Trvrp Oc Part i and II (1)

8/14/2019 Trvrp Oc Part i and II (1)

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TIJUANA RIVER VALLEY REGIONAL PARKRECREATION SITE CONCEPT PLAN

MAY 2009

R I C KENGINEERING COMPANYUrban Design & Planning


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Report Prepared For:

County of San Diego

Department of Parks and Recreation9150 Chesapeake Drive, Suite 200San Diego, California 92123Consultants:

Rick Engineering - Urban Design & Planning

5620 Friars RoadSan Diego, CA 92110www.rickengineering.com

Beals Alliance

3400 Bradshaw Road, Suite BSacramento, CA 95827www.bealsalliance.com

May 5th, 2009

R I C KENGINEERING COMPANY

Urban Design & Planning

TIJUANA RIVER VALLEY REGIONAL PARK RECREATION SITE CONCEPT PLAN


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I INTRODUCTION 5

1. Purpose 52. Concept Plan Process 73. Long Term Development of the Site 94. Zoning 95. Coastal Zone 96. MSCP/MHPA 9

II OPPORTUNITIES & CONSTRAINTS 11

1. Utilities 112. Topography 153. Geology & Soils 174. Circulation 19

5. Hydrology & Water Quality 236. Land Use & Planning 297. Context 328. Community Plans 359. Visual Resources 4510. Agriculture 4711. Biological Resources 49

III NEEDS ASSESSMENT ANALYSIS 51

1. Inventory of Regional Facilities 532. Public Input Survey 573. Facilities Options 634. Case Studies 655. Site Allocations 69

6. Five Concepts 70

APPENDICES 78

Appendix 1. Zoning & Regulatory Context 78 Coastal Zone 79 MSCP 93 MHPA 95

Appendix 2. CEQA 97Appendix 3. Environmental Impact Reports 99


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TIJUANA RIVER VALLEY REGIONAL PARK - RECREATION SITE - CONCEPT PLAN OPPORTUNITIES & CONSTRAINTS REPORT4

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EXHIBIT 1

REGIONAL LOCATION

_______________________________

PROJECT S I TE


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EXHIBIT 2

SUBREGIONAL LOCATION

_______________________________

exicoMexico

Pacific Ocean

NationalityCity

Tijuana River ValleyTijuana River ValleyRegional arkRegional ParkUnitedStatesUnitedStates

PROJECT SITE

hulaChulaistaVistaPROJECT S I TE


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EXHIBIT 3

SITE CHARACTERISTICS

_________________________Note that the high point of the site

is in the southeast corner, with thelow point being in just west of thenorthwest corner.

PROJECT SITE

(Low Point)

Legend

Flood Protection Rip Rap

Soil Berms

Topography

Vegetation

Fencing

Photo Locations

Water Source

High Low


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9

3.LONG TERM DEVELOPMENT

OF THE SITE

The County has secured funding for the

conceptual design process. Once a conceptdesign is completed, the County will follow along range plan for the development of theproject site which includes:

Seek Funding for DevelopmentDevelop Construction DocumentsEnvironmental & PermittingRequirements

Phased ConstructionPartnership for Operation & Maintenance

4. ZONING

The project site, and the properties adjacentto the west, east and south are zoned OF-

1-1 (Open Space Floodplain) under Chapter13 of the City of San Diego Municipal Code.

Although within the City of San Diego, theproposed Project Site is on land owned byand under the jurisdiction of the County ofSan Diego. As such, the Project would beundertaken by the County of San DiegoDepartment of Parks and Recreation (See

appendix for more information).

5. COASTAL ZONE

The entire project site is within the CoastalZone. An overlay zone of additional

restrictions is placed upon the existing zoningcategories. The State of California GovernorsOffice of Planning and Research has postedan explanation of the consequences for localgovernments in general. This has beenincluded in the Appendix.

6. MULTIPLE SPECIES

CONSERVATION PROGRAM

The project site is within the Multiple SpeciesConservation Program (MSCP) but out of theMultiple Habitat Planning Area (MHPA ). TheMSCP exists within the vicinity of the projectsite and impacts nearby development and

could be restrictive on expansion beyondthe project boundaries. Therefore it bearsexamination. An overview of the MSCP/MHPA is included in the Appendix.


