and confirm projected water quality and effects on proposed plant list. Develop plant palette. Emphasize drought tolerant plant materials and xeriscape. 2. Develop "ET zones" for project based upon marketing, low water goals and plant material 3. Meet with City to confirm design standard requests in general. 4. Meet with RDRP to review desired product. 5. Review design standards for Otay reclaimed water irrigation approval. Also, adhere to the District Water Conservation program. 6. Establish construction phasing and timing with respect to available water. 7. Review RWQCB and Health Standards. 8. Establish water use plan (master plan), meters, peaking, average use, etc. Review potential of supplementing reservoir during peaking. 9. Establish time of use for irrigation. Note any restrictions mandated by the Water District. 10. Formulate maximum flows, maximum reach and limitations of current and proposed reclaimed system. 11. Review Rancho del Rey needs, check with Otay on additional user needs promised. 12. Check future expansion needs. 13. Establish priority list of which areas receive water first, etc., down to the cost priority. 14. Review and confirm most efficient mainline distribution system to service irrigation needs and goals. A-4 B. Irrigation Installation In order to appropriately conserve water, the following general procedure will be followed: 1. Permanent areas where immediate construction is planned will be irrigated in accordance with approved plans. Systems may include: a. Low precipitation sprinkler heads b. Moisture sensors c. Check valves to prevent drainage out of low heads. d. Separation of different types of landscape areas, elevations and climatic conditions and exposures. e. Common areas to be automated systems to maximize conservation. 2. Temporary areas (to be altered by future construction). a. No irrigation to be installed. b. Straw punching. c. Water shall be natural rainfall. (Landscaping installed during rainy season). 3. Interior minor slopes landscape areas a. May be treated in a temporary manner with no irrigation, (non-irrigated hydroseed mix), and straw punching. b. Once construction occurs, the permanent irrigation will be installed. Subject to approval by City Landscape Architect. 4. Exterior slopes adjacent to native areas. a. Initially no irrigation will be provided. The "Rancho del Rey Revegetation Method" will be used. Plant material establishment will be monitored for 3 to 5 years. If satis- factory results do not occur, the City may A-5 require that a permanent irrigation system be installed. LANDSCAPING Landscaping will be carefully planned to provide erosion control and stabilization, energy and water conservation, visual aesthetics and overall enhancement to the community. This will be achieved through appropriate plant material selection, soil analysis and amendment, and landscape installation. A. Plant Material Selection Landscape areas have been classified based on their intensity of maintenance and water requirements. These classifications are generally described as follows: 1. Native Areas - These are existing vegetated areas undisturbed by construction operations. Natural rainfall only is required for irrigation. Periodic clean-up and grubbing of seasonal growth may be required for fire brush management. 2. Naturalized Areas - These are newly planted areas adjacent to native areas. Temporary irrigation may be provided. The "Rancho del Rey Revegetation Method" will be used. During the rainy season, supplemental trees and shrubs will be planted at the ratio of 115 plants per 1,000 square feet (30% shall be trees and 70% shrubs). NOTE: Plant material selections will be coordinated with the City Landscape Architect. B. Soil Analysis and Amendment 1. To assist in plant material designation, careful analysis of the Rancho del Rey soils will be completed by an independent soils laboratory. 2. Recommendations for soil amendment will also be given by the laboratory. 3. Soils in the general area appear to possess these characteristics: a. Unbalanced nutrients b. High in salt content A-6 c. High clay content 4. The amendment program will: a. Add organic matter and nutrients for healthy plant growth, where required. b. Chemically treat the soil to reduce salt content, increase permeability, establish correct pH and alleviate any harmful elements such a boron. c. May include amendment to improve the water retention capabilities of the soil, i.e., "agricultural polymers. MAINTENANCE Once the irrigation and landscape are installed, proper maintenance shall be the key to efficient water use. A. Irrigation/Landscape 1. The irrigation system shall be systematically adjusted and monitored to provide optimum moisture without over-water or runoff. 2. Expertly trained personnel shall operate the system to its maximum efficiency and benefit. 3. Routine field observations shall be made to review irrigation operation and landscape conditions. Adjustments, if.necessary, shall be made in an expedient manner. 4. On a periodic basis, the irrigation and landscaping shall be re-evaluated to determine how efficiency and conservation can be improved. 5. Once drought tolerant landscape areas are established, the frequency of watering shall be reduced. 6. Temporary irrigation to be removed by Developer at turnover to Open Space Maintenance District. A-7 RANCHO DEL REY SPA II an~ SPA III AIR QUALITY IMPROVEMENT PLAN SUBMITTAL DRAFT January 28, 1991 Revision #1 (4/25/91) 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 I. EXECUTIVE SUMMARY ................................. 1 II. INTRODUCTION ...................................... 3 A. Purpose B. Planning Context C. Goals D. Approach E. Roles and Responsibilities III. AIR QUALITY LEGISLATION AND PLANS ................. 8 A. Background B. Air Quality Plan Requirements C. Transportation Control Measures D. Indirect Source Regulations E. Other Planning Programs Affecting Air Quality IV. AIR QUALITY IMPACTS ............................... 15 A. Existing Climate/Air Quality Conditions B. Project Air Quality Impacts V. AIR QUALITY MITIGATION MEASURES ................... 24 VI. MONITORING/CONCLUSIONS ............................ 26 VII. REFERENCES ........................................ 27 i I. EXECUTIVE SUHI~h~Y The purpose of this Air Quality Improvement Plan is to respond to the Growth Management Policies of the City of Chula Vista. The most significant air quality improvement measures are those policies and regulations established at the broadest geographic level, ie. State and Federal. However, there are measures that can be applied on a City or project level which can have a positive impact. This report presents an overview of these issues, and offers the following improvement measures which are to be imple- mented at the local level. 1. Pedestrian and Bicycle Paths: The Specific Plan, and subsequent SPA Plans, adopted by the City have emphasized the use of an extensive trail system, connecting activity centers, to enable non-vehicular travel. There has also been a suggestion that programs to encourage pedestrian and bicycle travel could be applied, such as reduced parking availability at retail centers. These concepts would require City-wide debate to fully appreciate competing goals, and are not applicable at the project level. 