HomeMy WebLinkAboutAgenda Statement 1975/12/16 Item 05a,bCITY OF CHULA VISTA ITE~VI NO.~ 5 a, b
COUNCIL AGENDA STATEMENT ~ ~ 12 16 75
FOR MEETING OF:-L-L_
ITEM TITLE: Public hearing - Consideration of Precise Plan for Bonita Vista apartments,
medical offices and retail center in 700 block of Otay Lakes~Road
Resolution - Approving Precise Plan for Bonita Vista apartments, edical
~ offices and retail center in the 700 block of Otay Lakes Roa
SUBMITTED BY~~~'~f Director of Planning
ITEM EXPLANATION
1. On November 24, 1975 the Planning Commission adopted EIR-75-5, approved a conditional
use permit for 90 apartment units in the C-C-P zone, and voted to recommend a proval of
the Precise Plan PCZ-74-H for development of 10 acres± of property in the 700 block
of Otay Lakes Road. This item presents the Precise Plan to Council.
2. This property, known as the "Norman/Ashwill site," has been under study f r about
18 months. The. last action taken by Council was to rezone the site to C~G-~P (7.5 acres)
and C-O-P (2 acres) in October, 1974. Subsequently, the owners have contract d with
McMillin Construction Company to develop the property.
3. The project which is being presented herein consists of the following lan uses
(please refer to Exhibit "A").
a. 90 apartment units on 6± acres, south of the new collector street.
b. Medical office building, 20,150 sq. ft. on 2 acres, north of the new c llector street.
c. Retail commercial, 15,000 sq. ft. on 1.5 acres, fronting on Otay Lakes Road.
The Planning Commission found that the project fulfills the Precise Plan Modi ying District
and conforms to the various elements of the Chula Vista General Plan. The co plete
analysis and findings are contained in the attached staff report of November 24, 1975. The
Planning Commission recommended approval subject to several conditions, one of which
included architectural approval of the apartments by Planning Commission and City Council.
The architectural elevations of the apartments have not been resolved with th applicant.
(cEXHIBITS ATu~ACHED al page)
Agreement Resolution X Ordinance Plat Cher Rpt. to P.
EIR-75-5 11/24/75 & Exp.
Environmental Document: Attached Submitted on Dec. 5, 1975 es. PCM-75-27
STAFF RECOMMENDATION:
Concur with the Planning Commission recommendation except for the requi~
architectural changes noted in paragraph 4 of this report.
nt of
BOARD/ COMMISSION RECOMMENDATION
A. Planning Commission voted 6-0 on Nov. 24, 1975 recommending that the City Council
approve Precise Plan for B~ni,~aPV~~ yn ~cgordance with resolution CM-75-27.
B. Safety Commission will con er P 5-27 on Dec. 10, 1975 and forward their
recommendation to the City Counc~Y ~I~r separate cover.
COUNCIL ACTION CiVy C~-~~~~ct1
o_,
A,
Chula ti i~~cw, G~~_lilo~°nia
~, ~ 7.5-.
., r ...........................,,........
...............
dated ~ ' ~ `
Form A-113 (Rev 5-75)
AGENDA ITEM N0.' Sa,'b
Supplemental Page No. 2
It is staff's conclusion that the matter of architectural treatment should beiresolved
in terms of Council direction to the applicant at this time. If such direction is not
given, the staff and the applicant would be uncertain of the treatment require and
this could lead to problems at the building permit review stage.
4. Architecture.
The architectural treatment of the apartment units is shown on sheets A-4 and -5 of
Exhibit A. The buildings would be constructed as two story, flat roofed struc ures,
with predominantly stucco and rough textured masonite. Balconies and stairrai s consist
of a mixture of wrought iron and wood. In certain areas the stairs would be a gled to
the face of the building making them an unduly prominent feature of the design.
Other thin some of the stair arrangements, these elevations are the same as those used
on the new Oxford Arms apartments located near the northeast corner of Fourth venue
and Oxford Street (County). Council may wish to view those apartments to gain an
understanding of the architectural treatment proposed on the Norman/Ashwi1l si e.
While the architectural treatment of the recreational building (sheet A-4), fe turfing
a pitched roof with varying angles and projections, creates a feeling of warmt and
interest, the remainder of the project which houses the 90 units does not. Th two-story
flat roof design, sprinkled with rough textured masonite, is in stark contrast to the
recreation building. The use of material to accent the vertical features, cou led with
the rectangular shape of the buildings, does little to enhance the architectur of this
area. Since the project represents the first apartments to be built in this s ction of
the city, it is important to maintain an architectural quality at least equal o the
construction which has preceded the apartment development. That quality of de ign can
be seen in the housing developments in the immediate area. Staff believed tha the pro-
posed architectural treatment is out of character with the residential uses ne rby and
that the architectural treatment of the proposed apartments needs considerable modifica-
tion. There are three features which staff recommended be incorporated into tie eleva-
tions. None of the features would affect the internal floor plans:
a. The use of a pitched, wood shingle (or other textured material) roof.
b. More effective use of wood trim, such as around the window areas, and m~re
continuity in the use of accent paneling.
c. Provision of a more subdued stairway and balcony screening treatment. >Chese
elements should not be allowed to dominate the buildings.
The Planning Commission, by a 3-3 vote, changed the above three modification p oposals to
require "reasonable architectural control" prior to the issuance of building p rmits.
(See condition No. 3 in the attached Planning Commission resolution.)
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City Planning Commission
Ayenda Items for Meeting of Plovember 24, 1975
page 15
8. PUQLIC NEARING: Consideration of Precise Plan PCZ-74-H f_or Bonita Vista
apartments, medical and retail center - Norman/Asht~ill
A. [3ACKGROUND
1. The preceding agenda items considered EIR-75-5 for this Precise f~1an and
conditional use permit PCC-75-15(b) to construct 90 apartment units in the C-C-P
zone. This item completes the proposal by expanding the plan to the full, 10±
acres and by considering approval of tine apartments, medical office center and
retail commercial center as one interrelated Precise Plan.
2. The 10 acre site eras rezoned to C-O-P (2 acres)and C-C-P (7.5 acr s) on
October 29, 1974. Criteria required for development of the property incl ded
specified setbacks; R-3-G density control; sign criteria; access requirem nts;
architectural coordination between structures on the property and the adj ir.ing
8 acre commercial site to the south; and the requirement for a Precise Pl n on
the adjacent 7.5 acre property in the C-C-P zone.
3. The developer is submitting a Precise Plan on all 10 acres. It i~ his
intent to develop the apartments first, medical building next, and lastly, the
retail co,~,~ncrc~ial area at some time in the future. Other than access, pa king and
building footprints, the last phase retail commercial area is shown only 'n
schematics. (Please refer to Exhibit A in the preceding agenda item for ail
map references.)
4. EIR-75-5 ti~~as certified under the preceding agenda item. No furthE
action is necessary.
C. DISCUSSION
1. The environmental setting and site characteristics are discussed
in the preceding report and will not be repeated here.