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10

OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INT

ERNATIONALROAD

SUNSET AVENUE

HO L

LIS

TE

R

STR

EE

T

HOLLISTER

STR

EET


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HOLLISTER

S

TREET

INTERNATIONALROAD

Legend

PROJECT SITE

8 Water Line

8 Sewer Line

10 Sludge LineForce Main

30 WastewaterForce Main

EXHIBIT 4

UTILITIESDesign Considerations

_________________________DIAGRAMATIC LOCATIONS

INTERNATIONALROAD

HOLLISTER

S

TREET

SUNSET AVENUE

NOTES:

The sewer lines along SunsetAvenue must be taken into accountin any future planning with respect tohonoring the utility easements


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INT

ERNATIONALROAD

SUNSET AVENUE

HO L

LIS

TE

R

STR

EE

T

HOLLISTER

STR

EET


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HOLLISTER

S

TREET

INTERNATIONALROAD

EXHIBIT 5

RENEWABLE ENERGYDesign Considerations

_________________________

Legend

PROJECT SITE

Potential Opportunity

Potential Constraint

Potential EnergyReceptor Location

HOLLISTER

STREET

INTERNATIONALROAD

SUNSET AVENUE

NOTES:

Abundance of sunlight could reduceAbundance of sunlight could reduceelectric energy costs and allow for theelectric energy costs and allow for thelocation of solar-powered lighting inlocation of solar-powered lighting inlocations remote from power lines.locations remote from power lines. Peak hour heat from sunlight, though a

potential power source, is also a factorthat needs to be mitigated with trees,and shade structures.

Sea breezes produce a sustained 10knot wind from the west/southwest.

Fall and Winter Santa Ana winds fromthe Mojave Desert are a sustained 18-24 knots from the east.

SUNLIGHT

SEABREEZE

S

SANTA

ANAWIND

S

HEAT


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EXHIBIT 6

SLOPE ANALYSIS

_________________________

SUNSET VESUNSET AVE

PROJECT SITE

NOTES:

The slope characteristics of thesite, and the surrounding areas,reveals a largely level sub-regionwith deviations caused by naturalstream beds and berms anddepressions associated with thehighway network.

The level nature of the site reducesthe amount of grading necessary, butcomplicates the drainage challengeduring the design phase because watercould tend to pond.


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2. TOPOGRAPHY

The 64-acre project site is relatively level.The project site slopes from the southeastcorner to the northwest corner at less than2%.

OPPORTUNITIES:

The project site is well suited for largeland demand active recreation playfields (e.g. soccer, football, baseball).This is a rare and precious commodity in

a regional context since most level landwithin the region has been built upon oris remote from population centers andpotential sports participants.Open vistas to distant mountain ranges.These views are notable and present adistinct opportunity. Facilities designedfor repose, rest and gathering shouldbe located near the eastern side of theproperty and should be designed toprotect, frame and celebrate the views.Provides unique topographic relief fromadjacent hillsides and valleys.

CONSTRAINTS:Drainage could be more difficult toachieve. Preliminary analysis indicatesthat the natural drainage tends tomigrate to the northwest.

ADDITIONAL STUDY:

The relatively level site will present

drainage challenges. Plans should

account for the possibility of requiring

the installation of a water quality and

storm water retention facility withinthe project site.

The subject site exhibits a very gentle slope of less than 2%. (View east from Hollister Street)


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INTERNATIONALROAD

SUNSET AVENUE

HO L

LIS

TE

R

STR

EE

T

HOLLISTER

STREET


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HOLLISTER

STREET

INTERNA

TIONALROAD

EXHIBIT 12

GEOLOGY & SOILSDesign Considerations

_________________________

EXHIBIT 7

SOILS & SURFACEATTRIBUTESDesign Considerations

_________________________

INTERNAT

IONALROAD

SUNSET AVENUE

Legend

PROJECT SITE


Potential Constraint

Berms

Levee

NOTES:

TheLargely treeless site requiresLargely treeless site requiresshade for usersshade for users.Unused underground tanksUnused underground tanksrequire further hazardous materialrequire further hazardous materialinvestigation.investigation.