2. Jobs/Housinq Balance: The Specific Plan adopted by the City has included job opportunities within this community. While intensification of the Business Center could meet some local opposition, the implementation of this employment base should be encouraged to facilitate local employment opportunities. 3. Access To Reqional Systems: The LOS requirements applied to Rancho del Rey will encourage free-flow travel, which reduces air emissions. However, there are those who argue that transit use is actually enhanced by congestion. These competing approaches to air quality improvements needs to be reviewed as City-wide policy to determine the appropriate balance. 4. Transit Access: The project circulation will improve routes for transit, especially by connecting Telegraph Canyon Road to East "H" Street via Paseo Ranchero. Transit stops can be incorporated where desired at key intersections without significant plan modification. The Specialty Housing Area, envisioned for senior housing, is especially well suited for transit stops and includes an extensive trail access system. 5. Educational Proqrams: The developer will participate in an educational program for residents of Rancho del Rey. This program could also be coordinated as part of a larger City- wide program to inform residents of the services and alterna- tive transportation options available to them. (04/25/91) 1 6. Park-and-Ride Facilities: The potential for providing a Park- and-Ride facility in proximity to the project exists. Cal trans currently has a site in Terra Nova. However, the vacant City owned parcels, at Terra Nova at East "H" Street and Paseo Ranchero at East "H" Street, are in the preferable A.M. west bound location. Such a Park-and-Ride facility could also provide a staging area for carpools, vanpools, and transit vehicles. 7. Local and Reqional Air Quality Regulations: A new Air Quality Plan will supersede the 1982 SIP. This plan, which is projected for adoption prior to the implementation of SPA III development, will include increased standards and regulatory measures to mitigate this as well as other anticipated growth in the San Diego Air Basin. Rancho del Rey will be subject to compliance with these regulations and mitigation measures as they evolve. 8. Development Monitoring: The Design Review process provides a point for monitoring the inclusion of on-site transit stops and trail linkages. In addition, this development will be subject to the ongoing monitoring programs inherent in the City's Transportation Phasing Plan and Growth Management Program. These local mitigation measures might have a minimal impact on Air Quality in quantifiable terms, but their enhancement of future transit options and public awareness should have a greater long term public benefit. (04/25/91) 2 II. INTRODUCTION A. Purpose The purpose of this Air Quality Improvement Plan for the Rancho del Rey SPA II and SPA III projects is to respond to the Growth Management Policies of the City of Chula Vista. As described below, these policies are the culmination of a long term, comprehensive planning process. The City of Chula vista has looked comprehensively at issues dealing with development and the additional impacts it places on public facilities and services. The approval of the Threshold Ordinance and the General Plan update were the first steps in the overall process of addressing growth related issues. The second step in this process was the development and adoption of the Growth Management Element which set the stage for the creation of the Growth Management Program. The Growth Management Program is the final component in the City's effort to create a comprehensive system to manage future growth. This program implements the Growth Management Element of the General Plan and establishes an orderly process to carry out the development policies of the City. It directs and coordinates future growth patterns and rates to guarantee the timely provision of public facilities and services. The primary area of focus of the Growth Management Program is east of 1-805 where most of the remaining vacant land is located, including the project sites. B. Planning Context The planning context for this air quality plan ranges from state-wide and regional considerations to local planning requirements. SANDAG'S draft Quality of Life Standards and Objectives, prepared by the Regional Growth Management Technical Committee, consist of eight factors including air quality and water, sewage disposal, sensitive lands protec- tion, solid waste management, toxic and hazardous waste management, transportation system management, and housing. These regional standards and objectives are based on State and Federal law and at a minimum, must be carried out on a regional level by agencies such as APCD, Regional Water Quality Control Board, County Water Authority, etc. The strategies to be included in the Regional Growth Management Strategy are of necessity long term in nature and will involve every city and special district in this county. At the local level, cities and special districts must carry out their fair-share responsibilities within a day-to-day (04/25/91) 3 decision making framework to ensure attainment of the regional standards and objectives. Many of the regional standards and objectives that will involve Chula Vista and other cities are the provisions of the California Clean Air Act and the San Diego County Water Authority (SDCWA) water availability standards addressing supply, storage, conservation and reclamation. Chula Vista is actively participating, through the growth management program and other efforts, in the regional endeavor to establish effective long term regional strategies to implement the air quality and water standards and objectives. The SANDAG Quality of Life Standards and Objectives regard- ing air quality, transportation system management (TSM) and transportation demand management (TDM) incorporate Federal and State Air Quality Standards. The California Air Resour- ces Board (ARB) has classified the San Diego region as having a severe air pollution problem because the region will not comply with State standards until some time after 1997. According to the San Diego Air Pollution Control District (APCD), the major sources of air pollutants in the region are motor vehicles and pollution blown in from Los Angeles. Given this situation, local air quality improvement efforts are focused on transportation issues. To address air quality problems related to transportation, level of service standards for arterials, highways and transit are being developed, as are goals for reducing solo auto trips. Actions necessary to achieve state and federal clean air standards, and TSM and TDM objectives include: · reducing solo auto trips by carpooling and using transit · promoting telecommuting and staggered work schedules · improving transit service · building additional high occupancy vehicle lanes · coordinating traffic signals and implementing other circulation system improvements · reducing trip lengths through jobs/housing balance, mixed use development and focusing development near transit stations The regional plans required by State law are now being prepared by SANDAG and the APCD. Although the areas of focus are well known, specific