2. Precise Plan Proposal
a. Exhibit A, Title Sheet, gives the project data. The developer
to construct a t~•ro story, 20,150 sq. ft. medical office building on the nc
side of "A" Street. The plans call for 19 doctors' offices, a pharmacy ar
supporting laboratory spaces. The medical office complex occupies ~~bout ~
'r
plans
°th
acres.
b. The 1.5 acre retail commercial area is located between the apartments
and Otay Lakes (toad. The skeletal precise plan proi~~oses about 15,000 sq. ft. of
commercial floor space. This includes a fast food restaurant at the north end, a
car wasi~ at the south end, and approximately 12,600 sq. ft. of enclosed retail
City Planning Commission ,
Agenda Items f,or t~e~ting of November 24, 1975 •page 16
stores in betr~een.
c. The 6 acre apartment complex has been previously discussed i~r the
preceding item, PCC-75-15(b). ~,
3. Precise Plan Analysis
Staff has evaluated the precise plan and elevations, and with the ex'eption of
the apartment architecture, finds the Precise Plan to fulfill the requirements
of the zoning ordinance and the conditions of approval of the "P" zoning!(PCZ-74-H),
as follows:
a. R-3 density shall be limited to Z7.4 DU/Acre.
The Precise Plan shows a density of 14.9 DU/Acre.
b. Building setbacks shall be 30' from Otay Lakes Road and 25' ,From
"A" Street.
The building locations shown on the Precise Plan conform to the rhequirements.
i
c. Freestanding signs shall be ground monument onZry. Other sigrks shall
eonforrn to t'rte zoning ordinance.
Although signs have not yet been submitted, the applicant is aware of the
conditions. In addition, sign criteria are set forth in Section E of this
report for Planning Commission consideration.
d. Design features of this project uriZ2 be coordinated roith the ,B acre
center to the south.
Inasmuch as the 8 acre project has not yet developed, this condi~ion is
not attainable at this time. In any case, staff would consider 'first in"
as setting the design themes to be followed by the second development.
e. Grading of the 7.5 acre C-C F propertzy shall conform to the G}pen Space
Element of the General Plan and the Hillside Development PoZi.cy.
Preliminary analysis of the grading plan indicates that the grading is
consistent ~•rith the Open Space Element, which shows the southwestlcorner
left natural; the Hillside Development Policy, which calls for development
on more level ground, leaving steep slopes ungraded.
f. A Precise Plan for the entire 7.5 acre proper try shall be submitted
. prior to the issuance of permits. ,
The Precise Plan as submitted shows only a skeletal plan and no elevations
for the retail commercial uses. In staff's vier, the Precise Plan shows
that the key elements of access, internal circulation, and relationship
bett•reen land uses is functional and acceptable. lv'hen the re tai 1 con~nercial
area develops, an amendment to the Precise Plan will be required.
F I N A L
Environmental Impact Report
EIR-75-5
BONITA VISTA
Prepared for
Bonita Glen Developers Inc.
Issued by
Environmental Review Committee
Oct. 16, 1975
j
Adopted by
The Planning Commission ';
Nov. 24, 1975
t
TABLE OF CONTENTS
page
1.0 Introduction 1
1.1 Purpose. 1
1 .2 Executive Summary. 1
2.0 Project Description. 2
2.1 Location 2
2.2 Residential Uses 2
2.3 Medical -Professional Uses. 2
2.4 Retai 1 Land Uses 2
3.0 Impact Analysis . 2
3.1 Geology. 2
3.2 Soils. 5
3.3 Topography 7
3.4 Drainage Patterns. 9
3.5 Archaeology. 9
3.6 Biology. 13
3.7 Air Quality. 17
3.8 Noise. 21
3.9 Schools . 24
3.10 Parks & Recreati on 24
3.11 Police & Fi re Protection 25
3.12 Transportation/Access. 25
3.13 Uti 1 i ti es/Energy. .. 26
4.0 Unavoidable Adverse Environmental Impacts. 27
5.0 Alternatives 28
5.1 No Project 28
~~age
5.2 Lower Density Residential Development. 28
5.3 Larger Commercial Development. 28
6.0 Relationship between Local Short-Term Use of
the Environmenta and the Maintenance and
Enhancement of Long-Term Productivity. 29
i
7.0 Irreversable Environmental Changes that will ';
result from the Proposed Project. 29
8.0 Growth Inducing Impacts . .. .. 29
9.0 Organizations and Persons Consulted 30
10.0
Input i
.. i 31
r
APPENDICES
A Soils Report (On File in
B Archaeological Resources Impact Report the Planning
Departments)
C Biological Survey
D Letters to School Districts
E Letter regarding Low Income Housing
FIGURES
a e
1. Locator 3
2. Aerial Photo. 4
3. Topographi c Map 8
4. Drainage Map 10
TABLES
i
A Archaeological Finds 11
B Chula Vista Oxidant Trend 18
C Regional 68-75 Trend 19
D Mobile Source Air Pollution 20
,E Stationary Source Air Pollution 22
F Incremental Increase in Air Pollution 23
EXHIBIT
1 Precise P1 an Back F~1 der
EIR-15-5 BONITA VISTA
1.0 Introduction
1.1 Pur ose
This Environmental Impact Report (EIR) has been prepared to fulfill the
requirements of the California Environmental Quality Act of 1970 (CEQA). It
is intended to disclose all significant environmental impacts of the pro osed
project to the decision making authority of the City of Chula Vista and the
public, and to consider alternatives to the project as it is proposed.
This EIR is a result of an Initial Study (IS-75-57) conducted by the Environ-
mental Review Committee of the City of Chula Vista. It was the conclusi n of
that Initial Study that the project could have possible significant impa is
on the environment and therefore an EIR was required to evaluate potential impacts.
1.2 Executive Summary
The project consists of a 10 acre development including 90 apartment unfits,
20,000 sq. ft. medical office building and approximately 16,000 sq. ft.~of
retail commercial uses. The project also includes the extension of a s reet
from Otay Lakes Rd. to the north-western corner of the property.
The project site contains expansive soils that can be adequately treater during
grading of the site. There is a potentially significant archaeological site that
could be destroyed during this grading operation. The applicant has ag eed to
have a qualified archaeologist present during grading of the site to in ure no
important non-renewable resources are destroyed. The project will not have any
directly significant biological impact on the environment. In a long-rajnge sense,
though, the project constitutes one more incursion into the Rice Canyon .area.
The ultimate loss of vegetation and wildlife throughout this area is significant
biologically.
The commercial area of the project will be subject to clearly unacceptable noise
levels from Otay Lakes Rd. traffic as volume increases in the future.
Secondary school facilities are over capacity in this area and students generated
by this project will cause an exacerbation of the problem. ',
The implementation of the project will have an impact on the environment. The
effects of which can be mitigated and therefore regarded as insignifica t.
However, what cannot be considered insignificant are the future cumulat ve
impacts of development of the entire Rice Canyon area. Development of ice
Canyon will be biologically significant due to the ultimate loss of veg tation
and wildlife.
The normally unacceptable noise levels for the residential area do not consider
barrier attenuation adjustments and mitigating construction techniques can
be utilized to adequately protect these residences from acoustical impact.
2.0 Project Description
2.1 Location
The project is located on the west side of Otay Lakes Rd. 800' north of fast
"H" Street and south of the SDG&E power line easement. (See Fig. 1 & 2)!