The large stand of EucalyptusThe large stand of Eucalyptuspresents potential shaded retreat. Butpresents potential shaded retreat. ButEucalyptus is not a desired long-termEucalyptus is not a desired long-termplant therefore underplanting mightplant, therefore underplanting mighthave to be done to establish a long-have to be done to establish a long-term tree shade canopy.term tree shade canopy.

HOLLISTER

STREET

TANKS

EUCA

LYPTUS

SHADE


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EXHIBIT 8

ACCESS/ CIRCULATION

_______________________________

Primary access to the projectsite occurs via Hollister Street,from Tocayo Avenue, MonumentRoad or Coronado Avenue.

Legend

Tijuana River ValleyRegional Park Boundary

Primary Access Route

Freeway Interchange

MEXICO

HollisterSt.

SaturnBlvd.

Monum

entRd. DairyM

artR

d.

Monument Rd.

Oro

Vista

Rd.

Bey

erB

lvd.

Palm Ave.

Coronado Ave.

TocayoAve.Wardlow St.


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INTE

RNATIONALROAD

SUNSET AVENUE

HO

LLIS

TE

R

STR

EE

T

HOLLISTER

STRE

ET


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HOLLISTER

ST

REET

INTERNA

TIONALROAD

EXHIBIT 9

CIRCULATIONDesign Considerations

Legend

Equestrian. Pedestrian &Multi-Use Trail

Existing Trail Connection

Primary Road

Secondary Road

Confluence of MajorCirculation Types

NeighborhoodVehicular Connection

Existing NeighborhoodPedestrian Connection

Potential Road Extension

HOLLISTER

STREET

INTERNATI

ONALROAD

SUNSET AVENUE

NOTES:

The International Road access pointdoes not accommodate handicapaccess and cycling.

POTENTIAL ADDITIONAL PARKING


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Additional traffic analysis will be importantdetermine long-term circulation needs.

ADDITIONAL STUDY:

A traffic study should be conducted to

determine precise current traffic on

Hollister and Sunset.

Once a Concept Plan for the project

site is designed, a traffic study will be

conducted as part of an Environmental

Review Process. This traffic analysis

should account for periodicflooding, and

its impact on emergency evacuation.

Any long-term traffic study should

account for the long-term land uses ofprivate property within the vicinity ofthe project site, including any potential

expansion of the Regional Park.Concept Designs should consider usingSunset and International for angledparking to relieve pressure to useprecious recreational lands for vehicle

parking, storage and circulation.Additional directional signs should beconsidered to and from the site along themajor access points of Hollister Road,

I-5 and Dairy Mart Road for regional

access.

Potential vehicle/pedestrian conflicts at

Hollister and Sunset should be addressed

in any long-term plan.

Sight-distance at existing Sunset on to

Hollister should be examined to determine

if reduced speed limits on Hollister are in

order to maintain safety once the project

site is developed.

Any parking study should examine if

parking spaces for equestrian users, of

sufficient length for horse trailers and

their tow trucks, should be built into the

project area.

Extensions of the existing trails system

should be examined, including the

installation of bike lockers within the

project site near parking areas and trailheads.

The public face of the project site is

very poor. The project should include

aesthetic improvements wherever

the project exhibits an adjacency a

public right-of-way. Streetscape and

gateway improvements can help build

a constituency in the neighborhood forthe long-term recreational use of the site

by providing good will and giving back

to the neighborhood.

5. HYDROLOGY & WATER

The current access point at the stub of International

Road is not ADA accessible, is unsightly, and isuninviting. Properly designed, it could become an

attractive gateway.


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INTE

RNATIONALROAD

SUNSET AVENUE

HO

LLIS

TE

R

STR

EE

T

HOLLISTER

STRE

ET


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HOLLISTER

ST

REET

INTERNA

TIONALROAD

EXHIBIT 10

HYDROLOGY & WATER

_________________________

Legend

PROJECT SITE

Flood Control Levee

Non-Flood Control Berm

Flood Zone X

Flood Zone AE

Streams &Drainage Ditches

ORO AD

DLOWA

OAOA

HOLLISTER

ST

REET

NTERNA

TIONALROAD

FLOOD ZONE X

HOLLISTER

ST

REET

INTERNA

TIONALROAD

SUNSET AVENUE

FLOOD ZONE X - .Areas protectedfrom the 1% chance offlooding bylevees.