guidelines and standards are not currently available. Thus a direct comparison or evaluation of the measures included in this plan with the regional standards cannot be made at this time. However, because of the residential nature of these projects and the transporta- tion focus of the specific measures expected to be adopted in the regional plan, project level consistency is very likely (04/25/91) 4 (i.e., specific requirements for residential projects are expected to be minimal). The following chapter will more fully detail the basis for this conclusion. At the local level, within Chula Vista, there is no local air quality plan. However, the City Council is in the process of implementing the Growth Management Program which requires Air Quality Improvement Plans for major development projects (50 residential units or commercial/industrial projects with equivalent air quality impacts). Because no local plan exists or is in preparation, project compliance will need to be measured against the requirements of the regional plan. This report for the Rancho del Rey SPA II and SPA III projects has been prepared to meet that policy requirement, in anticipation of the adoption of the proposed Growth Management Policy by the Chula Vista City Council. At the present time, no guidelines for such plans have been adopted. As the initial project report, this plan is the first effort to implement the proposed policy and may serve as an example/guideline for future project reports. It also represents the first effort to implement the proposed growth management policies of the City of Chula Vista. C. Goals The following are goals of the SPA II and SPA III Air Quality Improvement Plan: 1. To minimize air quality impacts during and after construction of the SPA II and SPA III projects. 2. To comply with the air quality standards and policies of the City of Chula Vista and San Diego County APCD. 3. To create a framework for the design and implementation of air quality mitigation measures in these residential development projects. 4. To be economically efficient and cost effective. D. Approaoh The approach to air quality mitigation outlined in this plan is focused on the strategies and measures available to residential development projects. As will be described in the next chapter, few transportation/air quality improvements measures in the State and regional plans are addressed to these projects. The majority address transportation system efficiency, alternative transportation modes, heavy vehicle (04/25/91) 5 restrictions, and increased vehicle occupancy. None of these are directly influenced or effected by residential develop- ment. Some measures are available however, and these are described and incorporated into the project as appropriate. These include integration of land uses, construction of facilities to support public transportation, and the provision of private group transportation where feasible. Efforts to educate and increase awareness of the need to minimize air quality impacts and the opportunities to do so, will be directed toward future residents. The roles and responsibili- ties of all affected parties are described in the following section. E. Roles and Responsibilities In order for this plan to be effective, it is necessary to clearly assign appropriate roles and responsibilities to all of the participants in the development and occupancy phases of the SPA II and SPA III projects. There are three primary groups involved: developer/builders; government/service agencies; and future residents. Each has an important role to play, as described below. 1. Developer/Builders The community developer, the Rancho del Rey Partnership, is providing the basic planning, design, and management of this program. Community level transportation facilities, vehicu- lar and non-vehicular, will be implemented by the master developer. Individual builders will construct homes according to the standards set by the master developer (and the City) and will be responsible for energy planning and management within their own project. Builders will also be the primary communicators with homebuyers. In this role, they will be responsible for identifying the energy conservation features incorporated in the project, and educating homebuyers regarding a continuing conservation effort. 2. Property Owners/Residents The long term success of the air quality mitigation effort rests with residents who choose their own modes of transporta- tion, driving habits and lifestyles. In the aggregate, choices by residents affect the air quality in the region more than any effort by the City or developer. Generally, commercial and industrial are the land uses which have significant opportunities to incorporate air quality/ transportation mitigation measures because of the concentrated (04/25/91) 6 number of automobile trips associated with them. The decision to utilize public transit or non-vehicular transportation will rest with future residents, influenced by the availability and convenience of such facilities. 3. Government/Service Aqencies The City of Chula Vista will review project plans and monitor this plan. Because of its development approval role, the City can effectively enforce transportation phasing and other standards for new construction. Some local public transporta- tion systems are operated under authority of the City, in cooperation with regional operators. The City can also be a source of on-going education and air quality awareness through citizen communication programs. The San Diego APCD will adopt regional air quality plans which will implement measures to meet State and Federal standards. Although these plans will focus primarily on transportation issues, land use and indirect source guidelines will also be included. State law prohibits the intrusion of the APCD on the land use decision authority of the City, so it will be up to the City to implement any such guidelines. To a certain extent, the local school districts also have a role to play based on the transportation they offer to students. Bussing of students to school facilities, instead of parent auto trips, can have beneficial effects in the same way that using public transit for employment commuting reduces total trips, improving air quality and traffic congestion. (04/25/91) 7 III. AIR QUALITY LEGISLATION ~ND PLANS A. Background Based on air quality data from the regional air quality monitoring network, the California Air Resources Board classified San Diego County as a non-attainment area for the State Ozone (03) and inhaleable particulate matter (PM10) air quality standards. In addition, the western portion of the County was classified non-attainment for the State Nitrogen Dioxide (NO2) and Carbon Monoxide (CO) standards. The eastern portion of the County is classified attainment for these standards. Ozone is the principal pollutant of concern in San Diego County. Despite considerable reductions in ozone levels during the past ten years, in 1988 San Diego County exceeded the federal standard on 45 days and the state standard on 160 days. Pollution transported from the greater Los Angeles area was responsible for two-thirds of the days over federal standards and one-half the days over state standards. By comparison, the state nitrogen dioxide