2.2 Residential Uses
90 apartment units are proposed for 5.9 acres at the south-western porti~n of
the project site. 20 of the units would be one bedroom while 66 units w old
have two bedrooms and 4 units would be three bedroom. All of the units ould
be located in 9 two story structures. Recreational facilities include a reading
and card room, activity center, Jacuzzi and swimming pool, about 53% of the site
would be landscaped or left in a natural state, while 17% would be covered with
structures and 30% would be paved. The net density of the project will ~e about
15.8 dwelling units per acre.
Access to the project will be via a new collector road on the northern s de
of this residential element of the plan. This collector road will exten from
Otay Lakes Rd. to the western boundry of the project site. 153 resident and
guest parking spaces are provided. The project will have an estimated p pulation
of 180 people and will have rental price range of $175-$265. (See Exhib~t 1
"Precise Plan")
2.3 Medical - Professional Uses
A medical-professional building is proposed for the northern portion of ~he
property. It will be a two story 19,880 sq. ft. structure with about 10
parking spaces. The building will cover about 11% of the site with 64% laved
for parking and circulation and the remaining 25% in landscaping. ~
The facility will employ about 19 doctors with 29 other staff and professional
people. Over 200 patients and customers will be served by the project ech day.
2.4 Retail Land Uses
This phase of the project is not well defined at this time. No precise ~lan
has been prepared but it will be submitted at a later date. Additiona
environmental review will be required at that time.
i
Because of the commitment to the proposed retail use by the grading and Division
of the property, an analysis is presented herein but at a lower level of~
specificity than the other elements of the project.
If the site is developed with typical retail uses about 16,000 sq. ft. o floor
area will be provided along with about 80 parking spaces and an appropri to
amount of landscaping. Other details of the plan are not available at t is time.
3.0 Impact Analysis
3.1 Geology
3.1.1 Geological Setting
A soil investigation and geologic reconnaissance of the project site has
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been conducted for the project applicant by the firm of William S.
Krooskos & Associates. Their report is presented as Appendix A ofithis
EIR and the major conclusions are provided in the text of this EIR.
The proposed apartment and medical building sites are situated on
Pliestocene Marine Terrace (Otay Mesa) which is underlain by Miocene
and Pliocene Marine sediments. An inspection of the existing roadcut
adjacent to the property on Otay Lakes Road, indicates that the P1'ocene
San Diego Formation is interfingered with the Miocene Otay Formation.
This is based on lithologic descriptions. All bedrock units observed
on the site and surrounding the immediate area are nearly flat lying.
The elevation and geographic location of the site precludes any hazard
due to flooding or inundation from tsunamis. Since this site is n t
located near a lake, reservoir or other body of water within a res ricted
basin, the danger due to seiches is non-existent. Liquefaction is not a
potential hazard on this site, since the underlying bedrock exists~in a
dense state.
Faults: No faults were observed on the site nor are there any kno~n
faults within the project boundary. The nearest known fault is th
north-south trending potentially active La Nacion Fault located ap roximately
1.2 miles west of the site. Because the La Nacion Fault is classified as
a potential fault, the risk of damaging ground shaking from a rehatively
large event on this fault is considered to be e tremely low during; the
lifetime of the proposed structures.
The site will be subject to periodic seismic shaking from earthqua es on
remote faults, but the seismic risk is not greater for this site tan fen
any other average building site in the western portion of San Dieg County
that is located on firm ground and not situated on a fault. j
Landslides: No landslides or earth slippages were observed on the~site or
are known to exist ire the subject area. The nearly flat lying underlying
dense, bedrock units are not prone to landsliding.
3.1.2 Potential Imoact
There are no geological hazards on or near the project site that c uld
result in any possible significant geological hazard that could a fect
the project. '
3.2 Soils ';
3.2.1 Project Setting
Scattered across the site are hummocky deposits of end-dumped unco~pacted
fill soils with debris. Uncompacted fill soils placed adjacent to Otay
Lakes Road were encountered to a depth of 8 feet below the existing ground
surface in Boring No. 1. These soils primarily consist of silty sands.
These soils are non-expansive; therefore, posses less than three percent
swell as measured by the City of Chula Vista Test for Expansive Soils.
5
Blanketing the site and extending to depths ranging from 2 to 5 felt
are topsoils consisting of clayey sands, silty sands and residual Sandy
clays. The clayey sands and silty sands are non-expansive. The sandy clays
posses moderate expansive characteristics with a swell varying frog 4 to
6 percent as measured by the aforementioned test for expansive sous.
Underlying the topsoils on the western two-thirds of the site are ~ense,
clayey sands and sands with cobbles comprising the quaternary Terr ce.
These soils possess excellent bearing characteristics and are non-expansive
As indicated in Qoring No. 7, these soils extend to a depth of approximately
15 feet below the top of existing ground.
Underlying the topsoils along the eastern
interbedded silty sands and clayey sands
The silty sands are non-expansive and the
expansive characteristics.
3.2.2 Potential Impact
An expansive soil is one that changes in
of moisture it contains. This change in
foundations, paving and utilities.
3.2.3 Mitigation
one-third of the site ar~
of the San Diego and OtayFormations.
clayey sands possess moderate
volume, relative to the a ount
volume can destroy structural
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In the proposed building areas where expansive soils will exist wi~hin
two feet of finish grade, either one of the following recommendations
(a. or b.) shall be adhered to.
a. If it is the intention of constructing the proposed buildings
with conventional continuous foundations, spread footings ~nd
concrete floor slabs without special reinforcement, then i~ is
recommended that the following work be performed.
1) In the proposed building areas and extending fiv~ feet
beyond the perimeters thereof, it is recommended that the
potentially expansive clay soils that occur within twp feet
of the finish ground grade be excavated and removed f~om the
site or placed and compacted in the deep fill areas.
The building areas shall then be backfilled with non- xpansive
soils up to the finish ground grade. Non-expansive s ils are
those which have a liquid limit of less than 30 perce t, a
plasticity index of less than 75 percent and a swell hndex
less than three percent when remolded to at least 90 ~ercent
of maximum dry density and subjected to a normal load of one
pound per square inch.
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2) In these building areas, since a minimum depth o two
feet of compacted non-expansive fill soils and compac ed
non-expansive natural ground soils occurs below the finish
ground grade, conventional type continuous foundations and
spread footings, and concrete floor slabs may be utilized
6
for the proposed buildings without special reinforcement or
treatment. Foundations and footings of the proposed ,
structures may be founded a minimum depth of 12 inches into
the compacted non-expansive fill or non-expansive naty~ral
ground soils.
b. If it is the intent to construct the proposed structures
on the medium expansive soils, then it is recommended thatithe
following work be performed.
1) The continuous foundations and spread footings shall
extend a minimum depth of 18 inches into the firm nat~rral
ground or compacted fill. The continuous foundationsishall
be reinforced with two No. 5 steel bars; one bar located
near the top of the foundation and the other bar nearthe
bottom.
2) The concrete floor slabs shall be founded on at east
six inches of non-expansive soils such as on-si e
silty sands, decomposed granite, etc., or equal, and e
reinforced with 6x6-10x10 steel wire mesh.
3) It is recommended that
such as patios, driveways,
at least four inches
3.3
3.2.4 Analysis of Significance
all non-structural concre e slabs
sidewalks, etc., be founde~ on
of non-expansive soils.
It was the conclusion of the Soils Engineer that the expansive sandy clay
soils and uncompacted fill soils could be adequately prepared and ~reated
to insure that the site was suitable for the proposed use. There v~ill
therefore be no possible significant impact on the environment.
