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Agenda Statement 1980/05/06 Item 09
COUNCIL AGENDA STATEMENT - ~. ~ Item y Meeting Date 5/6/80 ITEM TITLE: Proposed East "H" Street Development Program SUBMITTED BY: City Engineer ~~(^`~~/ (4!5ths Vote: Yes_ Nom) The E1 Rancho del Rey Specific Plan adopted 6y City Couhcil requires that "...no lands within the La Canada, Del Centro, Del Rey, or North College Sectional Planning Areas or within that part of the Parkside SPA which abuts upon East "H" Street shall be developed prior to the involved developers'submittal of a program for the full construction of East "N"Street, between the easterly limits of the Rice Canyon SPA and Otay Lakes Road and the City Council's approval of such program." The Gersten Company has submitted such a program. Engineering staff has reviewed the proposal with the following: RECOMMENDATION: That Council: 1. Set a date for a Council Conference in four weeks for a presentation by the Gersten Company and staff regarding their proposal. 2. Take no action tonight approving the Tentative Map. BOARD/COMMISSION RECOMMENDATIONJ: Not applicable. DISCUSSION: Engineering staff has reviewed the document and commends the Gersten Company and their engineer for their approach which is unique.. Considerable effort on their part has been expended on this project. Engineering staff has reviewed the proposal and we have concerns relating to the following: The trip generation factors used; 2. Quantities and unit costs; 3. The preliminary engineering (grade of "H" Street); 4. The reimbursement methodology; 5. City participation; 6. The area of benefit; 7. The basic assumptions in the "cost'spreading formula." We believe most of these items can be resolved through a series of meetings with representatives from the Gersten Company and Watt Industries. - - My recommendation is to delay final approval on the Tentative Map and set a Council Conference for May 29 to hear a presentation on the East "H" Street development program. We believe Council, cou]d act on the Tentative Map as presently conditioned without _ serious adverse effects, however, we believe that continuation to a Council Conference would be preferable because: ~~ ~~ Form A-113 (Rev. 11/79) ,~'_ ~ - Page 2, Item 9 Meeting Date 5/6/80 Presently the full amount of requirements for public improvements for the 4Jatt development are an unknown. I believe it is bad practice to approve a Tentative Map, even though the Final Map approval could be held up, without having a better understanding of the requirements. 2. Watt Industries recently submitted a letter objecting to two significant conditions on the map. This four week period would give staff time to evaluate their request. One of the items, easterly extension of "H" Street, is directly related to the Gersten proposal. 3. A delay of one month would give the Engineering Department an opportunity to resolve the differences between the City, 4Jatt Industries, and the Gersten Company. 4. Council would have full disclosure of the proposed plan prior to making this relevant decision. FISCAL IMPACT: Not applicable. JPL:WAU:nr/ AP-001 EY-093 sb _ G O~ by the City C-;':"',i' Ci" ~ ~ Chula Vista, C~i;ic;:ua Dated ~l to -crr0 ~a~~~-r ' RESOLUTION NU. P(:5-tsu- i 5 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR CHULA VISTA TRACT 80-15, HIDDEN VISTA VILLAGE WHEREAS, a tentative subdivision map for Chula Vista Tract 80-15, Hidden Vista Village, was filed by Watt Industries, Inc. to subdivide approximately 419 acres located in the Rice Canyon sectional planning area of the E1 Rancho del Rey Specific Plan, and WHEREAS, Section 66473.5 of the State Map Act provides that approval of a subdivision map shall be based upon findings of consistency between the subdivision map and the adopted general or specific plan for the area, and WHEREAS, the Planning Commission set the time and place for a public hearing to consider said tentative map, and notice of said hearing, with its purpose, was given by the publication in a newspaper of general circulation in the city at least 10 days prior to the date of said hearing, and 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 Services 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 that the subdivision map for Chula Vista Tract 80-15, Hidden Vista Village, is consistent with the El Rancho del Rey Specific Plan adopted by the City Council on August 15, 1978 and the City's General Plan, based on the following findings: a. Land Use Element - The Specific Plan designates the area for a combination of uses including a density range of 499-839 dwelling units and 50 acres of commercial development. The plan specifies that residential land use at a maximum density of 18 DU/acre may be substituted for commercial acreage. The proposed map has substituted . 17 acres of residential development for commercial on the south side of "H" Street, allowing an additional 300 dwelling units. A maximum of 1200 dwelling units would be authorized by virtue of a density bonus granted for senior or low/moderate income housing. The tentative map shows 967 dwelling units with a maximum addition of 232 units for the proposed 11 acre site adjacent to the retail commercial center. 