standard was violated in downtown San Diego on only one day each in 1988 and 1987. In Escondido, there was also one violation in each of these years. Because violations of the CO and NO2 standards are marginal compared to the significant 03 problem, the principal focus of the regional air quality effort will directed toward reducing reactive organic gases and oxides of nitrogen, which are ozone precursors. The ARB motor vehicle pollution control program will continue to provide significant reactive hydrocarbon, oxides of nitrogen, and CO reductions from motor vehicles. Transporta- tion control measures will also reduce these emissions. Since 80% of the region's CO and 50% of the NO2 pollution is from on-road motor vehicles, this combination of measures will substantially contribute to attaining and maintaining these two standards. While transportation control measures and motor vehicle emission controls will be major elements in the CO and NO2 control program, additional stationary source control measures may be necessary to control oxides of nitrogen. B. Air Quality Plan Requirements 1. Involved Aqencies The four agencies involved in the air quality planning process are the Environmental Protection Agency (EPA), which is (04/25/91) 8 responsible for the administration of the federal Clean Air Act; the State Air Resources Board (ARB), which is responsible for the implementation of the California Clean Air Act of 1988; the San Diego County Air Pollution Control District (APCD), which is responsible for the development of the Air Quality Plan mandated by the State Clean Air Act and for regulating the emissions in the region; and SANDAG, which is responsible for the preparation of the transportation control measures component of the Air Quality Plan. The Plan is to be consistent with the traffic congestion management and regional growth management plans also being prepared by SANDAG. Within this context of a long term strategy to be carried out by the State and the APCD, Chula Vista can also do its fair share, although it does not have a formal role in formulating the plan. State law does provide for the delegation of administration of APCD Regulations to local agencies if the following conditions are met: · Measures adopted and implemented are as stringent as the District's measures. · The local agencies submitting an implementation plan have sufficient resources and the District approves the plan. · The District adopts procedures to audit local agency performance to insure compliance. The District can revoke the delegation for inadequate performance. Any land use provisions of the adopted plan will ultimately be the responsibility of the City as state law prohibits the APCD from intruding in this area. 2. Air Quality Standards Attainment of air quality standards is based on federal and state law which establishes such standards, with the state standards more strict than federal standards (see Table 1). Given this situation, compliance with state law will generally lead to conformance with federal law. The California Clean Air Act of 1988 requires that each air district develop and submit a plan by July 1991 showing how the district will achieve the mandated standards. In their plans, the districts must consider all emission sources, independent of transport into the air basin. Each district not in attainment of the standards by 1994 must reduce non- attainment pollutants or their precursors by an average of 5% per year, beginning from the 1987 levels. The plan must also demonstrate that improved air quality will be maintained after attainment; thus, the plan must have provisions for continued air quality improvement to accommodate growth. The plan must (04/25/91) 9 TABLE 1 AMBIENT AIR QUALITY STANDARDS Pollutant Averaging California National Time Standards Standards Ozone 1 Hour 0.09 ppm 0.12 ppm Carbon 8 Hour 9.0 ppm 9 ppm Monoxide 1 Hour 20 ppm 35 ppm Annual Nitrogen Average - 100gg/m3 Dioxide 1 Hour 0.25 ppm - Annual Sulfur Average - 80 gg/m3 Dioxide 24 Hour 0.05 ppm 0.14 ppm 1 Hour 0.25 ppm - Suspended Particulate Annual Mean 30 gg/m3 50 gg/m3 Matter (PM 10) 24 Hour 50 gg/m3 150 gg/m3 Sulfates 24 Hour 25 gg/m3 30 Day Average 1.5 gg/m3 - Lead Calendar - Quarter 1.5 gg/m3 H~udr°gen 1 Hour 0.03 ppm_ - lfide Vinyl Chloride 24 Hour 0.010 ppm - (chloroethene) Visibility Visibility of 10 - Reducing 1 Observation miles when humidity is Particles <70%. (04/25/91) 10 contain transportation control measures, transportation system measures, and direct source regulations. 3. Mandated Measures Because the San Diego region is classified "severe", specific controls are required by State law. These are: the best available retrofit control technology for existing sources; a permitting program that mitigates emission increases from all new and modified sources; reasonably available transporta- tion control measures; indirect and area source control measures; and, specifically, transportation control measures to hold vehicle emissions constant after 1997 and achieve an average commute-time ridership of 1.5 persons per vehicle by 1999, and measures to achieve use of a significant number of low-emission vehicles by fleet-operators. If the region cannot meet the 5% annual reduction standard, then the next best level of reduction is to be achieved. The Act authorizes the ARB to adjust the emission reduction target for individual areas, if two legal conditions are met. First, the Plan must include all feasible measures and the region must be expeditiously implementing the Plan. Based on the currently available data, the APCD believes that the 5% annual reduction will not be met and thus the "all feasible measures" standard will be applied. C. Transportation Control Measures In November 1990, the APCD Board adopted criteria for developing a transportation control measures (TCM) plan. The plan is being prepared by SANDAG according to the criteria of APCD, and, once completed (first draft due in March 1991), the plan will be implemented through district regulations and transportation system improvements. The TCM criteria addressed six major areas: transportation demand management (reduction in number vehicle trips & heavy duty vehicle restrictions); alternative transportation mode capacity expansion (public transit, park and ride, high occupancy vehicle facilities & bicycle/pedestrian facilities); transportation system management (traffic signals & incident management); land use (jobs/housing balance, mixed use development & focused development); market based incentives (fees & taxes); and, driving restrictions. Regulations which will be proposed to meet these criteria could include: 1. Ride sharing and van pool programs. (04/25/91) 11 2. Employer subsidized transit ticket passes. 3. Flexible work schedules to accommodate ride sharing and transit. 4. Telecommuting and teleconferencing. 5. Parking incentives to support ride sharing. 6. Trip management education. 7. Limiting heavy duty truck traffic during peak commute periods and reducing the number of trips through better fleet management. 8. Measures to reduce trips to large facilities. In addition, the Air Quality Plan will contain transportation system measures to attempt to reduce motor vehicle pollution utilizing some of the following measures: 1. Adding more high occupancy vehicle by pass ramps and lanes. 