Topography
3.3.1 Project Setting
The project is located along a ridge upon which Otay Lakes Rd. descends
into the Sweetwater Valley from the Southwestern College area. (S~e
Fig. 3)
3.3.2 Potential Impact
The grading necessary to implement the project will require; the excavation
of approximately 50,800 cu. yrds. (14,800 cu. yrds. fill, 36,000 c .yrds.
of export); a maximum cut of the natural topography of up to 15 fe t (average
cut 4'); and fill area up to 13' deep (average 3'). The export ma~erial
is destined for Bonita Road & I-805.
The finished grade will result in some fill slopes adjacent to Otay~ Lakes
Rd., but a flatter appearence of the site will result. Some fill slopes
on the western boundary and cut slopes on the northern boundary will be
created.
3.3.3 Mitigation
Slopes will be landscaped and irrigated in accordance with requirements of
the Landscaping Ma nual as adapted as Council policy. These requirements
will insure that there willbe no significant erosion or aesthetic impact.
The impact upon the fill site will be evaluated and mitigated by means of
a grading plan.
7
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3.3.4 Analysis of Significance
3.4
3.5
Standard development regulations will insure that no significant e~hviron-
mental impact will result from the proposed land form change.
Drainage Patterns
3.4.1 Project Setting
The subject property is located within the Long Canyon drainage basin
(Sub basin A-7.0) and the Rice Canyon Drainage basin (Sub basin A-~.3).(Fig. 4)
In accordance with the "Fogg" report the current and eventual (developed)
50 year runoff is as follows:
Current (cfs) 50 year Frequency (cfs)
Long Canyon (A-7.0) 158
Rice Canyon (A-1.3) 312
3.4.2 Impact and Analysis
Because of the site topography and soil types that
water (expansive) there will be little increase in
to development. No significant impact on drainage
from project implementation.
Archaeology
3.5.1 Archaeological Setting
158
312
retain quantities of
runoff from the. site due
patterns will reesult
A detailed archaeological resource impact report is available as A pendix
B to the EIR in the Planning Department. Anyone interested in thi~
technical support document should contact the Planning Department.; The
findings of Appendix B are as follows:
1. Description. An archaeological survey of the subject;
property was conducted between the hours of 7:30 a.m. and 112:00
p.m. on 17 September 1975. A total of 4.5 manhours was expended
during that day by Russell L. Kaldenberg, Associate Envirolnmental
Scientist/Archaeologist, representing RECON. The archaeologist
traversed the area in a general north-south direction, beginning
at Otay Lakes Rd. on the east. The complete acreage was I
successfully traversed with the exception of the central pjortion
of the subject property which has been used for the placemlent of
fill material.
2. Results of the Archaeological Survey. Definitionally~, an
archaeological site is a place where some sort of human activity
has occurred and some physical evidence of that activity remains
and can be identified. In the scientific sense of the worlds, no
archaeological sites were located during the archaeological survey.
However, one area with a concentration of prehistoric artifacts
:+
i
/ ~ ~ \~\ 'r j `~ i /
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1 _~
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t•
A~ .1 ~ .. h 1 ~ f 1 .., .. , r , ' h~-+v..r~ .,,~
was identified. Due to the placement of soil in this area of
the subject property, it is impossible to determine if a site
underlies the fill dirt. Two artifacts were located in the
mouth of a rodent hole at the edge of the fill area and thrree
artifacts were located in the dirt road adjacent to the fill
area. Due to these finds, it is felt that an archaeological site
may be overlain by the soil. Without additional investiga ion,
it will be impossible to determine the extent of and importance
of the cultural resources, if any.
The artifacts recorded and catalogued include:
4 flakes !
1 core fra gment
1 projecti le point midsection
Only one o f these is made from s tone found on the subject!
property, the remaining artifacts were manu factured from stone
present in the vicinity of Mount Miguel.
Table A
I
Artifact Material From Bonita Vista
Accession
Maximum
Maximum i
Maxi um
Number Artifact Material Len th Width Thic Hess
BV-1 Flake Andesite 5.6 3.0 .~
gV-2 Flake Basalt 2.6 2.0 .~
BV-3 Flake Basalt 2.0 1.2 :~
BV-4 Flake Quartzite 5.3 2.0
BV-5 Core
Fragment
Quartz
4.5
3.1
2.~
BV-6 Projectile
4
2
Point Basalt 2.2 . •~
Artifact BV-6, the midsection projectile point, is interesting
in that it has pressure flaked edges. The breaks at both the top
and base appear to have occurred recently and may be the ~esult
of having been driven over by a vehicle.
3.5.2 Potential Impact
The archaeological resources located on the subject property may ~e the
remains of an archaeological site which is situated under the fill area.
If a site is located under the fill, it is probable that it represents
the late prehistoric phase of local prehistory (Kumeyaay). This is
proposed due to the style of projectile point implicated by its remaining
midsection. No other diagnostic artifacts were found on the subject
property. Without additional investigation, it is not possible too infer
further cultural or temporal affiliations of the artifacts.
It is also possible that the artifacts have been secondarily deposited on
the site as a result of the placement of fill dirt on the subject property.
11
Although al] archaeological resources are considered to be non-renewable
resources which any development may adversely effect, some archaeological
resources, because of their very nature, are subject to more adver~e
effects than others. Also, due to the nature of archaeological resources,
some sites are considered to be more significant than other sites. In
an attempt to establish objective criteria for the assessment of
archaeological sites, the project's consulting archaeologist presented
a professional paper to the Society for California Archaeological ~nnual
Meeting in March of 1975 (Kaldenberg 1975) which outlined standards for
assessing significance. Based upon that criteria, Appendix B of this
report has been prepared.
Due to the presence of artifacts near the fill dirt area and near ~he
mouth of a rodent burrow, and because of the large amount of fill laced
in that area of the property, it is not possible to scientifically frank
the site. Therefore, recommnedations for the mitigation and additilonal
assessment of the archaeological resources are made in the appropr fate
section of this archaeological impact report.
The proposed Bonita Vista project will directly affect the existing
archaeological resources located within the proposed project area.
Any grading, cut and fill, or house padding operations will destroy
the archaeological resources which may be underlying the fill dirt area.
3.5.3 Mitigation
i
Since the current plot plan and grading plans will directly affect ny
underlying archaeological site, the following mitig,~i:ion measures a e
proposed as a method of obtaining information about this non-r~ne~•~a le
resource:
1. An archaeologist should be present during the grading j
operations in the vicinity of the encountered archaeological
resources. ~
2. If archaeological material is present, a systematic pothole
series should be conducted to verify the vertical and horizontal
distribution of the site material. In conjunction with the posthole
series, the following items are recommended:
a. mapping of the systematic posthole series
b. surface collecting and cataloguing all recovered
artifacts (a surface map of the few artifacts is dot
recommended due to the paucity of artifacts and heir
disruption by agricultural action) '~
c. photodocumentation of the archaeological work- j
d. preparation of a report for the public record.
3. If the posthole series indicates that the subject arc aeological
resource is limited to surface material and contains no subsurface
or highly disrupted subsurface material, then no further archaeo-
logical work would be recommended. If the site is proven to
contain concentrated archaeological deposits, then a five-percent
subsurface excavation may be recorrm~ended. The need for additional
subsurface excavation will be borne out in the results of the five-
percent excavation.
