HomeMy WebLinkAboutAgenda Statement 1980/05/06 Item 10a,10b
COUNCIL AGENDA STATEMENT
Item 10, a & b
Meeting Date 5/6/80 .
Public hearing - Consideration of development plans for Rice Canyon Sectional
ITEM TITLE: Planning Area and tentative subdivision map for Hidden Vista Village
Resolution 100" - Approving plans for Rice Canyon Sectional Planning Area
Resolution/ooS/-,q- Approving tentative subdivision map for Hidden Vista Village
SUBMITTED BY: Director of Planning~ (4/5ths Vote: Yes No~) .
A. BACKGROUND ~
1. The applicnat has submitted a Sectional Planning Area plan for the development of
the 419 acre Rice Canyon area of El Rancho del Rey Specific Plan located on the east side
of 1-805 in the vicinity of the extension of East "H" Street. For the City Council's
information, two 8~"xll" maps are enclosed to facilitate comparisons between the adopted
plan for the Rice Canyon Specific Planning Area and the applicant's proposed development
plan for the area. The text of the Specific Development Plan of El Rancho del Rey, as
adopted by the Planning Commission and City Council, is also enclosed for the Council's
information.
2. In addition to the Sectional Planning Area plan, a tentative map identified as
Chula Vista Tract 80-15, Hidden Vista Village, has been filed which proposes to subdivide
approximately 419 acres in the following manner:
329 single family lots ranging in size from 6,000 sq. ft. to 18,000 sq. ft.
4 condominium lots containing a total of 638 condominium units
2 major open space lots containing approximately 125 acres
A 19 acre elementary school site (9 acres usable)*
A 64 acre junior high school site (22 acres usable)*
An 18 acre park site (6 acres usable)*
~ 30,000 sq. ft. fire station site
A one acre park and ride facility for Cal Trans
One lot of approximately 11 acres to be devoted to senior citizen and low and
moderate income housing
An 8 acre auto park site
One 3 acre commercial recreation area
One 20+ acre site devoted to retail commercial activities.
*There are nearly 60 acres of natural open space proposed within these three sites.
It should be noted that detailed precise plans will be filed at a later date for
Planning Commission and City Council approval on all of the commercial, commercial/recre-
ation development, and the senior citizen-low/moderate income housing area.
3. Environmental Impact Report EIR-79-8 was certified by the Planning Commission on
October 10, 1979, and was included as an earlier item on the Council agenda together with
the candidate CEQA findings and overriding considerations.
B. RECOMMENDATION:
1. Adopt a resolution approving the development plan for the Rice Canyon Sectional
Planning Area of El Rancho del Rey subject to the following conditions:
a. The General Plan shall be amended at the next available General Plan hearings
scheduled by the City to reflect the modif~cation to the Specific Plan.
b. The developer shall be required to dedicate and/or construct
Form A-113 (Rev. 11/79)
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all public
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EXHIBITS
Agreement_____ Resolution~ Ordinance_____ Plat~ Notification List
Other ~1emo Report ENVIRONMENTAL DOCUMENT: Attached Submitted on
Res. PCM-tJU-13
Res. PCS-80-15
Table of Condominium Summary
Letter from C.V. School District
Text of Specific Development Plan of El Rancho del Rey
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Page 2, Item lO,a & B
Meeting Date 5/6/80
facilities determined by the City Council to be necessary to serve the Rice
Canyon Sectional Planning Area.
2. Adopt a resolution approving the tentative subdivision map for Chula Vista Tract
80-15, Hidden Vista Village, in accordance with Planning Commission Resolution PCS-80-15.
C. PLANNING COMMISSION RECOMMENDATION
On March 19, 1980, the Planning Commission, by a vote of 4-2 (with one member absent)
recommended that the City Council approve the Rice Canyon Sectional Planning Area in
accordance with Resolution PCM-80-13 and the tentative subdivision map in accordance
with Resolution PCS-80-15.
D. BRIEF DISCUSSION OF MAJOR POINTS
1. Number of dwell ing units.
The applicant's plan proposes 827 dwelling units (329 single family lots and 498 condo-
minium units) to be located on the north side of "H" Street. The adopted Specific Plan
allows for a maximum of 839 units on the north side.
The adopted Specific Plan has 50 acres designated for Retail and Recreation Commercial
on the south side of "H" Street. The applicant's plan would reduce the commercial develop-
ment by approximately 23 acres and in its place provide for 11 acres of senior and low/
moderate income housing. The remaining 12 acres would be devoted to condominium development.
The total number of units proposed on the south side of "H" Street is 372 (232 for senior
and low/moderate income, and 140 condominium units). The substitution of residential develop-
ment for commercial development is more'fully explained in Section C. 1 and 2 of the attached
report.
2. Land form alteration.
Development of the project will have a major effect on the existing topography as
approximately 3y, to 4y, million cubic yards of earth will be moved. The grading, however,
is necessary for the extension of "H" Street and the implementation of the adopted Specific
Plan previously approved by the City Council. Approximately 185 acres, or 45% of the 419
acre site, will' remain in natural open space in keeping with the adopted plan (see Section F
of the attached report 'for complete information).
3. Extension of offsite improvements.
The possible extension of offsite road improvements was discussed in detail in two areas.
a. Lynwood Drive - The City's Fire Marshal, Police Chief and Planning Director all
concurred that providing a road connection to Lynwood Drive from the proposed project would
provide a valuable secondary route to Bonita Road and adjacent county developments for
emergency service. Because of opposition raised by adjoining county residents and conditions
of approval sought by the County Road Department, the City Engineer and Planning Director
recommended that the connection not be made at this time. The Planning Commission concurred
with that recommendation in favor of retaining a street reservation which could be utilized
at some future time if the need arises (see Section B.2 of the attached report for complete
i nforma ti on).
b.
"H" Street - The developer has offered to construct "H" Street through the full
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Page 3, Item. 10 a' & b
~1eeting Date
5/6/80
length of his site varying the width between 6 and 8 lanes to include major turning lanes
in the commercial area. The Director of Planning and City Engineer have determined that the
number of units contemplated for this project warrants the extension of "H" Street approxi-
mately 2500 feet to the east to provide for a second access route into the project. Failure
to provi de for the extens i on of "H" Street coul d result in the project bei ng a gi ant cul-de-
sac with only one access in or out. .---------------. -- -q- i--'" -, ,--- ..----- -.- r-
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4. School s.
The adopted City Ordinance regarding a developer's obligation for school construction
requires the school districts to either reach an equitable agreement with the developer or
come forth with evidence of overcrowding ,to the City' Council. The Chula Vista Elementary
District has reached an agreement involving the dedication and installation of temporary
facilities for the elementary school site; however, negotiations between the Sweetwater
Union High School District and the developer are still in progress (for further explanation
see Section D of the attached report).
5. Fire Station.
The developer. has offered to dedicate and develop a 30,000 sq. ft. fire station site,
including the construction of a house and oversized garage to be used for this station.
This proposal has been reviewed and accepted by the Director of Public Safety.
6. Encroachment into open space.
The applicant's plan has several areas which encroach into the designated open space
areas identified on the adopted Specific Plan. However, the total amount of open space
retained in the applicant's plan (approximately 185 acres) coincides with the adopted plan.
The most significant encroachment occurs along the south side of "H" Street in the area
east of Ridgeback Road. This encroachment allows the applicant to develop the area with
the same number of dwelling units' (140), however, at'a much lower density per acre (11 dwell-
ing units vs. 18).' This utilization of a rather narrow designated open space area results
in a move livable residential project.
7. Phasing.
Although the applicant anticipates grading the project at one time, construction will
occur in eight phases, tentatively scheduled to start in October of 1981 and extend for
four to five years. (Refer to Section E, construction phasing schedule, in the attached
report. )
8. Senior and low/moderate income housing.
The applicant has designated an eleven acre parcel on the south side of "H" Street,
adjacent to the commercial center, for construction of 240-275 senior and low/moderate
income housing units. The recommended conditions for the project require construction of
those units concurrent with the construction of the retail commercial area and prior to
the construction of more than 400 conventional ,dwelling units. (See phasing schedule in
the attached report.)
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Page 4, Item 10 a & b
Meeting Date 5/6/80
E. ANALYSIS
1. The encroachments into the open space will require an amendment to the El Rancho
del Rey Specific Plan which in this instance constitutes the General Plan. The General
Plan should therefore be amended at the next scheduled General Plan Amendment hearings.
2. Except for the encroachments into the open space areas the plan is in substantial
conformnce with the adopted El Rancho del Rey plan. The development of a portion of the
commercial areas with residential uses is authorized at a maximum density of 18 dwelling
units per acre. (Reference paragraph G.3 on page 9 of the text of the Specific Development
Plan of El Rancho del Rey.) While the proposed Section 8 housing would in itself exceed
this density, the total residential development planned on the south side has a combined den-
sity of 18 units per acre.
3. The transfer of density within a Sectional Planning Area may be authorized provided
the transfer improves the spatial or functional relationships or increases the quality of
the land use, circulation'or conservation. In this instance, the developer has chosen to
utilize four basic dwelling types: single family detached, townhouses, garden apartments,
and low rise apartments. Only two of these dwelling types are proposed on the north side of
East "H" Street where the El Rancho del Rey plan has indicated four density classifications
implying a variety of dwelling types. However, the table of translation (page 11 of the
text of the Specific Development Plan of El Rancho del Rey) reflects the allowance of an over-
lapping of dwelling types in the density classification, therefore, the proposed plan is in
substantial conformance with the El Rancho del Rey plan.