2. Improving transit services. 3. Special bridge toll rates for drivers who ride share. 4. Increase bus fleets and upgrading of vehicles. 5. Development of long range policies supporting vehicle trip reduction. D. Indirect Source Regulations A residential development is considered an indirect source in that it generates/attracts motor vehicle trips, although the homes themselves do not directly impact air quality. Because all feasible measures will be required, indirect source measures will be included in the Plan. The focus of these provisions will be to reduce motor vehicle-related emissions, although measures addressing aspects of development such as improved energy conservation could be included. Key elements for indirect source regulation would include the following: 1. New source review and approval prior to construction. 2. Determine if the project is consistent with the APCD Air Quality Plan. (04/25/91) 12 3. Analysis of the location, distance, time of day, vehicle occupancy and mode split. 4. Assess the quantity of air pollution which could result from the project. 5. Require the best available design to reduce trips, maintain or improve traffic flow, reduce vehicle miles traveled and implement appropriate transportation control measures. 6. Define the means for monitoring results. 7. Issue a permit specifying air quality construction and operating requirements to provide a basis for determining on going compliance. 8. Incorporate energy conservation measures/opportunities in new construction. E. Other Planning Programs Affecting Air Quality As noted earlier, other planning programs are currently underway which should be coordinated with the Air Quality Plan. Currently, the City of Chula Vista is participating in the regional effort to implement the transportation demand ordinance. City staff is evaluating the model transportation demand ordinance prepared by SANDAG. The near term focus of the regional transportation demand program will be on the largest components of the principal traffic stream including employment travel, college and university student travel, and goods movement. The objectives for each of the larger traffic components are as follows: 1. The objectives of the freeway traffic element policies and programs shall lead to the achievement of a 1.4 average vehicle occupancy rate for all area freeways during the principal travel period by the year 2000 and a 1.5 average vehicle occupancy rate by the year 2010. 2. The objectives of the employment traffic element policies and programs shall lead to the achievement of a 50% drive alone ratio for region wide employment traffic during the principal travel period by the year 2000 and 40% drive along ratio by the year 2010. 3. The objectives of the college and university traffic element policies and programs shall lead to the achieve- ment of a 50% student drive along ratio by the year 2000; and a 40% student drive along ratio by the year 2010. (04/25/91) 13 4. The objective of the goods movement traffic element policies and programs shall lead to the achievement of a 25% reduction in goods movement traffic during the principle travel period by the year 2000; and a 35% reduction by the 2010. Violation of the transportation demand management ordinance as currently proposed may constitute a violation of the Regional Air Quality Plan. The basic requirements of the transportation demand management ordinance will be to require employers to prepare plans to carry out the objectives of the program and to file annual reports showing the degree of compliance with said standards. In addition, each college and university will develop, implement and promote student commute alternatives in order to achieve the regional college university student drive along targets. Finally, with respect to the goods movement/trucking traffic element, each business providing goods movement/traffic trucking services shall develop, implement and promote a non- peak period delivery program as well as other measures to further reduce truck traffic during the principal travel period which is to defined as between 6:30 a.m. to 8:30 a.m. through 1995 after which time it shall be 6:00 a.m. to 9:00 a.m. (04/25/91) 14 IV. AIR QUALITY IMPACTS This chapter discusses the Air Quality Impacts associated with the Rancho del Rey SPA II and SPA III projects. This type of analysis is typically included in the Environmental Impact Report (EIR) prepared for each project. This discussion is based on information provided in the Supplemental EIR for SPA III prepared by P&D Technologies and is also applicable to SPA II. The Air Quality topic was not required to be addressed in the Supplemental EIR for SPA II. This indicates that the Initial Study for SPA II, prepared by the City, determined that no significant air quality impacts would be associated with the project. A. Existing Climate/Air Quality Conditions The climate of the Chula Vista area, as with all of Southern California, is controlled largely by the strength and position of the subtropical high pressure cell over the Pacific Ocean. It maintains moderate temperatures and lower humidities, and limits precipitation to a few storms during the winter "wet" season. Temperatures are normally mild with rare extremes above 100 degrees Fahrenheit (F) or below freezing. The annual mean temperature is 62 degrees F. Winds in the City of Chula vista are almost always driven by the dominant land/sea breeze circulation system. Regional wind patterns are dominated by daytime on-shore sea breezes up to 20 miles per hour with an average of 7 miles per hour. At night, the wind generally slows and reverses direction, traveling towards the sea. Wind direction is altered by local canyons, with winds tending to flow parallel to the canyons. Chula Vista is dominated by the coastal type climate with a significant amount of oceanic influence on relative humidity. The relative humidity ranges from 40 percent to 80 percent in the winter and 30 to 60 percent in the summer. There is an average of 250 clear (not overcast) days a year. The on-shore flow of air provides the driving mechanism for both air pollution transport and dispersion. The winds described above control the horizontal transport in the region. The interior valleys of San Diego County also have numerous temperature inversions that control the vertical extent through which pollutants can be mixed. When the on- shore flow of cool, marine air undercuts a large dome of warm, sinking air within the oceanic high pressure area, it forms a marine/subsidence inversion. These inversions allow for good local mixing, but act like a giant lid over the larger area. As air moves inland, sources add pollution from below without any dilution from above. The boundary between the cool air near the surface and the warm air aloft is a zone (04/25/91) 15 where air pollutants become concentrated. As the air moves inland and meets elevated terrain, inland foothill communities such as Alpine are exposed to many of the trapped pollutants within this most polluted part of the inversion layer. A second inversion type forms when cool air drifts into lower valleys at night and pools on the valley floor. These radiation inversions are strongest in winter