1 /] ~ ~~ ~~_~ Pj -~ z b. Circulation Element - "H" Street ana KiageoacK rcuau will ~_ ! extended in accordance with the adopted Specific Plan with appro- priate widths designed to comply with city standards. In addition, the loop street connecting "H" Street with Ridgeback as depicted ~• on the plan will be provided. c. Housing Element - The proposed project will provide for a mixture of housing types, including single family detached, condominiums, ' senior and low/moderate income apartment units. The applicant's ' plan provides a ratio of senior citizen and family low/moderate income housing equal to approximately 20 per cent of the total i housing units proposed. This ratio is twice the amount required of the developer to comply with the Housing Element of the General Plan. f d. Conservation Element - The developer is maintaining a substantial area in natural open space in order to preserve certain environ- mentally sensitive species (coast barrel cactus) and in addition will be transplanting snake cholla and barrel cactus from areas scheduled for development into designated natural open space areas. A paleontologist will be required to be on site during the critical grading period so that valuable specimens can be recovered, cataloged and recorded. e. Park and Recreation - Open Space Elements - The proposed project will result in the retention of approximately 185 acres or 44% of the site for open space. In addition, a six acre park site will be constructed as part of the project. The amount of land and the locations comply with the adopted sectional area plan. f. Seismic Safety Element - The Seismic Safety Element identifies the Sweetwater fault as traversing the westerly portion of the project. However, further field investigations have determined that the proper terminology for the Sweetwater fault is a slip plain and its location is in the extreme northwest corner of the site and outside of the area proposed for development. There are no inferred faults located within the subject site; however, in the event any fault zones are found during grading, a field investigation by a registered geologist and subsequent recommendations will be required. Additional inspection by the project soils engineer is required on a lot by lot basis for areas identified in the "plain of weakness" zones. -2- ~~,~. ~~ 14+ acre parcel (Gilbert Dreyfuss) which abuts the southeast corner of Hidden Vista Village; said easement to be of sufficient width to provide two way access to the adjoining property. The easement is to be coordin- ated with the easterly access point of the condominium development proposed on Lot 334. 2. The overall landscaping plan, including the equestrian trail extending from the west end of the Lynwood Hills area with linkage provided to the ° -neighborhood park, shall be subject to final approval by the city's land- scape architect. The equestrian trail shall be developed, including proper signing, prior to or concurrent with the certification of slopes in the initial grading stages. The trail shall be installed prior to the granting of any building permits in Phase II. 3. Slope planting and irrigation plans shall encompass the total grading of the site as Phase I and shall include street trees and tree planting in canyon areas subject to the approval of the Environmental Review Coordin- ator. 4. The project landscape architect shall be under contract to supervise landscape construction throughout the total project. The landscape architect will be required to address finish grades, drainage, pedestrian ways, hardscape, recreation areas, overlooks, irrigation, planting and maintenance. 5. A master plan of slope areas shall be submitted to the city prior to the issuance of a grading permit delineating maintenance responsibility of: a. Individual home owners. b. Home Owners Association. c. Open Space Maintenance District d. Commercial business properties. 6. The developer shall dedicate the necessary properties and request that an Open Space Maintenance District be established prior to the recordation of the final map. 7. The landscape architect shall develop finish grading plans, providing for the flattening of slopes to a ratio less than 2:1 wherever permitted. 8. The landscape architect shall consider the use of crib walls in certain areas involving steep slopes of high visibility to reduce grading. 9. The pedestrian easement shown at the end of Vista Nacion connecting to street "C" in Hidden Vista Village shall be eliminated. wos/ -A -4- ....c.~~r~ 10. The developer shall submit a revised map for the phasing of units and street improvements, which shall include but is not limited to the following: a. In addition to the standard street improvements planned for each phase of development, the developer will be required to make the full improvement of "H" Street up to and including the intersection with street "K" as well as the full street improvements on street "K" from "H" to the north side of street "E" (ref. Phase I). b. Street "K" shall be improved from street "E" to Ridgeback (ref. Phase II). c. The first three phases shall include not more than 400 dwelling units north of "H" Street. Phase IV shall require the construction of the south side of "H" Street from street "K" to Paseo Del Rey and shall include the construction of the 2~ acre commercial site as well as the senior citizens and low income housing area. Within project boundaries the half section for "H" Street shall be shown on the tentative map. Outside the project boundaries, the street section shall consist of a 32 foot paved roadway, with no median, and 4 foot graded shoulders on each side. In addition, Ridgeback Road shall be fully improved from street "K" to street "R". d. No major road construction will be required in phases V and VI; however, Phase VII shall include full improvements of Ridgeback Road from street "H" to Street "K". e. The remainder of street "H" within the project boundaries shall be completed with the last phase in accordance with the section on the tentative map, less credit for offsite portions of street "H". Ridge- back Road from street "R" to the easterly boundary of the project will also be required with the final phase unless a final map for a development east of this boundary requiring access by way of Ridge- back Road is approved. If a final map is approved, Ridgeback Road shall be completed within six months of such approval. 