4. The encroachment of the commercial use into a portion of the open space area adjacent
to I-80S on the south side of East "H" Street is justifiable due to the alignment of "H"
Street and the grading resulting therefrom which provides a level area which bears little
relationship to 'the adjoining hillside open space area and a space that can better be incor-
porated into the commercial development. The encroachment of the easterly residential
development into the open space area along the south side of "H" Street permits the density
of the garden apartments to be 11 dwellings per acre rather than 18 units. The expansion
of residential development into the designated open space permits the site plan to open up
internally, resulting in a 'more 'livable project with more usable space provided within the
project. Further, retention of this area as open space would serve little purpose. It would
simply be a narrow strip between the base of the hills to the south and "H" Street to the
north which has little natural or scenic value.
F. CONCLUSION
The proposed Sectional Planning Area plan represents an acceptable refinement of the Rice
Canyon port i on of the Specifi c Pl an for El Rancho del Rey. The plan addresses the open
space, housing and transportation needs in a commendable fashion while making the shifts
that inevitably result 'from more detailed engineering and layout studies than the Planning
and Engineering Departments were able to do at the time of consideration of the overall plan
for El Rancho del Rey.
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Chul::l Vista, Cc,iiiurnia
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RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING
TO THE CITY COUNCIL THE APPROVAL OF DEVELOPMENT PLANS FOR
THE RICE CANYON SECTIONAL PLANNING AREA OF EL RANCHO DEL
REY SPECIFIC PLAN
WHEREAS, Ordinance No. 1824, adopted by the City Council on August 15,
1978, adopted a new Specific Plan/General Development Plan for the P-C zone of
El Rancho del Rey, and
WHEREAS, a development plan for the Rice Canyon Sectional Planning Area
of the El Rancho del Rey Specific Plan was filed with the Planning Department by
Watt Industries San Diego, Inc., and
WHEREAS, the City Planning Commission set the time and place for a public
hearing to consider said development plan and notice of said hearing, with its
purpose, was given by the publication in a newspaper of general circulation in
the city at least ten days prior to the date of said hearing, and
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WHEREAS, a hearing was held at said time and place, namely 7:00 p.m.,
February 27 and March 19, 1980, in the Council Chambers, Public Service Building,
276 Fourth Avenue, before the Planning Commission and said hearing was thereafter
closed, and
WHEREAS, on March 19, 1980 the Planning Commission adopted the Candidate
CEQA findings relating to environmental impacts of the project as contained in
EIR-79-8, certified by the Planning Commission on October 10, 1979.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. From facts presented to the Planning Commission, the Commission finds:
a. The proposed sectional planning area plan is in conformity with
the general development plan of the P-C zone, any adopted specific
plans, and the Chula Vista general plan and its several elements:
The proposed 827 dwelling units units on the north side of East "H"
Street is within the allowable range of 499 to 839 units designated on
the El Rancho del Rey Plan. The overall density of 18 dwelling units
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per acre proposed on the south side of East "H" Street is also in
conformance inasmuch as the text of the plan authorizes residential
development to occur in the area designated as commercial on the
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adopted plan. The encroachment of some of these units into the area
designated as open space on the adopted plan is not in conformance
with the adopted plan; however, it represents a reasonable use of that
land which would otherwise have no great value for open space
purposes as it is a narrow strip between "H" Street and the base
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of the hills. The use of that area for condominiums enables
Section 8 housing to be provided adjacent to the shopping center.
The Planning Commission determined the trade-off of this open space
for 232 units of Section 8 housing is acceptable and recommends that
the adopted plan be amended to reflect the applicant's proposed plan.
b. The proposed sectional planning area plan would promote the orderly,
sequentialized development of the involved sectional planning area:
.The proposed development will be developed in a west to east manner
as set forth by City Council policy. The plan provides for access to
other areas subject to development.
c. The proposed sectional planning area plan would not adversely affect
adjacent land use, residential enjoyment, circulation, or environ-
mental quality: Single family detached housing is proposed adjacent
to the Lynwood Hills area. Since the plan is in general conformance
with the adopted El Rancho del Rey Specific Plan it should not
adversely affect the adjacent land uses.
2. The Planning Commission recommends to the City Council that the develop-
ment plan for the Rice Canyon sectional planning area of El Rancho del Rey be
approved subject to the following conditions:
a. The General Plan shall be amended at the next available General Plan
hearings scheduled by the city to reflect the modification to the
Spec ifi c Pl an.
b. The developer shall be required to dedicate and/or construct all
public facilities determined by the City Council to be necessary to
serve the Rice Canyon sectional planning area.
3. That this resolution be transmitted, along with the proposed development
plan to the City Council, and a copy of this resolution be transmitted to the
app 1 icant.
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 19th day of March, 1980 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
Commissioners Stevenson, R. Johnson, Pressutti and G. Johnson
Commissioners Williams and O'Neill
Commissioner Smith
a2j~/~
Chairman Pro Tempor
ATTEST:
.:?~~;'---Y'-' /n1 "~~-'L
/ Secretary
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WATT INDUSTRIES
SAN DIEGO, INC.
3737 Camino Del Rio South
Suite 309
San Diego. CA 92108
17141283-7271
April 24, 1980
Mayor Will T. Hyde
City of Chula Vista
P. O. Box 1087
Chula Vista, California 92012
Re: Hidden Vista Village ("H" Street)
Chula Vista Tract No. 80-15
Dear Hayor Hyde:
I want to repeat my appreciation for the courtesies you extended to
Ray Watt and me during our April 14, 1980 meeting. We were certain
that you were unaware of the extent of the obligations imposed upon
our proposed project which are untypical of Chula Vista and the general
spirit of cooperation which together we have enjoyed during our three
years of creating the plans for this community.
As we have discussed, there are many requirements which have been
recommended by the Planning Commission as part of our subdivision
requirements which are extraordinary in nature and in their respective
financial implications to our specific project. As you will see by
a brief description of the following items, we are faced with unusual
financial burdens on this project which are not commensurate with
obligations required of other subdivisions within the City of Chula
Vista.
1) The Sweetwater Union High School District has requested the
availability of an improved school site representing a total
cost to us of $2,132,271. Under that district's current fee
schedule, our total financial obligation under City policy
would total $229,500 or an extraordinary expenditure by us of
$1,902,771.
2) The Chu1a Vista City Elementary School District has imposed a
requirement for us to provide an improved school site with a
total cost to us of $694,055. In addition, school fees are
required in the amount of $649,999, for a total COSt of
$1,344,054. Under that district's current fee policy, our
obligation would be $229,500. This represents an extraordinary
expenditure by us of $1,114,554.
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CITY j:OUNCIL MEETING
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Mayor Will T. Hyde
April 24, 1980
Page 2
3) We are required to extend a 15 inch sewer offsite to the north at
an extraordinary cost to us of approximately $77,338. This sewer
will serve other portions of the El Rancho Del Rey Specific
Planning Area and a portion of the cost will possibly be recoverable
at a later date.
4) We are being required to improve East "H" Street, a major highway,
full width, through the property along with major drainage
facilities representing an extraordinary cost to us. The estimated
cost of completing these facilities within the limits of the Rice
Canyon Specific Planning Area is $2,728,975.
5) We are required to complete, full width, improvements for Ridgeback
Road, a residential collector, within the limits of the Rice Canyon
Specific Planning Area. This road is primarily to provide access to
the properties to the east of our project and represents an extra-
ordinary cost to us of $381,237.
In addition to the previously listed extraordinary expenditures, we are being
asked to comply with two additional conditions that add considerable expense
to the project. These conditions are as follows:
i) We are being required to convert the existing 69 KV overhead
electrical lines that presently run down Rice Canyon to under-
ground facilities. The City of San Diego and numerous other
municipalities do not require the undergrounding of these heavy
facilities due to the tremendous expense and the facilities are
permitted to remain overhead.
The estimated cost to us to underground the 69 KV electrical
within the limits of the Rice Canyon Specific Planning Area
as presently required is $1,110,000. If these facilities were
permitted to remain overhead and were relocated to a position
south of the commercial and residential area on the south side
of "H" Street, the cost of the relocation would be $262,000.
Again, we are being asked to absorb extraordinary costs of
$848,000 for construction that we feel has an acceptable
alternative.
2) We are being required to construct a portion of "H" Street easterly
of our project boundary to a future intersection with Paseo Del Rey.
This construction would take place entirely outside of the Rice
Canyon Specific Planning Area and in our opinion, is of absolutely
no benefit to our project. In fact, in light of the Council's
west to east development requirement for the El Rancho Del Rey plan,
this construction should be required of the developer of the
adjacent property.
Again, we are being asked to absorb a cost of $1,158,802 for
improvements which are not necessary for the implementation of
our project.
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Mayor Will T. Hyde
April 24, 1980
Page 3
As you can see by the foregoing list of items, our project is being asked
to absorb a considerable amount of extraordinary costs in the implementation
of the development plan which are atypical of requirements of other develop-
ments within the City of Chula Vista. Discretionary requirements resulting
in unnecessary expenditures not only mandate sales prices of residential
units which become beyond the reach of the community, but make the provision
of affordable housing, low-cost housing, and housing for the elderly
economically infeasible.