12
4. The archaeological site should be institutionally recgrded
with the San Diego Museum of Man and the San Diego State
University Department of Anthropology.
5. All recovered ~tifacts should be treated with dignity and
should be housed in ,:{n appropriate institution. In the event the
artifacts are limited in quantity, an appropriate instituti1on may
be construed as a display area within the proposed develop~ent.
3.5.4 Analysis of Significance
The implementation of the mitigation measures herein proposed and agreed
to by the project proponent will preclude any significant impa~t on
the environment. If any archaeological resource is present it could be
treated in an appropriate manner insofar as its relative importance.
Because an archaeologist will be present during all grading operatilons
minor finds will be analyzed and recorded~if any major findings ale encountered
they will be subjected to further field studies.
3.6 Biology
3.6.1 Project Settin
The Rice Canyon area includes approximately 2,400 acres of relati ely
undisturbed natural vegetation. This area is located generally ea ,t of
Interstate 805, south of Bonita, west of Otay Lakes Rd., and north~of
Telegraph Canyon Rd. The area is dominated by Coastal Sage Scrub
communities and sti11 supports some of the original :vildlife population;
the larger mammals having been generally extirpated. The subject property
lies at the extreme eastern edge of this area and biologically can be
included as a part of it. Much of the field work utilized to prepare
this report was accomplished in areas immediately adjacent to the subject
property and within Rice Canyon. Because of the relative homogeneity
of the Rice Canyon areas, information obtained in them can be reasonably
extrapolated to the project site; with certain restrictions due torecent
disturbance of the subject property.
Two vegetation types occur on the subject property:
1. Modified Coastal Sage Scrub, and
2. heavily disturbed annual/perennial vegetation.
The former consists of 90 percent Coastal Sagebrush (Artemisia californica}
with a scattering of other shrubs including Flat-top Buckwheat Erio onum
fasiculatum), Toyon (Heteromeles arbutifolia), and Bladderpod (Iso eris
arborea The latter community consists of various introduced and ative,
annual and perennial species, including such things as Russian Thistle
(Salsola iberica), Horehound (Marrubium vulgare), London Rocket (Sisymbrium
irio Tree Tobacco (Nicotiana lauca and others. ,
The subject property is still fenced (three strand barbed wire) along much
of its periphery. This, along with the homogeneous nature of the
13
native shrub community (other, nearby stands have a much lower percentage
of Coastal Sage Scrub and a higher species diversity), indicates thpt the
area has undergone a recent major disturbance. It is quite possitrle that
cattle have been run on the property for a period of time. The effect
of this disturbance has been to reduce species diversity and to place
the site into what amounts to a secondary succession. This succesjsional
process will eventually result in a more mature, stable, diverse community
if allowed to operate undisturbed for a sufficient period of time.,
Successional processes operating on the heavily disturbed areas, reas
currently grown to annuals and perennials, will require a much to ger
time period to reach a climax. That succession will be allowed t work
undisturbed on the area is unlikely due to the current level of h~man use.
Fire, dumping, and off-road vehicles are current impacts the comm nities
must deal with.
Given the range descriptions in Munz (1974) and Higgins (1949), t'ere may
be a total of twelve significant plant species (as defined by the
California Native Plant Society, 1974) occuring on the subject pr perty.
These are:
*Adolphia californica *Haplopappus junceus
Ambrosia pulila Hemizonia conjugens
Atragalus deanei Muilla clevelandii
Brodiaea orcuttii Ophioglossum californicum ~
*Dudleya variegata *Opuntia parryii var. serpe~tina
Ferocactus viridescens Selaginella cineiascens
Of these twelve species, fiv? (those marked with asterisks) are shrubs or
have above-ground perennial parts. These species could be easily found
during a ground survey if they were present. Only one of these was
encountered; Hidden Bisnaga (Ferocactus viridencens) was found one moderate
slopes in the southwest corner of the property. The remaining s~ven species
are annuals or below-ground perennials and their presence or abs nce from
the project site could not be accurately assessed due to the sea~on (late
summer) of the survey.
Existing Wildlife
Because of the modified nature of the vegetation of the site, and because
of the influence of man's activities, wildlife diversity on the ubject
property is severely reduced compared to surrounding, less distu bed
areas. Species utilizing the site will be the same as those on ether
nearby areas, but the intensity of use will be much less.
A detailed listing of the vertebrate species known to occur on t e subject
property or which occur on property immediately adjacent to it a d are
expected to be found on the subject property at some time, is pr sented
in A endix C of this report. A detailed discussion of this wi~dlife will
PP
not be attempted in that the lists stand by themselves. Certa~n~species
should, however, be pointed out. Three of the reptilian species are:
Orange-throated Whiptail
Coast Horned Lizard, and
Common Kingsnake.
14
These have been identified by the California Fish and Game Commisspon
as having critical population levels and possession and bags limits have
been established. No mammal species found or potentially found on!the
site have been given special designation due to their population status.
One bird species known from immediately adjacent to the site, the ~3urrowing
Owl, and two others which may utilize the site,
Cooper's Hawk and
Red-shouldered Hawk ~
have populations which are declining. These species are designated as
Blue List species (Arbib, 1973).
3.6.2 Impacts and Mitigation Measures
A. Impact of the Proposed Action
Implementation of the proposed project will have several ei
on the existing biological systems. These effects or impaq
be summarized as follows:
1. Grading of the site will result in the loss of aq
mately seven acres of native vegetation. ',
2. Loss of this vegetation constitutes a loss of wi'
habitat. Cover, food, nesting, and homesites for boti
vertebrate and invertebrate species will be lost.
'fects
:ts may
~proxi-
dlife
3. Grading may result in the destructio^ of a fevr i;hdividual
animals. Fossorial species flee underground when dis~urbed
and may be destroyed by earth-moving equipment.
i
4. 6ildlife species displaced from the subject prop rty
will flee into peripheral areas. Such areas will often be at
or near carrying capacity already and this may resultlin a
high mortality rate among immigrants or residents or both.
5. Children and domestic animals may be introduced jnto
the immediate area. Such new residents may adversely effect
adjacent, still wild, areas.
6. The project is growth-inducing and as such will have a
long term effect on the entire Rice Canyon area. Tha~ this
area will be completely developed in the near future ~s
highly probable. Such development would result in the loss of
a considerable amount of vegetation and wildlife habi~at.
7. A few individuals of Hidden Bisnaga (Ferocactus ~iridescens)
may be destroyed. This species is rare and endangered in this
country, although it is common in Baja California.
15
B. Mitigation Pleasures to Reduce Impacts
The intent of this section is two-fold: certain mitigation
measures to reduce the effect of probable impacts will be outlined
and certain facts will be summarized so as to put the afore-
mentioned impacts into their proper perspective.
1. The existing vegetation on the site is composed primarily
of extemely common species. In a botanical sense, then, loss
of these individuals is relatively insignificant.
2. A few individuals of Hidden Bisnaga may be lost'.. during
grading. The majority of the individuals present, however,
are located in the extreme soutP~western corner of the property.
This area is to be left as open space and will not be disturbed
should the project be implemented.
3. Landscaping planned as part of the project will mitigate
to a certain extent the loss of native vegatation.