when nights are longest and air is coldest. They may lead to stagnation of ground-level pollution sources such as automobile exhaust near freeways or major parking facilities. The proposed project is located in the San Diego Air Basin and, jurisdictionally, is the responsibility of the San Diego Air Pollution Control District (SDAPCD) and the California Air Resources Board (ARB). The SDAPCD sets and enforces regula- tions for stationary sources in the basin. The ARB is charged with controlling motor vehicle emissions. The SDAPCD, in coordination with the San Diego Association of Governments (SANDAG), has developed and updated the "1982 State Implementation Plan Revision for the San Diego Air Basin" (SIP). The 1982 plan had the goal of achieving healthful levels of air quality by 1987, mandated by state and federal laws; however, with the passage in time of the 1987 attainment deadline, a call for a new post-1987 SIP has been issued by the Environmental Protection Agency. Included in the SIP plan are new stationary and mobile source controls; carpooling, vanpooling, and other ride-sharing programs; and energy conservation measures. The air plan is designed to accommodate a moderate amount of new development and growth throughout the basin. This air quality planning document is based on SANDAG's adopted series V regional growth forecasts. The document is being revised using the Series VII regional growth forecasts and to meet the requirements of the State Clean Air Act, as described in the previous chapter. To assess the air quality impact of the proposed project, that impact, together with the baseline air quality levels, must be compared to the Ambient Air Quality Standards (AAQS). These standards are the levels of air quality considered safe, to protect the public health and welfare. The Clean Air Act Amendment of 1970 first established national AAQS. States retained the option to adopt more stringent standards or to include other pollution categories. Because California already had standards in existence prior to 1970 and because of unique meteorological problems in California, there is considerable diversity between state and federal clean air standards. The standards currently in effect in California are shown in Table 1. (04/25/91) 16 Air quality at any site is dependent on the regional air quality and local pollutant sources. Regional air quality is determined by the release of pollutants throughout the air basin. Within the San Diego Air Basin, it has been calculated that mobile sources are the major source of regional emissions and are responsible for approximately 73 percent of the smog emissions in San Diego County ("Climate and Smog in San Diego County", SDAPCD). The air monitoring station closest to the project sites, operated by the SDAPCD, is on H Street in Chula Vista. The data collected at this station is considered to be representa- tive of the air quality experienced in the vicinity of the projects. Air quality data for 1983 through 1988 for the Chula Vista station is provided in Table 2. The air quality data indicate that ozone is the air pollutant of primary concern in the project area. Ozone is a secondary pollutant; it is not directly emitted. Ozone is the result of the chemical reactions of other pollutants, most important- ly hydrocarbons and nitrogen dioxide, in the presence of bright sunlight. Pollutants emitted from morning rush hour traffic react to produce the oxidant concentrations experien- ced in Chula Vista. Ozone is the primary component of the photochemical oxidants and it takes several hours for the photochemical process to yield ozone levels which exceed the standard. All areas of the San Diego County Air Basin contribute to the ozone levels experienced at Chula Vista, with the more significant areas being those directly upwind. The ozone levels at Chula Vista have not significantly increased or decreased over the last six years. On occasion the wind and weather patterns are such that oxidants produced in Los Angeles County are blown southward contributing to the smog level readings in San Diego County. Particulate matter (PM10) refers to suspended particulates which are respirable. PM10 levels in the area are due to natural sources, grading operations, and motor vehicles. The federal standards for particulates have not been exceeded at the Chula Vista station since before 1982. The carbon monoxide standards have not been exceeded over the past several years, although no clear trend in maximum carbon monoxide concentrations is evident. Carbon monoxide is generally considered to be a local pollutant. That is, carbon monoxide is directly emitted from several sources (most notably motor vehicles), and the highest concentrations experienced are directly adjacent to the source. (04/25/91) 17 Table 2 Air Quality Levels Measured at Chula Vista ~m~ient Air Monitoring Station 1983-88 Max. Days Fed. Std. Pollutant CA Std. Fed. Std. Year Level Exceeded Ozone 0.1 ppm* 0.12 ppm 1983 0.21 6 for 1 hr. for 1 hr. 1984 0.15 4 1985 0.20 4 1986 0.14 2 1987 0.16 2 1988 0.22 4 Suspended 50 ~g/m3 150 ~g/m3 1983 103 0 Particulate for 24 hr for 24 hr 1984 88 0 1985 96 0 1986 119 0 1987 100 0 1988 109 0 CO 9 ppm 9 ppm 1983 9 0 for 8 hr for 8 hr 1984 7 0 1985 7 0 1986 7 0 1987 7 0 1988 8 0 NO2 0.25 ppm 0.05 ppm 1983 .18 0 for 1 hr annual avg. 1984 .20 0 1985 .16 0 1986 .14 0 1987 .15 0 1988 .21 0 *ppm = parts per million Source: P&D Technologies (1990) (04/25/91) 18 Lead and sulfur oxide levels are also well below state and federal standards. Sulfur oxide levels are not exceeded anywhere in the San Diego Air Basin, primarily because of the lack of major industrial sources. Due to the introduction and increased usage of unleaded gasoline, lead concentrations are now well below the federal and state standards throughout the basin. B. Projeot Air Quality Impacts The development of the SPA II Project would generate approxi- mately 5,670 daily automobile trips while the SPA III project would generate approximately 11,405 daily trips. These trips would result in increased air emissions on new and existing roadways. Institutional facilities such as schools could also increase project related emissions. Short-term emissions from construction activities would generate dust and diesel emissions resulting in short-term emissions impacts. 