11. During site grading a lot by lot inspection shall be made on those lots which are in the "plane of weakness" zones. If disturbed soils are found further recommendation shall be required from the project soils engineer. These recommendations should include removal of the disturbed soils and replacement with suitable material. /bv8l -A -5- ~~~. In the event that any fault zones are found during grading of r.ne size, a field investigation shall be required (by a registered geologist) and any subsequent recommendations incorporated into the project design. 12. Prior to any clearing or grading of the site, all substantial individ- ual plants of snake cholla (opuntia parryi var. espintina) coast barrel cactus (ferocactus vividencens) and Mojave yucca (yucca schidigera Roezl ex Ortiges) shall be transplanted to an appropriate site on or ~' off the subject site. An appropriate site is a cut slope with native vegetation, not irrigated, and should have a southern exposure. This transplantation program shall be under the supervision of a qualified botanist. No parking or storage of construction associated equipment or vehicles shall be permitted in natural open space areas or on undis- turbed areas off site. 13. Prior to any grading or clearing of the property, Sites RC-1 and RC-9 (ref. EIR) shall be mapped, recorded and any surface material collected. Sites RC-2 through RC-7 (ref. EIR) shall have preliminary testing con- ducted. This testing shall include micro-mapping, controlled surface collection, and a posthole series at each site. At the conclusion of this work, a report describing the conclusions of the field work and making any further recommendations, shall be filed with the Environmental Review Coordinator and such interested organizations as the San Diego Museum of Man and the San Diego State University Cultural Resource Management Laboratory. 14. Prior to any grading or clearing of the site, it shall be surveyed by a qualified paleontologist. A report shall be prepared and filed with the San Diego Natural History Museum. A qualified paleontological monitor shall be present at the pregrading conference with the developer, grading contractor and the Environmental Review Coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adequate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study. The paleontologist monitor shall be present during the grading of the Pliocene San Diego formation (Tsd) on the site. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion /b081 -/9~ _6_ 7 n r~~ ~ 1 h ~.~~ of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified paleontologists, such as the Natural History of Museum (operated by the San Diego Society of Natural History). 15 16 17 The developer should be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation. All dwelling units shall be designed to provide residents with an interior noise level of 45 dBA or lower. Additionally all exterior private open space areas (patios, balconies, etc.) shall be shielded from substantial noise sources such as traffic on I-805, East "H" Street, the commercial center, etc., by earthen berms, walls, buildings or similar barriers. The following map revisions shall be made: a. Increase the centerline radius for street "D", east of street "J", from 200 feet to 300 feet. b. Increase the centerline radius for street "C" west of street "A" (by Lot 72) from 200 feet to 250 feet (or improve sight distance with acceptable slope/wall treatment). c. Typical section No. 2 for East "H" Street should be placed under the superelevated typical section for East "H" Street. d. Note No. 17 shall be revised to include Ordinance No. 1687 in addition to Ordinance No. 1369. e. tJote No. 20 shall be revised to refer to Ordinance No. 1797. The maximum street grade at any intersection of two streets shall be 6q within the intersection and for at least 50 feet past the curb lines of the intersecting street. 18. The knuckle in street "R" shall be constructed in accordance with the Type II knuckle of CVDS6 of the Chula Vista Design and Construction Standards. All other knuckles within the subdivision shall be con- strutted according to the Type I knuckle. 19. ''All cul-de-sacs within the subdivision shall be constructed in accordance with CVDS7 of the Chula Vista Design and Construction Standards. 1Ob81 _y a- 20. Alley type approaches with minimum curb radii of 25 feet shall be provided at the entrances to Lots 331 through 335. 21. The developer shall grant, on the final map, a street reservation for street "C" from Street "A" to the northerly boundary of the subdivision and post a cash bond to guarantee the acquisition of right of way and construction of improvements for Street "C" to Lynwood Drive. A turn- around providing for access to Lot 53 shall be provided to the satis- faction of the City Engineer. 22. The developer shall participate in the construction of roads and major public facilities in the manner provided therein if a reimbursement district has been established prior to approval of the final map. Minimum requirements will require the developer to install those improvements discussed in condition "23" below. If the reimbursement district provides that those improvements exceed his "fair share", the developer shall be reimbursed by future developers. 