4. The existing Coastal Sage Scrub community is one of low
diversity which is undergoing succession back to a more
mature association. As such, it does not have the significance
a mature, integrated community would have and therefore its
loss is not as significant.
5. Since the plant community is of low diversity it should
be anticipated that the animal community using it is also of
low diversity. Loss of this area will not, then, be as
significant as loss of some neighborhing areas might be.
6. Landscaping planned as a part of this project will
provide habitat, food, and cover for some wildlife species.
These species will in many cases be different, however, from
those already inhabiting the site.
3.6.3 Analysis of Significance
The proposed project is located at the head of Rice Canyon in eastern
Chula Vista. The site presently is occupied by a low-diversity plant
community which, it is anticipated, has a low-diversity animal community
associated with it. Implementation of the proposed project will result
in a loss of native vegetation and of wildlife habitat. This, however, is
in itself insignificant because of the nature of the extant communities.
In a long-range sense, though, the project constitutes one more incursion
into the Rice Canyon area. The ultimate loss of vegetation and wildlife
throughout this area is significant biologically.
16
3.7 Air Quality
3.7.1 Existing Air Qualit
The San Diego region is very susceptible to weather conditions whijch
cause pollutants to be trapped to the ground and to build in concentration.
These climatic conditions include; (1) low mixing height, (2) low Wind
speed, (3) little or no rain and, (4) abundant sunshine. George C.
Holzworth in the EPA publication (AP-101) "Mixing heights, wind sp'eds,
and potential for urban air pollution throughout the contiguous United
States" states: "By far the greatest number of episode days is 56
(over 5 years) which occured at San Diego, Calif...at nearby Los Ajngeles,
episode days are less than half those at San Diego."
The Chula Vista planning area is witf~in the San Diego air basin. !The
San Diego basin in 1972 exceeded the ambient air quality health standards
for oxidant, particulates and carbon monoxide. The 1972 violation; of the
carbon monoxide standard occurred on 2% of the days during the firjst
quarter of 1972 and no violation has occurred since.
Violations of the particulate health standard and the oxidant stanldard
have continued until the current date. Table B shows the trend in the
number of days in which the federal oxidant standard was exceeded jduring
any one hour average. Table C sho~vs a plot of the annual averagei of
maximum hourly averages, both of these tables show a general improlvement
in oxidant levels since 1968 for the total air basin and since 197;2 for
the Chula Vista area.
The San Oiego air basin is strongly influenced by activities southi of the
international border insofar as particulate pollution is concerned.
The high particulate levels in the extreme southern portion of thej air
basin are thought to be a result of uncontrolled particulate sourcies
south of the border such as open burning. The only station which
consistantly exceeds federal particulate standards is the San Ysidlro
station. The Chula Vista station has not recorded a violation of the
federal particulate standard since it began operation in this capacity
in the 3rd quarter of 1974.
The air quality regulations of the EPA require that the annual er~ission
of reactive hydrocarbons (the main constituent of oxidant) be reduced to
25% of the 1972 level to meet the oxidant standard by 1977. If thus
standard is to be met there will have to be major changes in the llife
styles of people in the region. For example, EPA expects that a 4~5%
reduction in automobile vehicle miles travelled in the region will be
necessary during the next 3 years in addition to vapor recovery ar~d other
fixed source emisson controls.
3.7.2 Project Impact 1
i
The land uses in the project will generate 3035 daily vehicle trip
These vehicles will generate air pollutants at the levels shown in
Tabl e D.
17
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Rt1ulIRL RYE4AGE - PPN
19
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TABLE D
A. EST II-tATEO ItiCREt~iENTAL It~CREASE Its Et•1ISSIOttS
MOBILE SOUt;CES
Emissionl Trips or
Factor Usage hate
2 Vehicles tlumber of '
l ~
T
t
Total
Pollutant gm/mi per Vehicle
Miles/Uay per
Land Use Acres or
Land Uses a
o
Tons/Dayi Tons/yr,
Carbon 4.0 750 trips/AC 2.21AC Comm. 0.809 % 295.32
f ionox•i de
50 8,0 300 2.18 Med.
6.0. 8 /DU 90 apts.
4.0
I •
Hydrocarbons 6.5 8.0 ~ •same same 0.150 38.39
6.0
Ptitrogen ~ 4.0
C>:i dca 8.0
(t~Ox as N02) 5_ 6.0 same ~ same 0.081 ~ 29.53
Particulates 0.58 8.0 same. same 0.009 ' 3.29
Oxides of 4.0 same same 0.003 '! 1.10
Sulfur 0.20 8.0
~~ ~ 1
IEPA April 1973, Pub. No. Ap-42, p. 3.1.1-6
2Considering the average mileage of 12.5 m~les/gal (EPA-1972, p. 2-3), ~.
the gallons of gasoline consumed, 500 x 10 gal/year, for an automobile ~
population of 750,000 (ARG-1972, p. VII-t3). A usage rate of ?_3 miles
can be .de rived.. In the San Uiego region, an average one a~ay home to work
trip is 9 miles and most other one clay trips average about 6 miles in length.
i
20
In addition the increased demand for electrical energy will result
in an increase in emissions from power generating plants. The incremental
increase would be as shown in Table E Combining the pollutant ~ata
from mobile and stationary sources and comparing the total to the amount
of air pollutants in the air basin, provides an analysis of the s7gnificance
of the projects impact. Table F provides this data.
It is the conclusion of this analysis that the project would not rave
any possible significant impact on air quality.
3.8 Noise
3.8.1 Ambient Noise Levels
i
The primary sources of noise in the project setting is automobileiand
truck noise. based on the HUD Noise Assessment Guidelines, the first
78 feet adjacent to Otay Lakes Rd. would be subject to normally unacceptable
noise levels. This means that the ambient noise level would be offer 65 dBA
for more than 4 hours each day. Truck noise would produce similajr noise
levels for about 53 feet.
i
In the future setting of the proposed project, traffic volumes will
increase to about 16,000 on Otay Lakes Rd. There will be a traffic signal
at Otay Lakes Rd. and East "H" Street and there may be a signal aft the
intersection of the proposed collector road in this project and Otay Lakes
Road. These traffic control devises have the effect of lowering automobile
noise and increasing truck noise. Normally unacceptable noise from auto
traffic will extend only about 25 feet into the site, while truck; noise
will be at a cloarly unacceptable level over the first 120 feet, end normally
unacceptable over the entire site. These noise projections do not consider
any barrier ajustments.
3.8.2 Mitigation
The commercial structures will have some shielding function for the
residential project element and residential buildings will offer some
acoustical protection for open space areas. Acoustical insulation
techniques can be utilized to protect interior spaces. Insulation
requirements for energy saving will be adequate to produce a 20 dBA loss
through unit walls. This will result in a interior noise level df 45 dBA
when the exterior noise is 65 dBA.
3.8.3 Analysis of Significance
Because of the land use design, structure siting and insulation equirements,
all areas within the residential element of the project will hav a suitable
acoustical environment. The commercial areas adjacent to Otay L kes Rd.
will have a clearly unacceptable noise level for residential used and
would require extensive barrier installation to produce an acceptable
ambient noise level.
21
~' ,
E. ES7It1ATE0 ItJCREh1ENTAL IJlCREASE IN Eh1ISSIONS
S7ATIOtlARY SOURCES
1
Emission Usage
Rate
Number of ~ - .