In an effort to attempt to reduce the impact of these extraordinary expendi-
tures, we are requesting your assistance in seeking relief from two of these
burdensome items by:
1) Deleting the requirement for the grading and improvement of East
H Street outside the boundaries of the Rice Canyon Specific
Planning Area.
2) Permitting the retention of the 69 KV electrical lines overhead
and relocating same to a location behind the commercial and
residential area on the south side of "HI! Street.
We believe that the City Council's considerations in this regard will assist
us in expeditiously attending to our construction scheduling, at least
partially reduce the financial impact of the numerous atypical obligations
imposed upon the developer, and enable us to develop a community which will
be a functional, financial and aesthetic asset to the City of Chula Vista.
\\ I would appreciate your consideration of the aforementioned and would welcome
the opportunity to discuss the items contained in this letter in greater
detail. At your convenience, I would welcome your response to the requests
contained herein.
Thank you in advance for your consideration and cooperation in this regard.
Sincerely,
WATT INDUSTRIES/SAN DIEGO, INC.
Joseph D. Davis
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3604 Bonita Rd.
Chula Vista, Ca. 92010
April 29, 19S0
Honorable Mayor and City Council
City,of Chula Vista
P. O. Box lOS7
Chula Vista, Ca. 92010
Gentlemen:
The purpose of this letter is to petition your support in obtaining
access to my property from the Watts development. I own approximately
st acres adjoining this project to the north.
Since receiving this property from my mother in 1955 I have been land-
locked and have made numerous attempts to gain legal access to it. I
have written or phoned each succeeding owner of a small strip of land
separating my parcel from Vista Coronado Dr. in Lynwood Hills. Each
attempt proved futile. In February 1966 I attempted to go around this
strip by writing to United Enterprises, the holding company of Otay
Ranch, requesting access through them to Vista Coronado Drive. As a
result of the subsequent correspondence with them I met with Mr. Pat
Patrick, Property Manager of United Enterprises, in late 1967. He said
he was sympathetic to my problem and would like to accommodate me how-
ever certain negotations were going on at that time making it impossible
for him to make a commitment. I received a phone call from him in
October 1968 informing me that the property in question had been sold
to the Gersten Corporation. He said he had talked to them regarding
my request for an easement and recommended that I contact a Mr.
Pasquale of that company. My initial attempts to reach Mr. Pasquale
by. phone or by letter were left unanswered, however, in answer to my
letter dated October 20, 1976, I received a negative response to my.
request. for an access. I have been to the planning department of the
City'of Chula Vista several times over the subsequent years expressing
my desire that any developer of that land be required to provide access
to my property.
I have now received notification from the Sweetwater Authority thatth~
are'considering a portion of my property as a site for an underground
water tank; I have been advised by legal council that if I do not
acquire legal access to my property by the time condemnation proceedings
take place that its value will be greatly reducea.. Therefore, it is
imperative that I acquire direct access as soon as possible. I believe
I have been diligent over the past 16 years in attempting to acquire
access to my property. I now respectively ask your help in this matter.
If I am successful in acquiring access it is my intention,;to 1mmediatll~y
commence a plan of development to present to the City of Chula Vista along
witli~ail' application of annexation.
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I will be present at your next public meeting on May 6th at which
time the El Rancho del Rey development will be discussed and will be
glad to respond to any questions you may wish to direct to me.
Please see the attached four copies of letters that I believe to be
especially pertinent to this matter.
Respectively,
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Helen L. Bishop
Attached:
1. Letter from C. R. Pasquale, Executive Vice President, The Gersten
Companies, dated 10-20-76.
2. Letter from Patrick R. Patrick of United Enterprises, Inc. dated
to-8-68 .
). Letter from Robert Newell, Secretary, United Enterprises, Inc.
dated 6-21-67.
4. Letter to Robert Newell, Secretary, United Enterprises, Inc.
dated 5-11-67.
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81:yM~<~~O(}!*~!!/tNTRACTORS
{;;.'f:y:r,:::-WK,'>S"<<>.j.};j.'(i(~0"Ui.;t2\JA~XXK~"'j:tct::%~ . BEVERL'( HILLS, CALIFORNIA 90212 . PHONE (213) 272-0815.
October 20, 1976
He. len L. Bishop
3604 Bonita Road
Clmla Vista, California 92010
Dear Ms. Bishop:
At.knowledgernent is made to your letter requesting casement. At the present
time, we do not h.:lve refined development plans for this area; thl:.~refore, it
is not possible for us to grant to you any type of easement.
Sincerely,
THE GERSTEN COMPANIES
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C. R. Pasquale ;
Executive Vice resident
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UNITED ENTERPRISES, INC.
1007 FIFTH AVENUE
SAN DIEGO, CALIFORNIA 92101
(714) 232-2008
October 8, 1968
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Mrs. Helen L. Bishop
P. O. Box 416
Bonita, California 92002
Dear Mrs. Bishop:
I am afraid that, in spite of the effortc tve have made over t.he
past few years, it has not been possible for us t.o arrange the easement
you requested for access to your own property.
The main difficulties were physical in that it would have been
quite a major engineering project to divert a roo.d to our ::>ide of the fence
and refence it. An additional problem is the corridor that the City of
Chula Vista annexed some years ago without our concurrence.
Also, as you are aware, our negotiations with your neighbor,
"hich looked so promising at one time, fell completely flat and put us
right back where we started.
You are aware, no doubt, th~t all our property in the Rice Canyon
Area has recently been Gold and this includes the area you requested for an
easement. vie h8ve advised the purchasers of your request VIi th the strong
recommendation that you should be given some form of access to your own pro~
perty.
.. PerGonally, I am very sorry ..,.;e wer'e not ;lblc to progresr; further
with your request and I hope you understand our difficulties. As we were
not involved in any lego.l or engineerinG fees your dcpo~~;it of $500. is re-
turned' herewith. -
Sincerel~ yours, '? "'
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UNITED ENTERPRISES, INC.
233 BROADWAY
NEW YORK. N. Y. 10007
June 21, 1967
Mrs. Helen L. Dishop
P. O. Box 416
Bonita, California 92002
Dear Mrs. Bishop:
I ackn01;ledgc receipt of your letter of Hay 31st enclosing check
for $500.00 which was just received upon my return from a trip to Europe.
Our Property }la.nager, "Iing Commander Patrick R. Patrick who is now
here in New York will be back in California nc.."'<t \<eek and he \<ill get in touch
with you at that time.
Very truly yours,
~
Secretary
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P.0.Box-416
Boni ta, Calif.
May 31, 1967
Nr. !lewell, Secretary-Treasurer
Ulli ted Ir, terprisee, Inc.
23) Broadway
New York, l~. Y. 10007
Dear Mr. Newell:
I am writing in regards to ~ letters to you dated February 28, 1966
and !'larch 28, 1966, expressing my desire in obtaining an easement
through a yortion of Otay Ranch land here in San Diego COtUlty.
~ince I did not receive a re?ly to my letters I contacted ~I. Schutte
and he said a S500.00 deposit was required before you could have the
D~tter looked into.
As I am very interested in acqu.iring this easement I am enclosing a
check in the amount of S5uO.OO, L1 the, :lOpe thst this ",ill expsdi te the
n:a,tter.
An early response to this request would be ~reatly appreciated.
~incerel;v,
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Mrs';' Helen 1,. Bishop
1'.0. Box 416
Bonita, Calif. 92002
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RESOLUTION OF THE CITY PLANNING COMMISSION ADOPTING
CEQA FINDINGS PURSUANT TO CALIFORNIA PUBLIC RESOURCES
CODE SECTION 210Bl AND ADOFTTNG FINDINGS OF OVERRIDING
CONSIDERATION
WHEREAS, EIR-78-2 on the El Ra~~ho del Rey Specific Plan was certified
by the Planning Commission on February 22, 1978, and EIR-79-8 on the Rice
Canyon Sectional Planning Are" of the il Rancho del Rey Specific Plan was
certified by the Planning Commission on October 10, 1979, and
WHEREAS, it is the policy of the State of California that no public
agency shall approve a project fe,,. .rhid an environmental imr;ct report has
been prepared in which signif;unt impacts have been identified, unless it is
infeasible to avoid those impacts due to ,'lfcCific technica-j, sOdal,' economic
., ',' ~
or other considerations, and
WHEREAS, Advance Planning and Research Associates, Inc. has prepared
Candidate CEQA fi ndi r,gs of fact pursuant ,:0 the Ca 1 iforni a Envi ronmenta 1 Quality
Act of 1970 and those findings hale heen reviewed by the Planning Department and
recommended for adoption.
NOW, THEREFORE, BE IT RES,"
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in accordance with the attached
Candidate CEQA findings:
1. The Planning Commis>;~i. naving reviewed and considered the information
contained in EIR-78-2 and EIR-79-8, finds that the implementation of specific
mitigation measures recommended in the final EIR-79-8 will avoid significant
adverse environmental effects '~ the following areas: (Note - The number in
parenthesis following each he3ding refers to the respective section number of the
EIR.)