23. The developer shall be responsible for the construction of East "H" Street within the project boundaries as shown on the tentative map and the phasing scheduled referenced in condition 10, if the reimbursement district has not been established prior to approval of the final map. In addition, he shall be responsible for the construction of East "H" Street from the easterly project boundary to the future westerly right- ' of-way line of Paseo del Rey. These offsite improvements shall include, but not be limited to, a 32 foot wide strip of pavement and a 4 foot graded shoulder on each side within a 50 foot right-of-way. The developer shall be responsible for acquiring this right-of-way and dedicating it to the city prior to approval of the final map. The City will use its power of eminent domain if the developer fails to reach an agreement with the adjoining property owner. A credit for all required offsite work for East "H" Street shall be applied against work on the northerly half of East "H" Street between street "K" and the easterly project boundary. 24. The developer shall be responsible for the construction of the Rice Canyon trunk sewer from the existing 15 inch sewer north of East "H" Street to the Spring Valley outfall. He may request a reimbursement agreement and repayment diagram for those portions of sewer constructed which will benefit other properties. The size of this sewer along with all other sewer in East "H" Street shall be approved by the City Engineer. /0081'f} -8- ~~®~ 25. The maximum spacing of sewer manholes shall be 400 feet. 26. Sewer main cleanouts per Regional Standard Drawing S-3 shall be provided at all locations where there are sewer plugs. 27. Due to the change in grade of the sewer in street "L", a manhole shall be required in front of Lot 247. 28. Public sewer shall be constructed in the private streets in Lots 331 through 335 and also within the parking area of Lot 337. Easements for access and utilities in the same areas shall be granted to the city. The exact location and size of said easements shall be approved by the City Engineer. Sewers shall also be constructed within sewer easements on the west sides of Lots 15 and 18 to the subdivision boundary. 29. Sewer constructed under slopes shall be aligned so as to lie perpendicular to the top and toe of said slopes. 30. All sewer laterals, regardless of size, shall be constructed perpendic- ular to sewer mains. 31. The storm drain system shown on the tentative map is approximate only. The entire system, including locations and sizes of all facilities, shall be approved by the City Engineer as a part of the improvement plans. 32. Considerable pondin9 at the entrance of the existing double barrel 84 inch pipes near East "H" Street and Interstate 805 is required for the system to handle the 50 year flow. Sufficient head must be maintained on those pipes to ensure there is capacity to handle the 50 year flow. All additional drainage structures connected to these pipes shall be designed to handle the ultimate 50 year storm as indicated in the city's Fogg report and shall also take into account the hydraulics of the existing system. Siltation and maintenance shall be main considera- tions in the design of the drainage system. Estimated maintenance costs for the siltation retention basin shall be submitted by the developer prior to consideration of the final map. 33. The developer shall be responsible for the construction of cross-gutters where they are determined to be necessary by the City Engineer. 34. The pads for Lots 1 through 7 shall be graded to drain into Streets "D" and "E". 35. Drainage from the slopes at the rear of Lots 8 through 12 shall not be I permitted to drain into the adjacent properties to the west. /Do 8i -/3 -g- ~~~~~ 36. 'An unobstructed sight distance of 400 feet shall be provided along ' Ridgeback Road fora car on street "R". 37. Tops of slope banks shall be located a minimum distance of 10 feet from the edge of any public right-of-way or a 48 inch high fence shall be constructed between the top of slope and right-of-way in accordance with city standards. 38. During the progress of land development operations, the developer shall take all safety precautions reasonably necessary to protect adjacent property from damage due to erosion, flooding, silting, and other storm related hazards which are a consequence of his operation. Measures to ~ mitigate the above mentioned hazards shall be incorporated into the final grading plans. 39. Drainage from pads shall not be permitted to flow over slopes. 40. The developer shall grant to the city, by grant deeds, one foot control lots in locations to be determined by the City Engineer. 41. The developer shall 9rant~to the city easements for street tree planting and maintenance along dedicated streets as determined by the City Engineer and the City Landscape Architect. 42. Letters of permission from adjacent property owners shall be obtained for any offsite work. 43. The developer may be required to dedicate portions of the proposed open space along East "H" Street for right-of-way purposes in those areas where the proposed right-of-way width for East "H" Street is less than 126 feet. An offer of such dedication, if required, shall be accomplished on the final map. ' 44. Prior to issuance of building permits for the first phase, the developer will be required to have plans submitted and approved by the Fire Chief for the fire station planned within the development. Construction plans for the station and the required bonding must be devised to have the station completed with the last phase of development. 