FLOOD ZONE AE - Areas with a 1%chance offlooding annually

Levees that performflood control mustremain.

Berms that do not control floodingmight be reduced or eliminated.

FLOOD ZONE AE

NOTES:

The project site is located in aregulatory floodway. This hasa regulatory impact on futuredevelopment and the ultimateplan.

LEVEE

BERM

BER

M

AE Floodplain

AE Floodway


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Diagram 1Floodplain Schematic

City of San Diego Council Policy 600-14

Because of the flood characteristics ofthe project site, it is subject to City of SanDiego Council Policy 600-14 regarding

development.

DEVIATION CRITERIA:Where a deviation from the EnvironmentallySensitive Lands Regulations of the LandDevelopment Code (Sections 143.0145and 143.0146) is requested, the decisionmaker shall consider all relevant factors,all technical evaluations, and all standardsprovided by the City Engineer in addition tothe following conditions:

A deviation shall not be approved within anydesignated floodway if any increase infloodlevels during the base flood discharge

would result. (See Diagram 1, FloodplainSchematic in Appendix A of Council Policy600-14).

A deviation may be approved only upon:1. a showing of good and sufficient cause;

2. a determination that the proposed

deviation is the minimumnecessary to afford relieffrom special circumstancesor condition of land, not ofthe applicants making;

3. a determination that failureto grant the deviation wouldresult in exceptional hardshipto the applicant; and

4. a determination that thegranting of a deviation willnot result in increased floodheights, additional threats topublic safety, extraordinarypublic expense, createnuisances, cause fraud onor victimization of the public,or conflict with existing local

laws or ordinances.

b. A deviation may be issued for newconstruction and substantial improvementsand for other development necessary forthe conduct of a functionally dependentuse provided that the structure or other

development is protected by methods thatminimize flood damages during the baseflood and create no additional threats topublic safety.

c. Any applicant to whom a deviation is

EXHIBIT 11SOURCE: City of San Diego Council Policy 600-14


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EXHIBIT 12

TIJUANA RIVER VALLEYREGIONAL PARKLand Utilization

_________________________

Legend

Fallow

Grazing Land

Farmland

Urban & Residential

Ballfield Complex

Natural - Open

Natural - Vegetated

Tijuana River Valley

Regional Park BoundaryNOTES:

The project site is fallow - itwas once farmed but is nowuncultivated.

Farmland is south of the projectsite and to the west.

An established subdivisions isdirectly north of the project site.Less structured residences withequestrian facilities are to thesouth and northwest.

PROJECTSITE

SOURCE: EIR , Dept. of Agriculture, modified by RICK Engineering Co.


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INTER

NATIONALROAD

SUNSET AVENUE

HO L

LIS

TE

R

STR

EE

T

HOLLISTER

STREET


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HOLLISTER

STREET

INTERNATIONALROAD

TijuanaRiver ValleyRegionalParkBoundary

HOLLISTER

STREET

NOT A PART OF THETIJUANARIVER VALLEY

REGIONAL PARK


REGIONAL PARK


REGIONAL PARK

EXHIBIT 13

LOCAL LAND USE MAP

_________________________

Legend

PROJECT SITE

Fallow

Open Space

Habitat

Field Crops

Single Family Residential

Equestrian

TJ River Park Boundary

HOLLISTER

STREET

INTERNATIONALROAD

SUNSET AVENUE

ORO AD

DLOWA

OAOAVE

UE

Tijuana iver ValleyRegionalParkBoundary

NTERNATIONALROAD

UNSET AVENUESUNSET AVENUE

INTERNATIONALROAD

PRIVATEEQUESTRIAN

SINGLE FAMILY RESIDENCES

COMMUNITY

GARDENS

BALLFIELD COMPLEX

HABITAT

FALLOW

NOTES:

The project site is fallow - itwas once farmed but is nowuncultivated.

Equestrian uses are prevalent tothe south and west.

There is potential habitat to theeast and southeast.