7ons/YR.
Source
Pollutant Factor
kg /106 m'3 Per
Land Use Acres or
Land Uses
Natural gas Particulates 160 ~ 0.070
combustion
Space
heating Oxides of
Sulfur g.6
- - ~
i 0.004
Cooking
l•Jater Carbon ~ -
heating P~onoxide 320 - 0.139
- Hydrocarbons 128 ~ 0.056
Oxides or
Nitrogen 1280
1920 - residentia
commercial
-
0.575
lEnvironmental Protection Agency,~'.'Compilation of Air Pollutant Emission
AP-~2 (revised April, 1973) p. 1.4-2
actors,"
22
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3.9 Schools
3.9.1 Current Facilities
The project site is currently served by the following schools, wi~h
indicated capacities and attendance:
Capacity
3.10
Tiffany 684
Bonita Vista Jr. High 1190
Bonita Vista Sr. High 1485
Attendance Availably Space
549 135
1513 (-323)
1546 (- 61)
3.9.2 Impact
The project will, based on genet°ation factors adopted by City Cou~cil
policy, result in the following increase in school children:
Elementary 45 students
Jr. High 27 "
Sr. High 18 "
3.9.3 Mitigation
It is the policies of the school districts to require the payment~of
contributions for assistance in providing educational facilties.
This contribution will amount to $300 for each pupil residing in ~he
development.
3.9.4 Analysis of Significance
The project will add students to currently over crowded schools, the
developers contribution will assist the school districts physical;
facilities on a short term basis. Tax income from the project w~ll
be of benefit on a long term basis to insure adequate operation o
educational facilties. The project could stimulate the expansionof
existing schools or the building of additional rooms due to the over
crowded secondary facilities.
Parks & Recreation
3.10.1 Existing Facilities
The project is located within Park Service District No. 11.00. T~ere is
currently no population or parks located within this district ands
projections based on the current General Plan show a population o~ 7,700
people and 30.8 acres of parks within the district.
3.10.2 Impact
The project will require .095 acres of park land to adequately serve the
projects population. This service district has not been subdivided into
sub-districts because no land use plan has been developed to more specifically
identify the location of park sites. The installation of park facilities
at this time would be premature.
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3.10.3 Mitigation
The project plan includes private improved open spaces, swimming fool
and recreational buildings.
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The developer wi116e required to pay in-lieu park fees in accordance
with the following schedule:
1 bedroom $140
2 bedrooms 150
3 bedrooms 160
3.10.4 Analysis of Significance
The project will have an insignificant impact on recreational fac
in the project area and the park fees will insure that public par
facilities will be developed in order to serve this project at an
time.
3.11 Police & Fire Protection
3.11.1 Existing Facilities
Police protection is provided primarily through mobile units on
throughout the community. The current ratio of police officers
population is 1.1 officers per 1000 people.
Fire protection is provided by Fire Station # 4 which is only
from the proposed site.
lties
ppropriate
is
the
mile.
3.11.2 Project Impact
The project will require a greater density of police patrol in a emote
area of the community.
Fire protection can be easily accommodated by existing facilities; and
those installed as part of the project. There will be no significant
impact due to fire protection requirements.
3.11.3 Mitigation
3.12
No mitigation of increased police requirements is proposed.
3.11.4 Analysis of Significance
The increase in police beat length along the 630 feet + of new street to
serve this project will not have a significant impact on the ability of
the police department to provide police protection for the project site.
Transportation/Access
3.12.1 Project Setting
The project site is primarily provided transportation via surface
automobile links to the regional vehicular transportation system. Direct
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links to~the project uses are provided via the proposed residential collector
road to and via Otay Lakes Rd.
The most critical portion of this direct link is along Otay Lakes ~Rd. as
it nears Bonita Rd. to the north. Current traffic volumes in that area
are in excess of 9,000 ADT and a projected volume of 26,000 in 19190.
The current improvements are adequate for 25,000 ADT. Right-of-Wady
exists to provide improvements to an adequate level of service.
City Bus Route g provides lines from the project site to Bonita anjd the
central Chula Vista area.
3.12.2 Project Impact
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The project will generate traffic volumes as follows on a per day (basis:
DU/AC Factor Trips
Apartment 90 DU x 8 per DU 720
Medical Bldg. 2.18 AC x 300 per AC 654
Retail Commercial 2.21 AC x 750 per AC 1658
3032 Average Daily
Teri ps
The added traffic volumes can therefore be adequately accommodatedl,by the
existing improvements. As subregional growth occurs there will beta need
for additions to the service capacities of Otay Lakes Rd. In view; of the
projected volumes, traffic signals will not be warranted at any intersections
in this project. However, as development occurs to the west, a si nal may
very well be warranted.
Access to the retail commercial portion of the property is locatedialong
Otay Lakes Rd. These two ingress points are designed so that adjo Wing
parking spaces have back-up space that would block traffic enterin the
site from Otay Lakes Rd. This circulation design will create a se ious
safety and design problem. The most easterly entrance to the medial
professional building would create serious conflicts between vehicles
entering and leaving the premises.
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3.12.3 Mitigation j
The parking spaces which create the circulation conflict could be eleted
or redesigned to eliminate this conflict. The entrance to the medical
building could be redesigned to eliminate the conflict with entering the
exiting traffic.
3.12.4 Analysis of Significance
The parking layout would adversely affect traffic safety if the above noted
design changes are not incorporated into the final precise plans. I;
3.13 Utilities/Energy
3.13.1 Project Setting
All necessary utility facilities; water, sewer, gas, electricity are
available in Otay Lakes Rd. The capacity of these facilities are adequate
to accommodate the proposed project.
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3.13.2 Potential Impacts
The consumption of natural resources and generation of waste materials
will be in approximate accord with the following: i
Apts Medical Commercial
Electricity 344,610 Kwh/yr 14,207 Kwh/y r. 11,200 Kwh/yr
Natural Gas 89,030 Therms/yr 13,197 Therms/yr 10,400 Therms/y r!
Water 23,400 gpd 7,029 gpd 5,000 gpd
Sewage 18,720 gpd 5,000 gpd 4,000 gpd
Trash 900 lbs/day 400 lbs/day 350 lbs/day
The somewhat remote location of the facility will produce longer jregional
and sub-regional automobile trips to and from the residential portion of
the project. The commercial elements of the project will tend tojreduce
the number of trips and trip lengths to neighborhood and communit~ scale
commercial centers for the residents of the project and the gener 1 area.
The medical building will have a similar impact as the commercial use.
The number of trips to the central Chula Vista area or other regional
medical centers will be somewhat reduced from this entire area.
3.13.3 Miti ag tion
The use of multi-family dwellings in basically more energy efficient than
single family dwellings. This factor plus new insulation and oth r
requirements of the building code will insure that there will not~be any
inefficient or unnecessary consumption of energy due to the heating of
the structures in the project.
Another major source of energy consumption is the heating of watelr. The
proposed project could reduce the energy requirements for water hjeating
through the use of solar water heaters. Advances in the "state oif the art"
have resulted in very practical devises for water heating in commercial
uses which demand large quantities of hot water, domestic use andl
swimming pools. ~
The use of fluorescent lighting, reduced architectural or display lighting
and the avoidance of over illumination could be implemented to prlevent
unnecessary electrical consumption.