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a. Geology (3.3)
b. Soils (3.4)
c. Dra i nage (3.6)
d. Archaeology (3.8)
e. Paleontology (EIR-78-2, Sec. 5.11 )
f. Transporta ti on (310)
g. Noise, short t, 'T: ('1 1" \
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2. The Planning Commission, havirg reviewed and considered the information
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contained in EIR-79-8, finds that the mitigation of the following impacts is
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within the responsibility and jurisdiction of other public agencies:
"
a. Water Oualj : '/ - Regi ona 1 (3.7)
b. Air Qualjty :3.12)
)OO<(S{ c. Schools (3.16)
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\.
3. The Planning Cammissian, naving reviewed the 1ntarmat1an 1n tlK-/~-O,
finds that there are specific ecancmic, sacial, and technical cansideratians which
make infeasible the full mitigatian cf the follawing impacts as specified in the
, attached supplemental Candidate CEQA Fi ndi ngs:
a. Landfarm (3.2)
b. Bialagy (3.9)
c. Aesthetics (3.13)
4. The Planning Cammis31c1, h3ving reviewed the infarmatian in EIR-79-8,
adapts the fallawing findings ,of ",overriding Cansideratians":
"
a. The praject will r~~ult in a mare campact urban farm and a resultant
reductian in energy :arsumptian, air pallutants, and ii ,'eater ease
in praviding urban servic~s.
b. The pr,oject will pravide for an increase in the hausing stack in an
area close to the center of metrapalitan San Diega. This increase
will incluce housing for low and moderate incame families. This will
be ,of social benefit t:J ..' conTnunity.
c. The extension
c, ,,' 'iO~ element of the city's traffic circulatian
system (East "w' Street) will ,occur as a result ,of pr,oject implemen- I
tation.
d. The project will promate alternate farms ,of energy saving transpor-
tation, such as car paaling d[O bus transpartatian with the installa- '
tian ,of a park-and-ride facility at the intersectian ,of 1-805 and
East "~" Street.
PASSED AND APPROVED 0Y THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 19th day of March, 1980, by the fallawing vate, ta-wit:
AYES:
NOES:
ABSENT:
Cammissianers Stevens,on, R. Jahnson, Williams, Pressutti and G. Jahnsan
Cammissi,oner O'Neill
Commissianer Smith
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Chalrman Pra Tempo!
ATTEST:
~'!4:h-.,,/ /}J/.r.th-<'<c-'
I Secretary
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H.l\...,.J:. i__l\J.'41U!.~ i';o(.\:J !.L;J.'U1..u _':'J..!_~'..~l."J.J~1U r_E'. f~
"Hidden Vista Village"
ErR 79-8
2ANDIDATE CEQA FINDINGS
(Calif. ~~blic Resource Code Sec. 21081)
(Calif. ~dmini8trative Code Sec. 15088-9)
i
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A. BACKGROUND
It i.s t"p ~.,)"cy of the St.'.lte 0': California that Every
public .."Jency, '.ncluc:u.g the City of Chula Vista, should not
approve a proje"'[:, ; f it w0'l"lr1 result in a si.gnificant
envirom',.,ntal impact .~,l": it is feasi.bl" to substantially lessen
that eff'2ct. Only 'Nhc~ t: ere ',Le specific economic, social, or
technical reasons ~hich m,
it ~nf~~sible to ~itigate an impact,
can a project with significant impact be approve).
Therefore, when an EIR ~as been completed which identifies
one or more significant environmental impact(s), one of the
following findings must be made,
1. Changes or a' c' "rn..':~ve3 have been required of,
or incorporated into the pr~ject, which mitigate or
avoid the significant environme:1tal effects identified
in the final EIR, or
2. Such changes or alte~natives are within the
responsibility and jurisdiction a another public agency
and not the agency making the finding. Such changes
have been adopted by such other agency or can and should
be adopted by such other agency, or
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3. Specific economl.C, SOCl.d..L, UL "~u,,.
considerations make infeasible full mitigation measures
or project alternatives identified in the Linal EIR.
The proposed project is located on the east side of
Interstate 805 at the East H Street interchange. The L\!.9-acre
parcel is entirely within the limits of the City of Chula Vista.
The Rice Canyon Sectional Planning Area (SPA) plan proposeE
a mixture of land uses including:
328 single-family dwellings,
with lot sizes rap.ging from 6,000-18,000 square f2et;
approxir"ately 275 combina':ion elderly housing and low ane
mOderate-income (Section 8) fauli.ly multiple units; 638
condominiums. a 188,000 sq~are-foot commercial ~enter; a one-acre
park and ride facility; a 6.5-acre paL:': site; 125 acres of open
space; a fire station; a 9-acre elemEntary school site; and a 22-
!acre junior high-school site.
Tbe commercial center would
include an 840-seat theater, 2 restaurants, 2 banks, 40,000
square feet of office space, and 8 retail stores, ranging from
5,400-32,000 square feet. As part of the project, East H street
would be extended as a 6-1ane road from Interstate 805 to the
southeastern corner of the project.
B. EFFECTS FOUND TO BE INSIGNIFICANT
The final EIR for the Rice Canyon SPA concluded that the
project would not have any significant, adverse impacts in the
...
following areas:
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The project wOUld leave approxlmat:e.LY .LL" del <=:0 UIlU~:OLUl/Jeu
JS natural open space and incorporate architectural and landscape
designs which would lessen the project's impact on landform. The
grading operation is expected to be balanced, if it occurs in one
phase, as presently proposed by the applicant.
Finding
The impact of the project on landform would be significant,
and only partially mitigable.
It is infeasible to fully mitigate
project-related impacts to landform modification to a level of
insignificance while, at the same time, implementing the adopted
land use objectives of the El Rancho del Rey Specific Plan, and
provide for the extension of East H Street, in accordance with
that plan.
hlternative alignments of East H Street were
considered, some with less impact to landform modification,
however, public safety (fire and emergency vehicles) and traffic
engineering concerns dictated a rejection of these alternative
alignments as
infeasible
(reference:
Rice
Canyon
Development/Conservation Guide, Sedway/Cooke Report, September
1977) .
The adopted land use designations for the Rice Canyon SPA,
as described by the El Rancho del Rey Specific Plan, will require
public improvements (dedicated streets, water, sewer, park sites,
elderly and moderate-income housing) that make economically
infeasible the reduction of impacts to landform to a level of
insignificance.
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2. Geologv (3.31
The geologic hazard associated with development of the
property is limited to potential seismicity. The presence of
inferred fault traces on the property, which would be associated
with the La Nacion and Sweetwater Fault Zones, was suspected, and
geotechnical investiga~ions w(~re performed. These inferred fault
traces are not considered active, however, "they would present
planes of weaknes:; along which minor, relative movements might
occur in response to groL.I'..' shaking produced by a distant
earthquake."
(Shepardson Engineering Associates, February 1)80).
The actual presence of fault zones has not been verified at this
time, but will be further investig~t2d at the time of initiation
of grading activities.
Mitigation would include adherence to the foundation
recommendations of the geotechnical studies, including review of
preliminary and final grading designs prior to approval of final
subdivision plans. In the event fault traces are found, they
will be analyzed, with respect to their potential for activity,
and the recommendations of the field -inspection by a qualified
soils engineer geologist ~nd applicable legislative standards
will be followed in final engineering and design techniques.
Finding
The seismic hazard on the subject property is potentially
significant, but mitigable.
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3. SOILS (3.4)
According to the Shepardson Engineering Report (February
1980), a minor amount of expansive soil was found in the topsoil
horizons of the river terrace materials and in the mudstone
strata of the Ota.y F'o[ic1ation. Erosion character istics of the
prevailing soils .Jill require that measures be taken to provide
erosion protection for exposed slopes during and immediately
after the grading of the site.
Mitigation will Include the preparation of a detailed soils
report identify.'.)>'., (,n-sit~. .3011 hazard", and containing specific
engineering design to ~E~uce any soil-related hazards to an
acceptable level. This re~0rt will be reviewed by the City
Engineer a~d the issuance of a grading permit would be
conditioned on L,corpor,,'ci.on of appropriate mitigation. A
landscape plan will be prepared and submitted to the City, prior
to issuance of a grading permit. This landscape plan will
desar ibe the planting to occur immediately following grading to
protect all bare surfaces from erosion and potential siltation of
drainage basins.
Finding
The expansive soils and potential erosion hazards present
on-site are potentially significant, but mitigable.
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4. DRAINAGE 13.6)
The subject property drains into three basins; Glen Abbey,
Bonita and Rice Canyon. Approximai,ely three-fourths of the
project is located within the Rice Canyon Basin, therefore, this
basin would be the most affected. The EIR estimates that the
expected discharge from th,= pcoject would be 2070 cubic feet per
second (cfs) after aevelopment. This discharge figure is
approximately 24 percent greater than would naturally occur.
Expected runoff is less than that which the "Fogg" Report
predicts upon full development of R],ce Canyon, but greater than
the capacity of the eyisting culverts which run beneath
the 1- 80S/East H St r eet I:1t 2rch ange, whe re discharge from Rice
Canyon is collected. The culverts beneath I-80S are designed to
handle 1600 cfs, which appear to be inadequate to handle the 50-
year flood potential for Rice Canyon; a 50-year flood is
estimated to be 2100 cfs by the Fogg Report and 2070 by the EIR.