1. Construction Impacts Soil disturbance to prepare the project site would generate fugitive dust during the construction phase. Soil dust is typically chemically inert and much of the dust is comprised of large particles that are readily filtered by human breathing passages and also settle out on nearby surfaces. It comprises more of a potential soiling nuisance than an adverse air quality impact. Construction activities for large development projects are estimated by the U.S. Environmental Protection Agency to add 1.2 tons of fugitive dust per acre of soil per month of activity. If water or other soil stabilizers are used to control dust, the emissions can be reduced by up to 50 percent. However, fugitive dust control using water must be balanced against the need to conserve water resources. Currently, water conservation has taken priority. While there would be project related dust emission levels during construc- tion, the air quality impact would be minimal. In addition to fugitive dust, construction activities would also cause combustion emissions to be released from on-site construction equipment and from off-site vehicles hauling materials. Heavy duty equipment emissions are difficult to quantify because of day-to-day variability in construction activities and equipment used. Typical emission rates for a diesel powered scraper are provided in Table 3, and were obtained from the San Dieqo Air Quality Management Division Air Quality Handbook (April 1987). A diesel powered scraper is the most common equipment used for grading operations. (04/25/91) 19 Table 3 Emission Rates for Grading Scraper POLLUTANT EMISSION RATE (Grams/8 Hr.) Carbon monoxide 5,280 Nitrogen oxides 22,560 Hydrocarbons 2,272 Sulfur oxides 1,680 Particulates 1,472 The emission rates above are provided in grams per 8-hour day. To provide a regional perspective of construction emissions generated by projects, the projected emissions for San Diego County (Year 2000) have been provided for comparison. These emissions are based on construction of planned land uses and regional transportation facilities consistent with the input data for the forthcoming Air Quality Plan, and are given in units of tons/day (Table 4). [909,091 grams = 1 ton] 2. Mobile Source Impacts Impacts to air quality result primarily from automobile emissions. The proposed project would result in an increase in air emissions. If future development has been anticipated in the 1982 SIP then air quality impacts are considered mitigated by adherence to the measures as outlined in the SIP. The proposed projects are consistent with SANDAG Series VII projections, while the 1982 SIP is based on Series V projec- tions. Typically, Series VII projections are higher than Series V. Adherence to the policies and measures in the 1982 SIP may result in some residual impacts as not all growth has been anticipated. However, the air quality planning process now underway utilizes the Series VII projections and will result in a new Air Quality Plan that will supersede the 1982 SIP. With adoption of the new plan, the projects will be in conformance with the regional air quality plan. This plan will include increased standards and regulatory measures based on the anticipated growth. Because the new plan includes the projects in its baseline information, project impacts would no longer be considered significant. Although not included in the EIR analysis, project air quality impacts can be estimated. Emissions associated with the SPA II and SPA III are presented in Table 5. The figures can be compared with the regional daily totals provided in Table 4 earlier. The calculation is utilizes per dwelling unit factors from Guidelines for the Preparation of Air Quality (04/25/91) 20 Table 4 San Diego &ir Basin Emission Inventory Summary (tons/day) (Preliminary Data) SOURCES 1987 2000 Reactive Orqanic Gases (ROG) Solvent Use 73.81 (27%) 106.63 (43%) Other Stationary Sources 27.54 (10%) 36.23 (15%) Lt. Duty Passenger Vehicles 107.10 (39%) 49.38 (20%) Other On-road Vehicles 47.98 (18%) 29.86 (12%) Other Mobile Sources 18.07 (6%) 24.70 (10%) Total ROG 274.50 246.80 Oxides of Nitrogen N0x Ail Stationary Sources 36.47 (15%) 55.97 (22%) Lt. Duty Passenger Vehicles 76.52 (31%) 41.49 (16%) Other On-road Vehicles 65.50 (26%) 64.92 (25%) Ships 51.98 (21%) 71.42 (28%) Other Mobile Sources 18.08 (7%) 24.15 (9%) TOTAL NO 248.55 257.94 Carbon Monoxide (CO) Fuel Combustion 46.03 (3%) 60.25 (6%) Other Stationary Sources 10.52 (1%) 13.22 (1%) Lt. Duty Passenger Vehicles 870.33 (61%) 519.66 (51%) Other On-road Vehicles 402.64 (28%) 290.94 (29%) Other Mobile Sources 97.08 (7%) 134.29 (9%) TOTAL CO 1,426.60 1,018.37 Nitroqen Dioxide (NO21 Fuel Combustion 42.16 (17%) 63.55 (25%) Other Stationary Sources 1.50 (1%) 2.00 (1%) Lt. Duty Passenger Vehicles 70.63 (29%) 38.43 (15%) Other On-road Vehicles 57.30 (24%) 56.11 (22%) Ships 52.83 (22%) 72.59 (28%) Other Mobile Sources 17.59 (7%) 23.47 (9%) Total NO2 242.01 256.15 (04/25/91) 21 Impact Analyses (October 1989) adopted by the Ventura County APCD. Table 5 Estimated Project Emissions (Year 2000) Emission Rate (lbs./day)* Project Emissions Residential Units ROC** NO ROC** NO X X SPA II 567 du SFD 0.180 0.188 102 lbs. 107 lbs. SPA III 792 du SFD 0.180 0.188 143 lbs. 149 lbs. 588 du Retirement 0.094 0.066 55 lbs. 39 lbs. TOTALS 300 lbs. 295 lbs. *Emissions from vehicular and non-vehicular sources associated with residential land uses. **~eactive ~rganic ~ompounds Localized air quality impacts can also result from vehicle emissions. The volume of carbon monoxide released when a large volume of slow moving vehicles are contained in one small area can create air pollution "hot spots". Often such "hot spots" can occur when intersection congestion is LOS D or below. If traffic on East "H" Street deteriorates to these levels, potentially significant "hot spots" could result. 3. On-Site Impacts Emissions from residential activity including painting, household cleaning, fumigation, gasoline powered lawnmowers, chemicals associated with swimming pools, wood burning fireplaces and barbecues, while not considered significant, would have a cumulative impact on regional air quality. Emissions from the Junior High School site including the use of gasoline powered lawnmowers, chemicals associated with maintenance activities and classroom activities are not considered significant on a project level, but could have cumulative impacts on regional air quality. Within the South Coast Air Basin (Los Angeles area), regulations to prohibit or restrict these types of air impacts are being adopted. If similar regulations are adopted in the San Diego region, the (04/25/91) 22 SDAPCD (or its designee) will enforce compliance, including the subject projects. (04/25/91) 23 V. AIR QUALITY MITIGATION MEASURES The primary route to air quality mitigation and reduction of project impacts to an insignificant level is conformance to the adopted regional air quality plan. As discussed, the new Air Quality Plan is now being prepared but specifics are unknown at this time. To decrease project level emissions, the City of Chula vista will adhere to recommendations made by the 1982 SIP and the forthcoming San Diego Air Quality Plan regarding local participa- tion in air emission reduction measures. As is evident from the preceding discussion, the focus of local air quality improvement measures are local sources (industrial uses) and transportation behavior. The SPA II and SPA III projects, as residential developments, are not direct sources. Thus the project approach is to provide alternative transportation routes, and in some cases facilities, and encourage and/or educate residents to use them. Measures currently incorporated in the project to decrease project-related emissions include: The project facilitates the use of alternative transportation modes by promoting non-vehicular transit usage by project residents by providing bicycle and pedestrian trails connect- ing to all local activity centers (e.g., schools, parks, etc.). Ail levels of schools (elementary to community college) are within or adjacent to the Rancho del Rey Community. A city library, a YMCA, two day care/church facilities, and a full range of public parks are included within