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3.13.4 Analysis of Significance
The project will not result in the unnecessary and inefficient consumption
of energy. Energy consumption could, however, be reduced to a lower level.
4.0 Unavoidable Adverse Environmental Impacts
4.1 The site contians expansive soils but they can be adequately treated
through grading techniques.
4.2 Potentially significant archaeological sites could be altered or even
destroyed during grading of the site, however an archaeologist will be present
during the site grading which will minimize potential irlpacts.
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4.3 The project may result in the loss of a few examples of a rare and
endangered species of plant and will result in an increased population near
a stand of the species.
4.4 The project will generate students in an area of over crowded schools.
4.5 The project will generate some 3000 daily vehicular trips.
4.6 The commercial area will be subject to clearly unacceptable noise levels
as traffic volumes increase to 26,000 ADT on Otay Lakes Rd. The residej~tial
portion will be normally unacceptable but considering the barriers resu~ting
from the commercial and residential structures, noise will be at an acceptable
level within the project.
4.7 The project will make an insignificant alteration of land form.
4.8 There will be a reduction of natural and other open space by almost 9
acres.
4.9 There will be a short term increase in noise and dust during construction
activities, and a long term insignificant inacrease in the ambient noisy level
due to urbanization.
4.10 There will be an incremental increase in air pollution.
4.11 There will be a minimal increase in the demand for public service, other
than secondary education. ',
4.12 T"ere will be ar increase in resource consumption due to the construction
and operation of this facility. A significant reduction in energy consumption
could be achieved through measures discussed in this EIR.
5.0 Alternatives
5.1 No Project
Implementation of the no project option would preclude the placement ofthe
project in the area of a rare and endangered plant species and of a potentially
significant archaeological site. This option would require public purchase of
the project site.
5.2 Lower Density Residential Development
Development of the site at a lower density residential use would resultlin
fewer secondary students. This type of development would not however, ~e in
conformance with the General Plan or the zoning of the site.
5.3 Larger Commercial Development
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If a larger portion of the project site were denoted to commercial uses; the
impact on the secondary school system could be reduced. However, with the 10+
acre commercial site just to the south having been graded and a 6 acre neighborhood
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commercial site about 1/2 mileto the south, there doesn't appear to be any
substantial demand for more commercial land uses in the area of the proposed
project.
6.0 Relationship between Local Short-Term Use of the Environment and the Mafintenance
and Enhancement of Lonq-Term Productivit,~.
The project will result in a long term increase in population adjacent ~o an
area containing rare and endangered species of plant life with indirect!impacts
due to more frequent use of the natural landscape by man. If there is
significant archaeological site underlying the fill material on the property,
excavation accidents could result in the destruction of a non-renewableiresource.
The range of the environment will therefore be curtailed on a long term; basis.
7.0 Irreversable Environmental changes that will result from the Proposed Project
The proposed project will result in the consumption of materials, energ,~ and
labor for implementation and operation. Some of these resources are nosh-renewable
The development will commit the site to the proposed use on a long term!basis
with the commitment of future generations to the use and concomitant cod~tinued
resource consumption. The growth inducing pressures of the proposed road could
result in secondary impacts that will make similar commitments for future
generations.
8.0 Growth Inducing Impacts
The installation of public facilities which are part of the proposed project,
the establishment of new land uses in a developing area and the increased
pressure on the urban infrastructure, all indicate that the project wild have
growth inducing pressures. This characteristic will promote faster dev lopment
in an area with unique biological characteristics and will result in th~ loss
of a considerable amount of vegetation and wildlife habitat.
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9.0 Organizations and Persons Consulted
Chula Vista Planning Dept. i
Douglas D. Reid, Environmental Review Coordinator
Larry Yamagata, Associate Planner
Ken Lee, Current Planning Supervisor
Lu Quinney, Associate Planner
Chula Vista Department of Public Works
Bill Harshman, Senior Civil Engineer
Olu Sawyerr, Traffic Engineer
Roger Daoust, Associate Civil Engineer
Roberto Saucedo, Junior Civil Engineer
Bonita Glen Development Inc. ~
Julie Prewitt, Assistant Vice President
Lloyd Hill, Executive Vice President & General Manager
RECON
Royce B. Reggan, Assistant Environmental Scientist/Biologist
Russell L. Kaldenberg, Assoc. Environmental Scientist/Archaeologist
William S. Krooskos & Associates
William S. Krooskos, President
Alfred N. Venton
Sweetwater Union High School District
Phil Jolliff
Chula Vista Elementary School District
John Linn
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" ~, t• 10. 0 Input
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TO: Planning Commission
FROM: Environmental Control Commission
SUBJECT: EIR-75-5 Bonita Vista
The Environmental Control Commission has grave reservation$ re-
garding the construction of this project.
As pointed out in the draft EIR, the schools in this area ~re
already over burdened. The 5300.00 contribution for each addi-
tional student entering the subject schools does not m.itig~te
the effect of overcrowc?ing on the quality of education received.
This project is a major growth inducer and cannot but accelerate
the spread of urban sprawl. The piece meal planninc in this
area can only crate a hodge-podge of unsightly structures 'where
once there was open space. Protection of our remaining opdn
space, and particularly the insidious gobbling up of the Rice
Canyon area, is of utmost importance.
Due to the fact that this project will directly affect archjeo-
logical resources located within the proposed constructionjarea,
the Commission strongly recommends that if the project is approved,
the mitigation measures (3.5.3) as outlined in the draft EIR be
strictly enforced and adhered to.
It is recommended that due to the condition of the soils in the
project area, that the mitigation measures (3.2.3) be adhered to.
R L ctfully submitted,
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Patricia F. Keith, Chairx
Environmental Control Comr~.ission
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December 2, 1975
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...ate..
TO: Honorable Mayor and Members of the City Council
C~/
VIA: Lane Cole, City Manager
FROM: D. J. Peterson, Director of Planning
SUBJECT: EIR-75-5 on a 10 acre project consisting of a 90 unit
apartment project, a 20,000 square foot medical o~fice
and 16,000 square feet of retail commercial floor ~rea
on the west side of Otay Lakes Road, 1000 feet north of
East "H" Street.
This EIR (copy enclosed) has now been adopted by the Punning
Commission as the final environmental document on the proposed
project. The Council will be asked in the near future to ce tify
that the final EIR was prepared in accordance with CEQA and hat
the Council has considered the document in arriving at their]
decision on the project. The document is supplied to Council at
this time so that Council may review it prior to consideratipn
of the project itself.
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The project could have significant impacts due to soillconditions,
archaeological resources and the natural vegetation habitat which
includes rare and endangered species. The applicant has pro~osed
mitigation measures which will preclude direct significant i$npacts.
The secondary school facilities in this area are curre'tly
overcrowded and the project could exacerbate that existing p oblem.
However, because of the nature of the project and assistance to be
provided by the proponent, no substantial aggravation is anticipated.
(See Section 3.9)
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The project will have growth inducing impacts that will affect
Rice Canyon which is a biologically significant resource. T~is is
a potential secondary impact.
~1~i1./~~----~
D. J. eterson
Director of Planning
DJP:DDR:kf
cc: G. Ashwill
D. Norman
J. Prewitt
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