The project's overall drainage system is being designed to convey
ultimate runoff (50-year flood) off-site and downstream.
Sedimentation of the culverts at the I-80S/East H Street
interchange has been evident in the past and would be increased
by the development of Rice Canyon. This situation will be
avoided by the installation of sedimentation basins at the
appropriate locations.
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The drainage control system for the proJect will be designed
by the project ,?f,~inee':, prior to approval of final subdivision
maps for the project. The system will be designed to prevent
possible adverse effects upon public safety and general welfare.
This drainage system design will be reviewed and approved by the
City Engineer and easements dedicated as necessary.
Finding
The impact of the project on local drainage is potentially
significant, but mitigable.
5. WATER OUALITY - REGIONAL (3.71
The incremental increases in liquid waste created by the
project would further overload the metropolitan treatment
facility at Point Lorna. This plant is operating at full
capacity. This, and other projects, could result in decreased
water quality in the vicinity of the ocean outfall.
Finding
The project may have a cumulatively significant effect on
water quality near the Point Lorna facility and is not fully
mitigable by this project. Such changes are within the
responsibility and jurisdiction of other pUblic agencies,
(specifically, the City of San Diego and Regional Water Quality
Control Board), and outside the control of an individual project,
or the City of Chula Vista.
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6. ARCHAEOLOGY/PALEONTOLOGY (3.81
The survey yielded eight prehistor ic finds, including: six
shell scatters, one flake isolate located primarily on a major
southwest-trending r~age, and one additional flake iS01ate on a
northwest-trending ridge on the southern portion of che property.
No artifacts or midden are believed to be associated with the
shell scatters, and the two isolated flakes were the only
artifac~s found during the survey.
In addition to the
prehistoric finds, a small area of paleontological fossils was
also located.
The proposed development woula have direct impact on the
archaeological resources located on the subject property, as well
as posing an indirect impact on SDI. 4776, 4677, and 4889,
archaeological sites located or. surrounding properties.
Grading
of the ridges on the siee would destroy all but two of the
archaeological sites. Ir::':u2sed human activity, e.g., hiking,
off-road vehicle, exploration, etc., as a result of the
development might cause disruption and/or destruction to
identified archaeological sites on the subject property not
directly impacted by grading or uses on adjacent properties.
Mitigation will include a collection and micromapping
program for surface material and limited excavation of those
sit es suspect ed to have subsurface potential.
In the event
subsurface material is encountered, a preservation or salvage
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plan will be prepared and carried out. Control must also be
exercised over the movement of grading equipment outside the
boundaries of the property in order to protect any resources in
those areas.
Paleontological resources have been identified on-site,
comprising the fossilized remains of molluscan shellfisn and
marine mammals. A qualified paleontological researche~ shall be
present during initial grading activities to monitor the
operation and recover significant fossil resources.
Finding
The impact of the project on archaeological and
paleontological resources is potentially significant, but
mitigable.
7. BIOLOGY 13.9)
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The project site possesses several sensitive plants,
important wildlife habitat, and a disturbed vernal pool.
Sensitive plant species include Snake Cholla, Coast Barrel
Cactus, San Diego Sunflower and Pygmy Spike-Moss. The steep-
sided canyons on the property represent good wildlife habitat.
The vernal pool has been largely disturbed during construction of
the nearby aqueduct.
Development of the property would destroy
many of the sensitive plant populations, fill several of the
canyons, and possibly further disturb the vernal pool.
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The estl.matea .1~:J acres ur u!:,~1l :::S.LJa\":~ .LUL;..LUUt;;:U ..LU l..Ul;::
project would preserve relatively large areas of natural
vegetation and partially offset the loss of vegetation and
habitat in the developed portions. Landscaping is expected to
reflect natural vegetation and will, to a limited extent, serve
as a substitute for original vegetation on the larger slopes.
Finding
The project would have significant and partially mitigable
impacts on the biological resources present on the property. It
1S infeasible to reduce impacts to biology to an insignificant
level without major modification and reduction of the scope of
the project. The El Rancho del Rey Specific Plan provides for
development of the Rice Canyon SPA as proposed by this project.
Loss of habitat is unavoidable if the land uses (see discussion
of Public Improvements, Part 1 - Landform) of the Rice Canyon SPA
are to be implemented. However, the El Rancho del Rey Specific
Plan did designate biological sensitivity/open-space areas of
greatest importance, 125 acres of which would be preserved as
part of the proposed action (Section III, C. Conservation of the
text of the El Rancho del Rey Development Plan).
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8. TRANSPORTATION (3.10)
A circulation system has been designed for the Rice Canyon
SPA which will adequately handle the expected traffic generated
by the project; no ~c.Cl.ds presently exist on-site. This system
has been designed 'en accordance with the El Rancho del Rey
Specific Plan and includes the extension of East H Street
from I- 805 to the eastern boundary of the SPA improved to a
width of 6 lane~
Although the circulation pattern can accommodate the project
traffic, the traffic analysis indicates that the six lane
improvements for East H Street may be inadequate to carry the
volume expected with ultimate development of the El Rancho del
Rey. Dedication of right-of-way sufficient to provide for 2
additional lanes will be provided for future widening, as the
need should arise.
Findin9
Traffic impacts associated with the project are potentially
significant, but mitigable.
9. NOISE - SHORT-TERM (3.lll
Short-term noise impact s would be expe r ienced by sllr rounding
residences. The grading operation is expected to occur at one
time and will be extensive. The major mitigation measure against
construction noise is the restriction of operators to "normal"
working hours, precluding activities at night, or on weekends or
12
hol idays. No equipment should be used which does not meet
applicable Federal, State and Local (City of Chula Vista) noise
standa rds.
Findin9
The short-term noise impacts created by the construction
[~tivities are potentially significant, but mitigable.
10. AlE QUALITY (3.12)
The project would incrementally add to the air pollution
problems which exist an a local and regional scale as a result of
construction, transportation, and energy use. The project, by
itself, would not have a significant effect on air quality.
Several mitigating factors are inherent in the proposed
development. A park-and-ride facility is included in the
commercial center. The proximity of shopping and schools to
future residents would reduce the lengths of trips. Mass transit
is expected to be available along the major streets.
Findin9
The effect of the project on air quality is cumulatively
significant and partially mitigable. Complete mitigation of the
air quality impact is beyond the control of this project. It is
a regional problem which is the responsibility of the APCD, State
and Federal agencies.
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11. AEsrHETICS (3.131
The proposed project would transform the presently vacant
parcel into an urban development. A large portion of the natural
vegetation and terrain would be altered. This land use change
would affect the views of existing residences along the rim of
Rice Canyon and from I-80S. Several of the cut-and-fill slopes
are proposed to exceed 30 feet in height and would effect the
present visual quality of the are~
As mitigation, the applicant will to preserve approximately
125 acres of natural open space. This open space is relatively
contiguous, enhancing its overall mitigating value. In addition,
the applicant will preparing a master conceptual landscape plan
and has designed the project to minimize topographic alteration.
The plan will describe the overall plantings which will take
place over the developed portion of the property. This
landscaping program will utilize native and adapted species which
will blend with the natural vegetation. Permanent plantings and
irrigation treatment for cut and fill slopes will be implemented
in conjunction with overall rough grading operations, in
accordance with the master conceptual landscape plan. The master
plan will be reviewed prior to the issuance of any grading
permits. Supplemental landscape plans for individual development
phases will be required as further refinements of the master
conceptual landscape plan. To the extent feasible, the overall
design of the project has minimized grading and landform
alteration to reduce aesthetic impacts.
14
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Finding
Aesthetic impacts are significant and partially mitigable by
landscaping and the project design.
It is infeasible to
completely reduce aesthetic impacts to a level of insignificance
while, at the same time, implementing the Rice Canyon SPA land
use,objectives, as determined by the adopted El Rancho del Rey
Specific Plan (see discussion in Part 1, Landform Section).
12. SCHOOLS (3.16)
The project is expected to generate 500 elementary school-
age children, 358 junior high school-age children and 240 senior
high school-age children. The number of elementary-age children
is equivalent to the capacity of an average size elementary
school, while the junior high school-age children represent a
quarter of ~he average capacity of a junior high school.
Local school districts are already operating above their
design capacities. The students generated by the Rice Canyon SPA
would further crowd these facilitie~
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The Rice Canyon SPA Plan currently designates land for an
elementary school and junior high school, as required in the El
Rancho del Rey Specific Plan. These sites could be graded by the
developer', but no plans exist at this time for the construction
of either school.
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In order to reduce the impact of additional children, the
developer will be required to contribute the necessary fees to
the local school districts, or make alternative arrangements.
Furthermore, the City of Chula Vista will require letters from
the school district indicating that adequate educational
facilities will be available.
Findings
The project would have significant impact on local school
districts over both the short and long-term. The short-term
impact can be mitigated through the dedication of land and
payment of school fees. The long-term impact is a cumulative
effect, which is the result of this and other developments
creating the financial burden on schools by requiring permanent
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facilities, which cannot be completely financed with school fees.
At the present time, the long-term impact is considered to be
'only partially mitigable; reduction of long-term impacts to a
level of insignificance is beyond the control of an individual
project or City, and is the responsibility of State decision-
makers. These economic constraints make infeasible the reduction
of overall long-term impacts to a level of insignificance.