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INTER

NATIONALROAD

SUNSET AVENUE

HO

LL

IST

ER

ST

RE

ET

HOLLISTER

STREET

31

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HOLLISTER

STREET

INTERNATIONALROAD

SUNSET AVENUE

EXHIBIT 14

LAND USEDESIGN CONSIDERATIONS

_________________________

HOLLISTER

STREET

SUNSET AVENUE

Legend

PROJECT SITE

INTERNATIONALROAD

NOTES:

Picnic, rest, and gathering facilitiesshould take advantage of thepanoramic views to the east.the east.

There is ample space for several landintensive large play fields.

Efficiency could be achieved bysiting additional ball fields next to theexisting ball fields.

The habitat lands east of the projectsite are a biological treasury but alsorestrict eastward expansion.

Equestrian uses in the area promptconsideration of equine facilities onthe southwest.

EXISTINGEXISTINGB LLFIELDBALLFIELDCOMPLEXCOMPLEX

POTENTIAL

HABITATEXPERIENCE

POTENTIALB LLFIELDBALLFIELDCOMPLEXCOMPLEX

POTENTI LPOTENTIALB LLFIELDBALLFIELDCOMPLEXCOMPLEX

POTENTIL

RODEXTE

NSION

POTEN

TIALROAD

EXTEN

SION

POTENTI LPOTENTIALEQUESTRI NEQUESTRIANF CILITYFACILITY

POTENTI L L RGE PL Y FIELDSPOTENTIAL LARGE PLAY FIELDSBRR

IERTOEXP

NSION

BARRIER

TOEXPAN

SION

NE RBY NEIGHBORHOODNEARBY NEIGHBORHOOD

Notable Views



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Neighborhood inputhas revealed a con-sistent concern regarding the need foradditional parking during programmedevents at the adjacent sports fields.Project design should consider locatingadditional parking facilities in this area.

ADDITIONAL STUDY:Study the areas closest to HollisterStreet and International Road, wherethe neighborhood access pointsexist, could be developed with localpark uses, such as picnic grovesand playgrounds. Such facilities

should incorporate natural and/orartificial shade. It will be essentialthat the uses chosen be compatiblewith the adjacent residential uses.Final design should consider thelocation of the existing little leagueballfield complex use and plansimilar or complimentary uses in the

general area.


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FIGURE 2. CIRCULATION


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EXHIBIT 15

COMMUNITY PLANNINGAREAS

_________________________The project site is in the northernpart of the Tijuana River Valley

Community Plan area .

- 18 -


OTAY NESTOR

SAN YSIDRO

TIJUANA RIVER VALLEY

PROJECT S I TE

UNITEDSTATE

SOFAMERICA

REPUBLICOF

MEXICO

Legend

Community Plan Boundary


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EXHIBIT 16

TIJUANA RIVER VALLEYCOMMUNITY PLANLAND USE MAP

______________________

PROJECTSITE

- 6 -

FIGURE 1. LOCATION MAPPROJECT S I TE

Legend



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Legend

NORTH

R I C KENGINEERINGCOMPANY


EXHIBIT 17

TIJUANA RIVER VALLEYCOMMUNITY PLANCIRCULATION MAP

____________________

- 18 -


2-Lane Collector


Legend

PROJECT S I TE


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Legend

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EXHIBIT 18

OTAY MESA-NESTORCOMMUNITY PLANPARK MAP

_________________________The project site is immediately

south of the Otay Mesa-NestorCommunity Plan area .