45. Prior to the issuance of a grading permit, the developer shall submit and have approved by the Director of Parks and Recreation the landscaping and irrigation plans for the neighborhood park site designated on the approved plan. Construction of the park is to be completed with the completion of Phase IV. Design features of the park shall include, but are not limited 46. Prior to action by the City Council, the school districts shall 'submit evidence of overcrowding and request the dedication of land and/or fees in accordance with city ordinance #1848; or, the districts shall notify the Council in writing that they have reached an equitable agreement with the developer regarding school facilities. In the event the proposed sites are not required for use by the schools, the developer shall submit a revised grading plan and the General Plan shall be amended deleting the sites. If the sites are determined to be needed and the developer is not obligated for the dedication of the entire site, the developer shall reserve the area for future purchase by the district in accordance with Section 18.40.130 of the municipal code. 47. The minimum usable lot pad area for the single family lots shall be established at 50'x90' unless specific plans for the development of those lots not meeting these dimensions are submitted for Planning Department approval prior to the recordation of the final map. 48. All corner lots will be limited to single story construction. In addition, a minimum of 20% of the remaining lots under 7,000 sq. ft. shall be developed with single story units, with the mixture subject to Planning Department approval. 49. The architecture of single family homes shall be subject to review by the Planning Department and is to be consistent with the general architectural theme of adjoining condominium developments; the architecture shall be referred to the Planning Commission and City Council if the applicant and the Planning Department cannot reach agreement. 50. The developer shall file with the city an overall fencing plan addressing corner lots, rear lots which back up to public streets, and view lots. The overall fencing plan shall be approved by the city prior to the issuance of any building permits. 51. The CC&R's recorded for each of the development areas, including the single family homes, shall specify that all walls and fences shown on the approved fencing plan filed with the city shall be the responsibility of the individual home owner or the home owners association to maintain in good condition or replace and repair if so notified by the city. 52. The following lots shall be adjusted by dedicating the rear slope bank, or a potion of the rear area (a minimum distance of 10 feet from the sidewalk) to be placed in an open space maintenance district to insure landscaping maintenance: Lots 36 through 45, 48 through 52, 102 through /DOBI-/~ 106, 193 through 199, 257 through 259, 272 and 273, 285 through 287, 303 --11- ..,n~evnrl through 308. The final adjustment of these lot lines will be subject to Planning Department approval prior to the recordation of the final map.• 53. Lot 193 shall be deleted unless the usable pad width complies with the minimum 50 foot width established as an earlier condition. 54. All development in the single family detached home area shall be subject to the standards of R-1-7 zoning regulations as set forth in the city's municipal code. 55. All corner lots containing a downslope to the usable pad shall utilize a retaining wall to eliminate the slope with said area to be filled to the level of the walk, to be reviewed by the Planning Department on an individual lot basis. 56. An irrevocable offer of dedication shall be given to the city for the major slope banks located within the condominium area along "H" Street and along the northerly boundaries of the north condominium development, as well as the landscaped areas screening the parking area for the condo- miniums on the south side of "H" Street. The developer shall be required to request that an open space maintenance district be established for the entire Hidden Vista Village development; however, fees will not be imposed upon the condominium areas for the maintenance of the above mentioned areas unless said areas are not being maintained to standards acceptable to the City Council. If such determination is made in the future, the City Council may impose any necessary fees to insure a satisfactory level of maintenance. This condition shall be stipulated in the CC&R's for the condominium area and filed with the city. 57. In addition to the requirement specified in condition 56, the developer shall include conditions in the CC&R's for the condominiums prohibiting garage conversions, as well as the renting or leasing of garage space for miscellaneous storage to anyone other than a tenant or owner of the unit. Storage of boats and trailers or vehicles in inoperable condition shall be strictly prohibited in the designated open parking areas. 58. The developer shall submit revised architectural drawings for the condo- minium area showing the location of a combination of solid stucco walls and/or solid wood fencing with a horizontal cap for the balcony and patio areas relating to each specific architectural style of building proposed. Balcony areas may utilize vertical styles or solid horizontal siding sub- ject to the approval of the Planning Department. The 2x6 horizontal 1DO~l~i3 -12~ style. planned for the balcony railings, patio fence dnd stairways for; the condominiums located on the south side of "H" Street shall be replaced with materials meeting the standards listed above. 59. Detailed site and architectural plans shall be submitted for each of the recreational areas including the recreation building, and will be subject to Planning Department review and approval to insure the proper function and separation of each area from the adjoining residences. The Planning Department will review each area prior to or concurrent with the issuance of a building permit. 60. Approximately every fifth guest parking space shall be developed as a compact space with the shorter distance allowing the planting of addi- tional trees to soften the parking area. 61. The developer shall submit for Planning Department approval a plan for textured paving material to be utilized in the entry drive and cluster area of condominium development and specific architectural details of garage door treatment to make them an attractive element of the building design. 