13 . f..Ilill
The only concern with regard to fire hazard is for the
increased potential for brushfires in undeveloped areas within
and adjacent to the proposed development caused by increased
human activity.
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Several measures are recommended to reduce the brushfire
hazard. Greenbelts (fire breaks) should be maintained along the
perimeter of developed areas and internal roadways. Off-road
vehicular activity in undeveloped areas. should be strictly
prohibited.
Finding
The increased brushfire hazard created by the project is
potentially significant, but mitigable.
14. SEWAGE - REGIONAL 13.21)
"
The Point Lorna treatment plant is presently operating above
capacity. The.3 million gallons per day expected to be produced
by the project would incrementally burden these existing
treatment facilities.
Expansion of the Point Lorna facility may occur in the future
through construction of a secondary treatment plant; however, the
Metro System indicates this would occur no earlier than 1985.
Finding
The effect of the project upon regional sewage treatment
facilities is cumulatively significant and not mitigable by the
project. Such mitigation is the responsibility of the various
public agencies (City of San Diego) involved in the sewage
treatment and disposal proces~
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15. WATER 13.23)
The project will create an increased demand on the County's
domestic water supply. This supply is expected to decrease as
Arizona claims a larger portion of its share of Colorado River
water. The ultimate impact cannot be predicted, but each new
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area serviced with domestic water could have a combined effect on
future supply.
Partial mitigation could be accomplished by the developer
through the installation of water-conserving devices in the
plumbing system and landscaping with drought-tolerant plants. A
graywater reclamation system could be installed, but the economic
feasibility of this alternative seems questionable.
Findin9
The project could have a cumulatively significant and not
mitigable impact on domestic water supply. Mitigation of this
cumulative impact is not completely within the control of this
.
particular project and is the responsibility of Regional, State,
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and Federal water agencies.
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A
!ODC[ ,
To: Lane F. Cole, City Manager
Via: W. J. Robens, Development Services Administrator
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From: D. J. Peterson, Director of Planning r!!f!i;)
Subject: Report on Rice Canyon Sectional Planning Area Plan and tentative
subdivision map
This report is designed to accompany the A-113 on the Rice Canyon Sectional Planning
Area Plan and tentative map being presented to Council on May 6. The A-113 high-
lights the more important issues while this report discusses the project in more
detail.
A. SPECIFIC PLAN
1. Adopted Sectional Planning Area plan for Rice Canyon.
The Rice Canyon Sectional Planning Area portion of the El Rancho del Rey
Specific Plan contains approximately 419 gross acres, with 108 acres located south
of East "H" Street and 311 acres to the north. The various land use elements of the
adopted El Rancho del Rey Specific Plan are as follows:
Land Use
Acres (gross)
Commercial 40
Commercial Recreation 10
Fire Station 1
Park 5
K-6 School 10
Junior High School 30
Open Space (north of "H" Street) 126
Open Space (south of "H" treet) 58
Dwell ing Unit Range
Land Use Density Ran ge Acres Low-High
Residential: 1-2 DU/acre 27 27 - 54
3-5 DU/acre 69 207-345
6-10 DU/acre 35 210-350
11-18 DU/acre 5 55-90
Total 416* 499-839
*This Sectional Planning Area plan has three additional acres not reflected
on the El Rancho del Rey Plan (see paragraph 2 below).
2. Applicant's proposed Sectional Planning Area plan.
,
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The proposed Sectional Planning Area plan contains a gross acreage of 419 acres.
Included in this figure are three acres of excess freeway right-of-way which are
located outside of the Sectional Planning Area boundary. Approximately 101 gross
acres are located on the south side of East "H" Street and 318 acres on the north
side. The reason for the difference in the acreages on the north and south sides
of East "H" Street from the El Rancho del Rey plan is due primarily to the proposed
alignment of the street which has been shifted southerly on the proposed Sectional
Planning Area plan. A total of 827 dwelling units are proposed on the north side of
East "H" Street and 372 units on the south side (1,199 dwell ing units total).
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Report on Rice Canyon development proposal
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3. Comparison of plans.
To facilitate the comparison of the proposed Sectional Planning Area plan with
the adopted El Rancho del Rey plan, the following text divides the Sectional
Planning Area into the area south of East "H" Street and the area to the north.
Sou th a rea
a. The area devoted to commercial use has been reduced by approximately 12
acres with the boundaries readjusted by encroaching into a designated open space area
along the southwesterly boundary line adjacent to the 1-805 freeway.
r
b. As noted earlier in the rezoning request, approximately 3 acres of
freeway right-of-way located at the southeast quadrant of 1-805 and East "H" Street
have been included in the commercial area of the Sectional Planning Area. The south
one acre is proposed to be used by Cal Trans for a park-and-ride operation, and the
northerly two acres are to be part of an area used for auto related uses.
c. Approximately 11 acres of the designated commercial and commercial/recrea-
tion area are proposed for residential development as Section 8 housing, consisting
of 232 dwelling units, or a density of 21 units per net acre. No specific develop..
ment plans have been submitted for this use at this time.
d. Three acres of the designated commercial/recreation are proposed for
tennis courts with a recreation building.
e. Approximately 4 acres of the commercial/recreation and 8 acres of the
open space designated along the southerly side of the road to the easterly Sectional
Planning Area boundary (a total of 12 acres) are proposed for residential development
consisting of 140 condominium units. The density of the project is 11.6 units per
net acre.
North area
a. Two basic housing types are proposed as follows:
Single family detached
Condominiums
Condominiums
329 units.. 75 acres
102 units.. 16 acres
396 units - 39 acres
4.4 DU/acre
6.4 DU/acre
10.1 DU/acre
Total
827 units - 130 acres
b. The plan proposes the encroachment of a port i on of the 27 s i n91 e farnny
lots south of Ridgeback Road into the designated open space (Lot "E").
c. The open space along the northerly boundary has been made a part of the
lot area of the schools and park, but the area is consistent with the acreage desig..
nated on the El Rancho del Rey plan.
d. A fire station site (30,000 sq. ft.) is proposed in the general vicinity
des i gnated on the El Rancho del Rey plan.
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Report on Rice Canyon development proposal
Page 3
e. An existing water tank has been incorporated into a three acre site
proposed as additional open space.
f. The al ignment of Ridgeback Road is consistent with the El Rancho del
Rey p 1 an.
g. The residential loop collector has been realigned and provides good
access to the park and school sites.
h. A street reservation adjacent to Lynwood Drive is proposed. A connection
could be made in the future to assist in reducing fire response time and provide a
secondary connector to the Bonita area.
i. The plan provides for access to the developable properties to the north
in the vicinity of the water tank site.
General
a. The shifting of open space areas will require an amendment to the
adopted El Rancho del Rey Specific Plan.
b. The proposed development plan constitutes a density transfer within the
Sectional Planning Area as authorized under paragraph H.2 on page 10 or the text of
the Specific Development Plan of El Rancho del Rey.
c. "H" Street, 108' to 136' wide extending nearly one mile through the
project, occupies approximately 14 acres.
d. Approximately 40 acres of the Sectional Planning Area (10%) will be
devoted to public streets.
B. OFFSITE IMPROVE~1ENTS
1. "H" Street extended offsite.
The matter of requiring the applicant to extend "H" Street easterly of his
property a distance of 2500+ feet to the intersection with Paseo Del Rey has been
studied by the Planning, Engineering and Fire Departments. While such a requirement
is burdensome on the developer, it is justified in this case for the following reasons:
o Without such an extension there fs only one way into and out of the subject
development area--via "H" Street to 1-805 and Hilltop Drive. -A development
of approximately 1200 dwelling units requires at least two good access route!
for reasonable traffic circulation and emergency service. The presence of'
the La Nacion fault system through this area could mean that the area would
be isolated in the event of a major earthquaKe. The presence of a second '
street connection minimizes this danger of isolation.
o The city staff has taken the position in El Rancho del Rey that each develop-
ment in the area will benefit to some extent from the construction of "H"
Street and that each area should therefore participate in the construction,
cost. The area between the easterly property line of the subject property'
and Paseo del Rey is designated as "open space" on the south side of "H"
and as residential, 2-3 and 3-5 DU/acre, on the north side of "H" Street.
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Report on Rice Canyon development proposal
Pa ge 4
Those areas will place a much smaller demand on "H" Street than will the
1200+ dwelling units and shopping center on the subject property, so it
is appropriate that they should pay a smaller amount of the cost. It is
possible that the subject property would have an obligation under a
reimbursement district (fair share" formula to do more than extendinq "H"
Street through the subject property.
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o The extension would make possible a reduction in vehicle miles traveled
with consonant savings in energy and a reduction in air pollution.
o Should the extension not be provided, the subject development could exist
for many years as a large cul-de-sac type of development connected to the
remainder of the city by only one access road. If necessary, the city's
eminent domain authority could and should be utilized to acquire the
necessary right of way.