the community to minimize travel distance and encourage non-vehicular modes. Community commercial centers are located within walking distance to the east and west of Rancho del Rey on East "H" Street. · The land use plan for Rancho del Rey also includes a signifi- cant business center to potentially reduce commute distances and maintain an appropriate jobs/housing balance. · The location of the development projects is in close proximity to existing major transportation facilities: East "H" Street and 1-805. Both are essentially in-fill projects, utilizing land which can be most efficiently served by existing infrastructure, including public and private transportation (as opposed to "fringe" development which requires extensions of facilities and does not have support services/land uses in place). · The project area is bisected by East "H" Street which is expected to become a significant public transit corridor. The business center and other uses fronting this corridor will make provision for transit stops (bus turnouts, shelters, etc.) The seniors project may also provide a private transit (04/25/91) 24 service (mini-bus, etc.) for the convenience of residents of the retirement community. · To avoid creation of air pollution "hot spots" at intersec- tions, transportation phasing measures included in the Growth Management Plan will be implemented to reduce potentially significant impacts to air quality. Maintaining the LOS to C or better will minimize the number of idling cars that are releasing carbon monoxide into the air. The projects will be required to comply with the threshold standards adopted by the City which will maintain acceptable traffic flow. Fee contributions by the projects will also help fund transporta- tion system management improvements (signal synchronization, etc.) planned by the city and funded through development impact fees. · To minimize air quality impacts from energy generation plants, the project will incorporate energy conservation measures as required by the State. Measures associated with reducing energy for hot water heating will also contribute to water conservation efforts. · As a component of the project water conservation program, an on-going program of homeowner education/assistance will be provided by the master developer (or designee). This program can be expanded to include air quality issues; to provide education and information to new homeowners who may be receptive to changing their habits in conjunction with their move to a new environment. · In addition, should new or more definitive measures be adopted for residential development projects, either as a component of the new regional Air Quality Plan or local regulations, these measures will be incorporated into the projects. Because air quality is an issue which can be effectively addressed only on a regional (air basin) basis, the most effective approach will be for each and every project to implement the Air Quality Plan. The Master Developer of SPA II and SPA III is committed to implementing this Plan in both projects and expects such provisions to be fully implemented and/or enforced by the city of Chula Vista. (04/25/91) 25 VI. MONITORING/CONCLUSION &. Monitoring To assure compliance with project mitigation measures, City staff will require compliance with the forthcoming San Diego Air Quality Plan. The City General Plan also includes policies encouraging adherence to these measures. Prior to or as a condition of approval of the tentative map, the project design plan would be reviewed by the City Planning Department to insure that there are adequate bicycle faciliti- es on-site, and that area(s) to accommodate mass transit vehicles are reserved. Transportation control systems and development/transportation improvement phasing is also controlled by the City of Chula Vista through the forthcoming Growth Management Plan. These measures will address the potential impacts associated with congested traffic on East "H" Street. The mitigation measures included in the Transportation Phasing Plan will be imple- mented before issuance of the occupancy permit per the Public Facilities Finance Plan. B, Conclusion/Analysis of Significance Development of the projects will result in increased traffic on new and existing roadways and additional air emissions. Fugitive dust released from construction a short-term nuisance and would not constitute a significant impact. The develop- ment of the proposed project is consistent with SANDAG Series VII projections and not the Series V projections associated with the 1982 SIP which is considered a significant impact. The SIP revision, which are currently being initiated using Series VII projections and which is due by July 1, 1991, will be completed and adopted prior to build-out. Both projects will be in compliance with the provisions of the new Air Quality Plan and impacts are expected to be minimized. Compliance with the air quality plan would define project impacts as less than significant. (04/25/91) 26 VII. REFERENCES California Air Resources Board; Answers to Commonly Asked Ques- tions About the California Clean Air Act's Attainment Planning Requirements (CCAA Guidance Paper ~1); August 1989. California Air Resources Board; California Clean Air Act Trans- portation Requirements Guidance (CCAA Guidance Paper ~2); February 1990. California Air Resources Board; Executive Summary - California Clean Air Act Guidance on the Development of Indirect Sourcp Control Proqrams; July 1990. Cinti & Associates; Draft SPA Plan Rancho del Rey SPA II; November 1988. Cinti & Associates; Draft SPA Plan Rancho del Rey SPA III; August 1990. P&D Technologies; Final Supplemental EIR Rancho del Rey SPA III; November 1990. SANDAG; 1991 Air Quality Plan Development Process (Aqenda Report R-74); September 28, 1990. SANDAG; Air Quality/Transportation Control Measure Criteria (Aqenda Report R-92); November 16, 1990. SANDAG; Reqional Quality of Life Factors, Standards and Objec- tives (Aqenda Report RB-19); November 16, 1990. San Diego County Air Pollution Control District; Memorandum: Transportation Control Measure Criteria; November 21, 1990. San Diego County Air Pollution Control District; California Clean Air Act - Air Quality Strateqy Development Workplan; n/d. Ventura County Air Pollution Control District; Guidelines for the Preparation of Air Quality Impact Analysem; October 24, 1989. Willdan Associates and Bud Gray; Draft Growth Manaqement Proqram - City of Chula Vista; August 1990. (04/25/91) 27 April 29, 1991 To: Chairman and Members of the Planning Commission From: Bob Leiter, Director of Planning~ Subject: Otay Ranch Interjurisdictional Task Force Meeting The Planning Commission previously requested that when the next Interjurisdictional Task Force meeting was scheduled on the Otay Ranch that Commissioners be made aware of the time and place in case any members were interested or able to attend. The next meeting is scheduled for May 23 at 1:00 p.m. in the City Council Chambers where the Task Force will be discussing an issue paper as it relates to the Otay Ranch proposed river crossings in Otay Valley. If you are planning to attend and you wish to have a copy of the issue paper in advance of the meeting, please contact Nancy Ripley at your earliest convenience. RAL:KL/nr