62. A plan providing for the pedestrian flow within each of the condominium areas shall be submitted for Planning Department approval. 63. The developer shall expressly prohibit the construction of any additions, including patio structures within the condominium areas unless plans are filed with the city and approved for limited patio structures which are architecturally compatible with the buildings. 64. A revised tentative map shall be submitted incorporating the street names suggested in the report to the Planning Commission of March 19, 1980. 65. Construction of Lots 335 through 338 shall be prohibited until such time as detailed plans are approved by the City Council. 66. The City Council shall not take action on the final map nor shall there be any grading permits issued until the city is in receipt of a letter indicating that the area can be adequately served for water. 67. The proposed access road to the Sweetwater Authority water tank shall ~,,, „,,,,, ,,,.,,~,1 fnv nn<cih1P rPInC.R to On. i I i ~ - = _ ! ~~ ,1 .._ , ...~ • ~1 t.. ~ ~. i ~.., ti ~~, ~ ~ !' ' . S :'~ . . -.~, '~ ~~ ,~ ~~ •s ~' ~~ v ~E ti~ ~„ ~ VAS ~ - _ -- ~,. • ~1, ~.. 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J L,. f ~~ r~ ~~ .~ ~° ~ ril ~`/ ` ~' ~-f~ GO C G) f EP1C~Oi>C:7::3Ei'7T ii`fT0 Ii:::' ,''`' OESIGi1:17EJ C?=i1 5?f>,Cc ,i I~ _. ~F ~ 1 ,,, 1 f1 ~ ~ ~ qi.y ~'' m:ar ~ -1 i ,~a.1c~ ~~ ~z ~~,.) j ,, fo :5'~U~~"n PCS 80 I°5 ~ PC M HO 1:3 qC0' ©00 APPLICANTS PROPOSED DEVELCWMENT ~~ PLAN -h OR THE RICE CANYON SPECIFIC PLANNING AREA. ~~~~ ~~~ j _/I - pwY 305 O "H" STFEET 1~~ C~1 ~ t~ r2 ~ ~~9 V 6 ~ ~i' ~~~ ;/ ? ~ ~~~ ~~=' =' CnNPJM!NiiNS NOkTN ~. 1 e,~~^~i~~~~6~~t$~~,~ ~r7NlI14~~-~C~J~ I-n-;. IICT FIB L FI-+ ~F':i pl Nr, II BU.L019G 40. OFD - lSO. f; I.yl!TS ~Sn f' ~ ri. SC_ 'Sj. f_ Tvc IBL OCiS, 5!I'L?i '1G nCcrciF :C.; ___ ,.! _ •~ I , Tl+o .:` 3 8t ~ en ;550 i r 30:1 2"r'S I cc20 31 ir,e - 3 b'. iin:eriDr) ~ 1»17 ~ ?~ ' I I ~ ~ j I. ~ One- 2 -- ~ _ - ! I -- 550 I 1: 3J'1 ~ 2SC5 5920 2 11 I C^= - 3 Dr. (int=_ror) I . 1a 10 ll i I I I I One - 2 br. __ - ! '. I~ ~ I I Iwo - 3 br. (endl _ _ I lae~ 1570 J I 2_ J2 ~ i c138 i _ 432 ~ i H6°r c~ I 1 I ~ 3 hr (intz ri or) :4'v I c2 two - c Dr, I I ' ' Un I ii GD2^ 5pac_ ;inlt _n C1CS2d $t7 ra-= --I : ~ t I, I I ', I I I 6a1 Ct. r.y I I j ~ I I I ~ i i I--- - ~ddjacert Frevided i iDtal i j ! i 4 I 33 r - ~F End 3 br ~ Unit Interior Uni; 'ro Unit I ~ at garage I 15E7 i 1 32 I J36~ I o,-- C., Ja I .. -^~ I 1::L'~ C~ IFa;r - . ~- 2 Dr I -~ -_ - I---' :200 j i32 . !5C SF o r 160 Sf i ~ 60 cp ~ 173 Ft31 I 85 Ft3 i 258 Ff~ ~ I ~' ! I Isee elev) I : `.5p SF o r 150 SFI 60 SF ! 152 F231 85 Ft3 ~ Z37 ft31i ~ I I- rsee eLv ) ! -- ;~cq1 c5 Bail dings 438 Units (3uc - a Dearcon ano .oo - c ~'-_~~•.:~v _ ..__I __ 0':i- OFE.'! SBAr - !! G;ii Eai.!CScf? OFttf, _ r;l jT~l; ~;_- iOtilT rJ; f r TG'.4L I 115T FI F, : ?NC F_c i ' ~ °iliLE BUa ;9G " N0. OF ~ B6:LG1 4G FGTi O ESL CO.';'~ , _ ITC' U•: T i='= i GH 4 T.^.TAL ISO :T UNITS . c- FT. I yg FT. i 5n, _- I 'r E j BL OrS I O:SCFI n• --' . - - " - T- I Iwo - 3 ' 91 bdrm SF ~ 118 Sr I .68 F73 65 FTC ~ ~253F ~~I 1:ri5 ~ 2a ~ 3660 ~I 35=5 ~ ~1:° A i ~ ]2 ; 2 , I 2i1 bdr SF; 155 SF i ]l7 FT3 ~ 65 Fi' 232 FT-, 117_3 I 46 j Four - ^ - 1 ~ 112 Dd S~ 35 Sr ~ i0 ~3 ~ E5 FT' i li5 ~ - i EiS ~ 15 ?$i5 ~ ?>t'. ~ 70[2 B I 2 ; Eight- rr. S •:' tt- E1 2 Ddrm~ 21] S° ~ ]56 SF I ;17 FT- ' ~ 8~ FI' !'2~~ 1173 `' -T` 'i.. 9`-_ C 7 i 3 Four - 2 Ddr-. c"11 S° 1156 SF ~ ]li FT3 I E^ Fi~ 32 Fi' 1;73 ~ 1.2 i 2.=_ ~[35= CT< [. ~ ~ SUM!=iY .2 8vildings iC Uni tS l== =D=^T / 1C0 - 2 Ddr:^ / :6 -iblc` CON:))Kia IUM SU!N:S nY; 636 Total L'nits (326 - 3 bdrn/296 - 2 Ddrlc/16 - Ibdrrt~) 1 fICH & ASSOCIATES !1963 rnrnrles Jr, guild R ; ! ` ' snn dicga> cn 92123 •~ ._ 1 71~ 2711.5750 - ~, r'`' ~r.~. CHULA ~lISTA CITY SCHOOL DISTRICT Each child ie an indi.idol o! gnct .wrh B4 EAST "J•' STREET ~ P O BOX 907 ~ CHULA'V IST A. CALIFORNIA ~ 92012 ~ AC 714 422-91bt February 22, 1980 The Honorable Will Hyde 2~ayor, City of Chula Vista P, 0. ro:c 1087 Chula Vista, Ca 92012 Dear :Mayor iiytiz Rzpreser.tatives of the Chu'_a 9ista City Sc-^-o°1 District ar.d LJatt Industries/San Diego, Inc., ha'/e been confzrr'_ng relative to oro- viding la~:d and 'ouiidings for educational facilities for children who will be li~+in~ ir, the 'rLidden 'lister Village, Chula `lister Tract 80-15 Brea. rt its meeting of February 19, 1980, the Board of education directed staff to advise the City of Chula Vista that the developzr a_nd the district have nor, cor.sucnmat?d an agreement fo. n° e~.ucat!onai facilities, i{o~.+ever, the district will continue to wox.f ,rli„i .,act ndustries' renrese~itatives and we hope that a fair and equi+.able solution will be tort::coming in theble'3solution fors soon as :rz are able to wor',_ cuc a _-tutuc._-r ^-~'-"== providing educational facilities, w=_ will apprise you. Cor lly , r~`~~ Leonard Servetter Superintendent LS : Jc~~ : ad cc: •Jim Peterson, C.V. Director o£ Planaing~ '.datt Industries/Scuff Dizgo, Ir.c. Joseph D. Davis, President, . "~'~"'~~B+0AN0 Of EDUCATION .e.+ov~ o .e•c• ~.. .. .eu"e" _xs..me •. cage.- • v.•~ •u~_e.. ec e.. o o• -.acv., o co~•~•+~+. .. uen. . .e, ce.• .... n. .. ....... .o. .. _ . a. a .o a. w• ~l To: Lane F. Cole, City Manager Via: W. J. Robens, Development Services Administrator From: D. J. Peterson, Director of Planning 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: I an~i IIfP Acres (cross 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 Land Use Density Range Acres Dwelling Unit Range 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. 