2. Connection to Lynwood Drive from the development.
The desirability of providing a connection to Lynwood Drive was pursued to
avoid requiring future residents of this area, as well as the county residents of th~
Lynwood Hills area, to utilize the I-80S freeway as the primary means of access ,
between the two areas. As pointed out in the environmental impact report the number'
of trips generated from Hidden Vista Village would appear to be rather insignificantl
based upon the calculations of the traffic consultant. There are, of course, sever'all
factors which would likely influence the number of trips: (1) whether or not the I
school districts go ahead with the construction of even temporary facilities on the i
elementary and junior high school sites planned within the development; (2) the '
number of trips that would be generated to and from the regional shopping center
planned in National City which will have a direct link to Lynwood Drive at Bonita
Road.
Both the Chula Vista Fire and Police Department have determined that a connectioh
would be beneficial to their ability to serve the area, not necessarily in the i
immediate future but in the overall long range plans for the area. Since Lynwood I
Drive, as well as that portion of the road which would provide the necessary linkage:,
is located in the county, the developer would be obligated to comply with any county'
improvements imposed in conjunction with this connection. The county has supplied i
the city staff with a copy of the conditions they feel are warranted by the develop-i
ment, which include a substantial widening and increase of curve radiuses, which :
would drastically change the existing character of Lynwood Drive and impact all of i
the adjoining property owners from the point of connection down to Bonita Road. I
The present pavement width is approximately 22 to 25 feet, which will accommodate
two way traffic. The county has recommended that the road be widened to 36 feet, I
which would provide for the same number of moving lanes with a parking area adjacent:
to each lane. Therefore, the widening that the county'has suggested would not provic
additional travel lanes, although the increased radiuses would provide for smoother i
and safer traffic movement.
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Report on Rice Canyon development proposal
Page 5
After weighing the input from the residents of Lynwood Hills, as well as
the requirements to be imposed by the county, the Director of Planning and City
Engineer concluded that the connection should not be made at this time, opting
for the developer to supply the city with a street reservation wi th the necessary
bonding to complete the street improvements at some future date. This will allow
the city to assess traffic movements in the area without the connection, while
maintaining the ability to make the connection in the future based upon city and
county needs.
C. RESIDENTIAL DEVELOPMENT
1. Single Family area.
Approximately half of the single family lots are between .6,000 and 7,000
square feet in area, which represents a higher percentage of lots under 7,000
square feet than would be allowed under standard R-l zoning (30% would be allowed
under standard zoning). This factor should be weighed in evaluating the benefits
conferred by the city in this approval vs. the public facilities being required by
the approva 1 .
There are a few lots within the development which have a usable pad depth of
less than 90 feet, therefore, it will be necessary to place conditions on the
map establishing a .minimum pad size of 50'x90' to insure that all lots are develop-
able under standard building practices.
Although architectural plans have not been submitted and are not required
for single family development, the smaller lot size typically dictates a higher
percentage of two story units which can create a more crowded look in a subdivision.
Therefore, it is recomendec: that corner lots be 1 irnited to one story construction
and that a mixture of one and two story houses be provided on the smaller lots. The'
mixture could be controlled through Planning Department monitoring at the building
permit stage with a stipulation that a minimum of 20 per cent of the housing being
developed on lots under 7,000 sq. ft. in area use a single story plan in addition to!
those required on corner lots. '
The necessity of providing an overall fencing plan to address the issues of
corner lots, rear lots which back up to public streets, and view lots which abut
adjoining properties, has been discussed. We will require that an overall fencing
plan be submitted addressing these areas, subject to the approval of the Planning
De pa rtme n t.
Certain lots which back up to public streets must have the rear portion of the
lot deleted from the lot and dedicated to the city to allow the area to be main-
tained as part of an open space district. Most of these lots will be adjusted at
the top of the slope, however, a minimum distance of 10 feet must be maintained
between the sidewalk and any proposed wall to be located in the rear property to
provide for adequate landscaping. Final adjustment of these lot lines will be
subject to Planning Department approval.
At present Lot 193 has a usable pad width
be deleted from the subdivision unless it can
Planning Department that more usable pad area
the adjoining lots.
of 40 feet, therefore, this lot shall
be shown to the satisfaction of the
can be attained without affecting
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Report on Rice Canyon development proposal
Pa ge 6
In granting approval of the single family area the Planning Commission adopted
standards requiring that the development adhere to the R-1-7 zoning regulations
presently existing in the city zoning ordinance.
2. Condominium area.
a. The condominium development is broken into two distinct condominium
areas, one lying north of "H" Street and the other lying to the south. The largest
concentration of condominiums lies north of "H" Street, involving some 498 units I
located within three lots containing 55 acres, each somewhat self-contained by virtuei
of topography and the internal circulation design. Approximately two-thirds of the
units are planned as 3 bedroom and the remaining one-third as 2 bedroom.
b. The parking is designed so that the units (all two story structures)
located within the interior of the loop road system will each have a two car garage
with guest parking provided in open bays. All of the units on the perimeter road
system are a split level, 3 story design, with a one car garage and an additional
space, as well as guest parking, provided in an open parking lot. All of the
required guest parking will be confined on site, as opposed to using any of the
public street system as allowed by ordinance.
c. While there are presently some four different styles of architecture
proposed, the applicant is planning to use one basic style of architecture for a
given area, to create continuity in theme, rather than an indiscriminate mixture of
the architectural styl es. Sl i des of the prospecti ve architecture wi 11 be presented i
at the meeting for the Council's review. . i
i
d. The developer proposes to construct 140 condominium units on the south
side of "H" Street with nearly three-fourths of those units to be 2 bedroom units. .
This entire project will be of two story construction with the exception of clusters I
of one story detached garages provided at the ratio of one space per unit with an r
additional parking space and guest parking provided in an open parking bay. Parking I
in this instance will be located primal"ily along "H" Street on the periphery of the I
development. There will be ample room (20 feet) between the garage and the open :
parking area adjacent to the sidewalk to provide effective landscape screening.
D. SCHOOLS
1. The developer has shown an elementary school and a junior high school site
at the northerly end of the project in conformance with the adopted El Rancho del
Ray Specific Plan. Both the Chula Vista Elementary School District and the Sweet- I
water Union High School District have adopted a fee schedule which requires develope0,
to pay a specific dollar amount to provide for temporary school facilities. The I
City adopted an ordinance over a year ago which allovls the school districts an !
opportunity to provide "clear and convincing evidence" of overcrowding within a I
given school service area and to develop necessary equitable formulas which can
then be used to require dedication of land and/or fees for temporary facilities.
The Chula Vista Elementary School District is in the process of having county
counsel draw up a final agreement whereby the developer will dedicate the school
site and. provide certain temporary buildings or money to be used for same. The
Sweetwater District has not reached an agreement as of this writing nor have they
submitted any evidence of overcrowding.
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Report on Rice Canyon development proposal
Pa ge 7
2. Ordinance No. 1848, adopted by the City Council in January 1979, sets
forth the procedure for the school districts to negotiate with the developer in
taking all reasonable steps possible to alleviate overcrowding of school facilities.
The ordinance provides that the city may require both the dedication of land and
payment of fees to address the issue of overcrowding if the school districts present
clear and convincing evidence of overcrowding together with an equitable fee schedule;
based on the proposed development.
The ordinance provides that the Planning Commission shall determine whether
to request the dedication of land with development, or the payment of fees, or a
combination of both. In discussing the matter further with the City Attorney, it
was obvious that the Planning Commission was not in a position at the time they
considered the project to make such a determination without specific input from the
Sweetwater district.
3. Based on the projected student generation of approximately 500 elementary
school children and nearly 600 junior high and high school students, there would
appear to be a need for the sites, if not immediately at least in the future. The
school districts are without capital improvement funds to construct new schools,
therefore, the dedication of sites with portable facilities supplied through building
fees appears to be the only short range solution. Long range solutions to the
districts' problems need State legislative help. Both school districts were
notified prior to action on this map by the City Council that evidence of overcrowd"iT1~
or completion of an equitable agreement between the district and the developer is
required.
E. PHASIr~G
In accordance with the following construction phasing schedule, the development
will be built in eight phases~ The first phase of construction is scheduled to
begin in August, 1981, with the last phase scheduled in April, 1985. In addition
to the standard street improvements planned to coincide with each phase, the
developer Ivill be making the full improvements of "H" Street up to and including
the intersection with K Street in the first phase.
With the completion of the first three phases the developer will have built
nearly 400 d\'lell ing units north of "H" Street and adjacent to K Street. Construc-
tion \'Iill then commence on the neighborhood park.
Phase IV, \'Ihich is scheduled to start in January, 1983, \'Iill involve the
construction of the south side of "H" Street easterly of K Street. Development
\'Ii 1 1 also begin on the proposed 20 acre commercial site as \'Iell as the "construction
of the senior citizen and 10\'1 income housing area, tentatively planned for approxi-
mately 232 units at this time. The northerly portion of "H" Street is not planned
for installation until the last phase of building construction, scheduled for 1985.