PROJECT S I TE

Legend

Community Plan

Boundary


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EXHIBIT 19

SAN YSIDROCOMMUNITY PLANPARK MAP

_______________________

Tijuana River Valley

Regional Park

TIJUANA RIVER VALLEY

REGIONAL PARK

Legend

PROJECT S I TE


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Legend

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TIJUANA RIVER VALLEYTIJUANA RIVER VALLEY

OTAY MESA-NESTOROTAY MESA-NESTOR

MONUMENTRD

SUNSET AV

HOLL

ISTERS

T

WSAN

YSIDROBL

15TH

(SB

)S

T

S A T

U R N

B L

BIOLA

AV

BRANDODR

TOCAYO

AV

PIKAKE ST

ARBODAR

RD

DORAN ST

DALISAY ST

WARDLOW

RODEAR

RD

CHAVEZ

QUADRAAV

VIAC

V A L A N C E

S T

LAW

NDALES

T

INTERNATIONAL

RD

REVENAST LEATHERWOODST

PLANICIE WY

WINTERSWEET

STD

EEPHAVE

NLN

B A N D O L

I E R

L N

GALVEZ

CT

TOCAYO

AV

MPERIAL BEACHPERIAL BEACH

CV-1-1

OF-1-1

AR-1-1

RS-1-7

AR-1-1

AR-1-1

AR-1-1

AR-1-1

RM-1-1 RM-2-5- -

AR-1-1

RM-1-1

TIJUANA

RIVER

AR-1-1

APN 637-010-67

APN637-010

-11

APN637-010

-10

APN637-010

-09

OF-1-1

EXHIBIT 20

ZONING

NORTH

PROJECT SITE ZONING

Legend

City of San Diego Boundary

Community Plan Areas

Parcels

Zoning

ZONE_NAME

PROJECT SITE

Holliste

rStreet

Sunset Avenue

InternationalRoad


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OROVISTAROAD

WARDLOWAVENUE

TOCAYO

AVEN

UE

INTERN

ATIONALROAD

SUNSET AVENUE

HO L

LIS

TE

R

STR

EE

T

HOLLISTER

STREET


NORTH



HOLLISTER

STR

EET

INTERNATIONALROAD

Legend

Notable Views

EXHIBIT 21

VISUAL RESOURCESDesign Considerations

HOLLISTER

STREET

SUNSET AVENUE

NOTES:

Structure height, orientation, bulk,mass, color, function and lighting mustaccount for the potential views to visualresources from adjacent residents.. Axial views for southbound trafcAxial views for southbound trafficand pedestrains from the adjaceand pedestrains from the adjacentnt

subdivision into the project site andsubdivision into the project site andbeyond are signicant and should bebeyond are significant and should beframes and enhanced by improvementsframes and enhanced by improvementsto within the adjacent streets rights-of-to within the adjacent streets rights-of-way.way. Project fencing and landscapingshould minimize blocking these views.

Though the project site is relatively

level, it serves as a stage for viewto the west and southwest that areworthy of protection, enhancement andcelebration. The development programfor the site should examine sitinggathering places, such as picnic grovesand shelters, in areas where the viewscan be enjoyed.

NOT BLE VIEWSNOTABLE VIEWS

INTERNATIONALR

OAD

XI L VIEWS FROM DJ CENT STREETSAXIAL VIEWS FROM ADJACENT STREETS

ENHANCE

DNEIG

HBOR

HOOD

STREETSC

APE

ENHANCE

DNEIG

HBOR

HOOD

STREETS

CAPE


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EXHIBIT 22

PROJECT SITE / NEIGHBORHOOD INTERFACE

Future project site development could be an opportunity to upgrade the project site/neighborhood interface .

These are views of the boundary between the project site and the neighborhood today.


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10. AGRICULTURE

The use of the project site for recreationalpurposes would preclude most, or all, of theuse of the land for agricultural purposes.

Under CEQA the diminution of use of the landfor agricultural purposes would have to beassessed to determine if such a consequencewould result in a significant impact.

Factors that could help determine thesignificance of the impact would include:

Loss of Revenue: The reduction orelimination of revenue the County isreceiving by those who lease the landfor farming.

Loss of Agricultural Lands: The lossof the use of the land for productivefarming.

Recent Fallow Status: The fact thatthe land has not been farmed in recentyears.

Original Intent: When the County acquiredthe property, long-term agricultural usewas not anticipated; instead, the long-

term plan was to use the property forrecreational purposes. Agricultural usewas an interim use only.

ADDITIONAL STUDY:Determine the significance, if any, of

the use of the property for recreationalpurposes, as opposed to agriculture.


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SUNSET VESUNSET AVE

PROJECT SITE

EXHIBIT 23

BIOLOGICAL RESOURCESVegetation Communities

_________________________The project site has a largelymonochromatic vegetation palette

due to decades of agricultural use.


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