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 dwelling units total). Report, on Rich Canyon development proposal Page 2 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. South area 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 I-805 freeway. b. As noted earlier in the rezoning request, approximately 3 acres of freeway right-of-way located at the southeast quadrant of I-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. Nnrth area a. Two basic housing types are proposed as follows: Single family detached 329 units - 75 acres 4.4 DU/acre Condominiums 102 units - 16 acres 6.4 DU/acre Condominiums 396 units - 39 acres 10.1 DU/acre Total 827 units - 130 acres b. The plan proposes the encroachment of a portion of the 27 single family 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. Afire station site (30,000 sq. ft.) is proposed in the general vicinity designated on the E1 Rancho del Rey plan. IDa~~-~ 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 alignment of Ridgeback Road is consistent with the El Rancho del Rey plan. 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 E1 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 of 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 IMPROVEMENTS 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: irlithout such an extension there is only one way into and out of the subject development area--via "H" Street to I-805 and Hilltop Drive. A development of approximately 1200 dwelling units requires at least two good access routes 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 E1 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. f 00 Fl -~ Report "on Rice Canyon development proposal Page 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 extending "H" Street through the subject property. The extension would make possible a reduction in vehicle miles traveled with consonant savings in energy and a reduction in air pollution. 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 the Lynwood Hills area, to utilize the I-805 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 insignificant based upon the calculations of the traffic consultant. There are, of course, several factors which would likely influence the number of trips: (1) whether or not the school districts go ahead with the construction of even temporary facilities on the 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 connection would be beneficial to their ability to serve the area, not necessarily in the immediate future but in the overall long range plans for the area. Since Lynwood 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 the city staff with a copy of the conditions they feel are warranted by the develop- 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 the adjoining property owners from the point of connection down to Bonita Road. 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, 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 provide additional travel lanes ,'although the increased radiuses would provide for smoother and safer traffic movement. /o0 8 f -1~ Report on~.R,ic;e Canyon development proposal Page 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 located within three lots containing 55 acres, each somewhat self-contained by virtue 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 styles. Slides of the prospective architecture will be presented at the meeting for the Council's review. 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 of one story detached garages provided at the ratio of one space per unit with an additional parking space and ouest parking provided in an open parking bay. Parking in this instance will be located primarily along "H" Street on the periphery of the 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- water Union High School District have adopted a fee schedule which requires developers to pay a specific dollar amount to provide for temporary school facilities. The City adopted an ordinance over a year ago which allows the school districts an opportunity to provide "clear and convincing evidence" of overcrowding within a 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. ~~~~~_~ Report bn 'Ric'e Canyon development proposal Page 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 l and 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. Lona 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 overcrowding or completion of an equitable agreement between the district and the developer is required. E. PHASIfdG 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 will 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 dwelling units north of "H" Street and adjacent to K Street. Construc- tion will then commence on the neighborhood park. i Phase IV, which is scheduled to start in January, 1983, will involve the construction of the south side of "H" Street easterly of K Street. Development will also begin on the proposed 20 acre commercial site as'well as the construction of the senior citizen and low 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. 10o~r Report on'Rice Canyon development proposal Page 8 Construction Phasing Schedule for Hidden Vista Village Proposed Phase Starting Date Type of Units Total Units I 10/1/81 77 detached single family 112 condominium 189 II 4/1/82 78 detached single family Auto Park 78 III 10/1/82 69 detached single family 60 condominium 129 IV 4/1/83 Re 34 62 232 V 10/1/83 71 140 pail Commercial detached single family condominium low/moderate housing .328 detached single family condominium 211 VI 4/1/84 112 condominium 112 VII 10/1/84 72 condominium 72 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'z-4Z 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 as much as 50 feet in some areas to bring the level of the commercial development just below the "H" Street elevation. The I-805 freeway will 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" Street. 