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Report on Rice Canyon development proposal
Page 8
Construction Phasing Schedule
for
Hidden Vista Village
Proposed
Phase Starting Date Type of Units Tota 1 Units
I 10/1/81 77 detached single famil y
112 condominium 189
II 4/1/82 78 detached single famil y
Auto Pa rk 78
III 10/1 /82 69 detached single family
60 condominium 129
IV 4/1/83 Reta i1 Commercial
34 detached single family
62 condominium
232 low/moderate housing 328
V 10/1/83 71 detached single fami 1y
140 condominium 2"\1
VI 4/1/84 112 condominium 112
VII 10/1/84 72 condominium n
VIII 4/1/85 80 condominium 80
F. LAND FORM ALTERATION
1. While there is mass grading proposed for the development area (cut and
fill estimated between 3~-4~ million cubic yards) approximately 44% of the 419
acres will remain in its natural state. Major topographic changes will occur with
certain cut slopes reaching 50 feet in height, whereas fill slopes in the area of
the schools could approach 100 feet in height. The shopping center area will be
filled o.s much as 50 feet in some areas to bring the level of the commer'cia1
development just below the "H" Street elevation. The I-80S freeway w-ill be
slightly above the rear portion of the shopping area, whereas, the condominiums on
the north side of "H" Street will be elevated approximately 40 feet above. "H" Str~e'i:.
,
I
2. The Planning Department and the developer have worked together in designing i
the manufactured slope banks along the north side of "H" Street adjacent to the .
condominium development to provide a variation in the angle of the slopes in the
retention of a canyon formation to provide visual relief from the standard 2:1
slope bank allowed by code. It is proposed that these slope banks would be
maintained by the condominium home owners association.
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Report on Rice Canyon development proposal
Page 9
3. In several areas of the single family detached lots, both double
frontage and single loaded lot developments create pads which back up to the
dedicated public street thus creating the need to provide landscaping mainten-
ance through the use of a maintenance district. Certain manufactured slopes
which will receive very little public view, such as those areas lying northerly
of the elementary school, junior high, and park site, will be maintained by the
various jurisdictions developing those sites.
4. The real' slope areas of the single family detached homes would norma11y ,
be the maintenance responsibility of individual home owners; hO\'/ever, several of the,
larger slopes in the single family areas, as well as the major slope in the proposed'
condominium development lying along "H" Street and across the northerly boundary i
of the condominiums, will offer such a high degree of visibility that it is recom- '
mended they be offered for dedication to the City. That offer would not be
accepted at this point in time, but would be held in abeyance. The City Council
will be asked to form an open space maintenance district over the entire 419 acres
with assessments possible at any future date should the maintenance not be kept at
an acceptable level.
G. LOW AND MODERATE INCOME HOUSING PROPOSAL
The applicant is pursuing a program calling for the construction of between
240 and 275 senior citizen and low to moderate income family housing units to be
located on the south side of "H" Street adjacent to the proposed shopping area.
This proposal is in a very embryonic stage with only preliminary site plans
submitted at this time. Assurance will need to be given suaranteeing the construc-
tion of these units with phasing to correspond with the other residential develop-
ments within the project. The proposal for 240 to 275 units would represent
between 20 and 25 per cent of the total number of housing units proposed for this
Sectional Planning Area.
H. PARK REQUIREMENTS
1. .Under the city's adopted formula for park dedication, the developer is
obligated to provide 322 square feet of developed park land for each of the single
family dwelling units and 272 square feet of developed park land for each of the
638 condominium units. This brings the developer's obligation to 6.4 acres. The
neighborhood park site as shown on the proposed subdivision map has a pad area of
5.8 acres with an additional 30,000 square feet of land being offered for the fire
station site. The total for the park and firestation site meets the city require-
ments for park land development.
2. In addition to the park land dedication ordinance, the city has a residen-
tial construction tax fee which has been used for park development as well as i
providing other necessary public facilities. The city has not required the payment!
of such fees where the developer has been required to design and construct a "turn ;
key" park in conjunction with his development, as recommended in this project. :
I
3. The residential construction tax and park fees associated with the develop- :
ment of approximately 232 low and moderate income units for this area would total ,
$100,000. At such time as specific plans are requested to develop this site, the
developer will be obligated for those fees unless the City Council chooses to
waive the fees to facilitate the development. /
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Report on Rice Canyon development proposal
Pa ge 10
I. STREET NAMES
The applicant submitted a list of street names to the city which has been
reviewed. Certain changes were recommended; .the following list of street names is
recommended by the Planning Commission for approval to replace those designations
on the tentative map:
Street IIAII
liB II
l1CII
11011
HEll
11Ft!
IIGII
IIH11
IIJll
IIKII
ILL II
"MII
IIN1!
Ilpl!
ItQII
IlRII
liS II
Horizon View
Ronna Place
Bay Lea f Dri ve
Smoky Circle
,Wi ndrose Way,
~loon Vi ew
Starwood Circle
Tram Pl ace
Combined witb "D" Street (Smoky Circle)
Hidden Vista
Lawn View
Woodhouse Avenue
Chantel Court
Legate Court
Lowevlood Place
Beacon Pl ace
Dawn Court
Condo. Lots 331
332
(Adjacent to
Ridgeback) 333
J. WATER
Fossil Circle
Rippwon Circle
Cristi Circle
The entire 419 acre project lies within the Otay Municipal Water District
service area. The City has received corrspondence from the Water District
indicating that a master plan for the necessary facility to serve this area was
completed some time ago with financing to occur through the use of approved bond
monies. The plan calls for the construction of a water tank approximately l~
miles to the east of the subject property, together with the construction of an
18" diameter water line extending from that tank along "H" Street to serve the
property. In order to construct this required facility to provide water service
for the development, Otay Municipal Hater District has asked that "H" Street be
rough graded offsite from the tank to the easterly boundary of the development.
Otay Water District has indicated that failure to meet these demands will result
in the District's refusal to issue water service letters. The'developer is working
with the Otay Land Company, O\'iners of the property to the east, as well as the
Otay Water District and the Sweetwater l,ater Authority ,to resolve this problem.
Grading will be prohibited and final maps \'lOuld not be allowed to be recorded until
this issue is solved to the satisfaction of the City Engineer. As of this date the
City has not received a letter from Otay Water District indicating they can and will
provide water to this area.
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Report on'Rice Canyon development proposal
page 11
K. DRAINAGE/SILTATION
There is a substantial amount of drainage calculated to flow through the
Rice Canyon Basin--the 50 year flood estimated at nearly 2100 cfs. The developer
is proposing to intercept the major drainage flow at the east end of the property
and contain that flow in an underground pipe system following the alignment of
"H" Street and extending westerly to connect with the present pipe system at I-80S
and "H" Street. The basic internal drainage system of the project will be reviewed
by the City Engineering Department and must conform to City standards
There was considerable discussion at the Planning Commission hearings con-
cerning the construction of'a debris and siltation basin to be located northeasterly
of "H" Street, extending into Rice Canyon. The basin would be formed by the
construction of "H" Street and is necessary to intercept the silt and debris
before entering the underground drainage planned for extension to I-80S. The exact
size and maintenance cost of the siltation basin will not be calculated until
further soil analysis and grading computations are completed, therefore, the City
Engineer will report to the City Council prior to action on the final map as to the
significance of the size and maintenance costs associated with the siltation basin.
L. CIRCULATION
Major Circulation Routes.
a. The primary street bisecting the project will be "H" Street, which is
planned for six through lanes extending from I-80S to the easterly boundary of the
project with a bike lane planned within both sides of the proposed travel way.
Additional turn lanes are designed for the major intersection as well as'deceleration i
and acceleration lanes adjacent to the shopping center entrance. '
b. Due to the elevated location of residential development on the north :
side of "H" Street and the two major streets serving that area, sidewalks are planned:
only on the south side of "H". This will tend to direct pedestrian flow coming from
the north side of "H" to cross this major street at the proposed signalized inter-
sections.
,
I
easterly"
c. Ridgeback Road which connects with "H" Street and extends to the
boundaries of the development will be the primary road serving the La Canada
Sect iona 1 Pl anni ng Area. The des i gn of the road wi 11 accommoda te four movi ng 1 anes
of traffic in addition to a bike lane on either side. Parking will be prohibited on
both Ridgeback Road and "H" Street within this development.
d. The primary circulation system planned for the condominium development
north of "H" Street \;ill be a series of private loop and cul-de-sac roads within
each individual condominium development. The remaining detached single family
residential area will be served by standard residential street designs. It should
be noted that street F, adjacent to the open space, water tank, and elementary
school site, will provide linkage to a vacant county area which could be developed
in the future.
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Report on Rice Canyon development proposal
Page 12
M. EQUESTRIAN TRAILS
1. At present the equestrians heading south from Bonita Road in the general
vicinity of Hidden Vista Village area take a rather undefined route, entering an
area west of the developed Lynwood Hills area and skirting the area to the south
heading in an easterly direction over to the remaining area of the El Rancho del
Rey ownership. The adopted El Rancho del Rey Specific Plan recognizes a north-
south equestrian route which follows along the Otay Water District line located
at the east end of the Hidden Vista Village development. That trail ultimately
connects with Bonita Road to the north and the primary leg of Rice Canyon to
the eas t.
2. The Planning Department met with representatives of the Sweetwater Valley
Equestrian group in an attempt to resolve this additional east to west movement
which is apparently taking place at the present time because the subject property
is undeveloped. The developer is willing and the Planning Department has worked
out a trail system which can feasibly be accommodated near the northerly boundaries
of the junior high, park site, and elementary school, and along' the rear boundaries
of a limited number of single family homes in the Hidden Vista project. This trail
would terminate at the easterly end of Lynwood Drive and thus force the equestrians
to use a portion of Lynwood Drive as the westerly linkage to this system,
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