2. The Planning Department any the manufactured slope banks along condominium development to provide retention of a canyon formation to slope bank allowed by code. It is maintained by the condominium home the developer have worked together in designing the north side of "H" Street adjacent to the a variation in the angle of the slopes in the provide visual relief from the standard 2:1 proposed that these slope banks would be owners association. ~oo~l-~ 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 rear slope areas of the single family detached homes would normally be the maintenance responsibility of individual home owners; hovrever, several of the larger slopes in the single family areas, as well as the major slope in the proposed condominium development lying a]ong "H" Street and across the northerly boundary 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 INCONIE 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 guaranteeing 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 i. 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 fire station 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 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. 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. Q~ ~l~ %~ Report on ;Rice Canyon development proposal Page 10 I. STREET NAP4ES 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 "A" Horizon View "B" Ronna Place "C" Bay Leaf Drive "p" Smoky Circle "E" Windrose Way "F" Moon View "G" Starwood Circle "H" Tram Place "J" Combined witb "D" "K" hidden Vista "L" Lawn View "M" Woodhouse Avenue "N" Chantel Court "P" Legate Court "Q" Lowewood Place "R" Beacon Place "S" Dawn Court Condo. Lots 331 Fossil Circle 332 Rippwon Circle (Adjacent to Ridgeback) 333 Cristi Circle WATER Street (Smoky 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 14 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 Water 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, owners of the property to the east, as well as the Otay Water District and the Sweetwater ldater Authority to resolve this problem. Grading will be prohibited and 'final maps would 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. Repert.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-805 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-805. 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-805 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 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. c. Ridgeback Road which connects with "H" Street and extends to the easterly boundaries of the development will be the primary road serving the La Canada Sectional Planning Area. The design of the road will accommodate four moving lanes 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 will 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. >Oogl Repori on .Rice Canyon development proposal Page 12 R1. 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 E1 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 east. 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. 106~(-,~ PROOF OF PUBLICATION (2015.5 C.C.P.) STATE OF CALIFORNIA, County of San Diego: This spate is for5he County Clerk's Filing~Stamp ~ ~ 3 y8 CV1452~ I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteeryears, and not a party to or interested in the above-entitled matter. I am the principal clerk of The printer of the CHULA VISTA STAR-NEWS a newspaper of general circulation, printed and published TWICE WEEKLY in the City of Chula Vista, County of San Diego, and which newspaper has been adjudged a newspaper, of general circulation by the Superior Court of the County of San Diego, State of California, under the date of Aug. 8, 1932, Case Number 71752; that the notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, To-wit: 4/24 80 all in the year 19........... I certify (or, declare) under penalty of perjury that the foregoing is true and correct. Chula Vista Dated at ................................................................. z5 4 80 Calif ~~ia/~this...... ay of ....................... ~ .19........ ' Signature principal Clerk loots) Proof of Publication of Hearing ................................................................................ 1-805 7 H St., ...................................... NEARING CITY NOTICE,.I S,HEREBV GIVEN THAT AEA PUBLIC` HEARING WILL BE HELD BY THE CITY COUNCI L,.OFr CHV LA VISTA, CALIFORNIA, fo consi tler the Iollewin9 ~,~(11 .the zoning of ap- proximately, 3 acres of unzonetl property located ai the southeast quatlranc;of Ig805 antl East "H" Street .to Pd (Planned Com- munity) zone; (4) the Rice Canyon~5ectional Planning Area 'P lam bf~fhe EI Rancho tlel Rey Specific Plan;, and 13) a tentative subdivi Sion map known as H idtlg Vista Villag Chula vista Tract in r to subdivitle a19 acres info ]a4 lots Containing the following development: 349 single family homes 6]e contlominium units one 3acre xom mercial recreation area a4B~acre commercial site t );acre site for Section B Mousing and HOUSIng for the eltlerly (appr0+. 4]4 u0115) one elementary, t lunipr high school antl neighborhoutl park site one f ire station site The tleveloper,, Watts Intlusiries, lou, will be requiretl to install all of the requiretl public improvements. Copies of the tentative map antl SPA Plan are on file in the Planning Depart ,ment. The EIRJ9~8 covering this development was certified by the Planning Commission on October 10,19]9 SAID PUBLIC HEARING WILL BE HELD BV THE CITY COUNCIL on Tuestlay, May 6. 1980 at 7:00 p. m. in the Council Chamber, "Public SCYV ices BUildi hg, 2]b Fourth Avenue, at which Aime any personfdesi ping to be hea((Lmay appear. i Daletl: April 2; 1980 . ¢lennie'•r1:.Fulasx, CMC i City Clerk