HomeMy WebLinkAboutAgenda Statement 1987/06/23 Item 25 COUNCIL AGENDA STATEMENT
Item 25
Meeting Date 6/23/87
ITEM TITLE: Consideration of Final EIR-87-3 - Rancho del Sur
Resolution/3//0 Certifying Final EIR-87-3 - Rancho del Sur
SUBMITTED BY: Director of Planning (- et 4
REVIEWED BY: City Manager _ (4/5ths Vote: Yes No X )
This final EIR is on the 108.3 acre Rancho del Sur project located south of
Telegraph Canyon Road and to the east of Greg Rogers Elementary School and
Park.
RECOMMENDATION: Certify that EIR-87-3 has been prepared in accordance with
CEQA, the State CEQA Guidelines and the environmental review procedures of the
City of Chula Vista and that the Planning Commission will consider the
information in the EIR as it reaches a decision on the project.
BOARDS/COMMISSIONS RECOMMENDATION: The EIR was recommended for
certification by the RCC and has been certified by the Planning Commission.
DISCUSSION:
Project Description
The Rancho del Sur project site is located approximately 3 miles east of
downtown Chula Vista and 5.5 miles north of the United States/Mexico
International Border.
The Rancho del Sur development involves the construction of 285 single-family
dwelling units in four residential subsections and 200 multi-family units in a
fifth subsection. In addition, the project is currently proposing a public
park immediately south of East Naples Street, a multi-purpose playing field,
children' s playground, trail system and parking area. This area would contain
lighted tennis courts. Approximately 85 percent of the site would be graded,
with 800,000 cubic yards of balanced cut and fill . An additional 300,000
cubic yards would be involved in remedial grading and site preparation. A
small portion of the site east of Medical Center Drive and south of the
proposed extension of East Naples Street is designated for future development,
the nature of which is yet to be determined. When future development in this
area is proposed, additional environmental review may be required.
Page 2, Item 25
Meeting Date 6/23/87
Environmental Setting
The Rancho del Sur project site encompasses 108.3 acres of gently to steeply
sloping hillside topography. Site elevations range from approximately 245
feet above mean sea level (MSL) in the northwestern portion of the site to 400
MSL on the most prominent hill , located in the eastern section of the
property. Other onsite hills peak between 350 and 360 MSL.
Vegetation consists primarily of native grasses, with chaparral on the steeper
portions of the site. The project site is essentially undeveloped, with the
exception of a 250-foot San Diego Gas and Electric easement runs through the
property in a southwest to northeasterly direction. There is some evidence of
off-road vehicle activity on the site, as well as illegal trash dumping.
Telegraph Canyon Road runs along the northern boundary of the project site.
Medium density single-family and single-family attached dwellings lie to the
north of the site, across Telegraph Canyon Road. The Foxhill Run
single-family residential development borders the southwest portion of the
project site. Greg Rogers Park and Greg Rogers School are located along the
western boundary across Foxboro Avenue. A large residential area also lies to
the west of the site. A medical complex which includes Vista Hill Hospital ,
Community Hospital , and several medical/dental offices is located
southeasterly of the site. The site can be accessed from Interstate 805 via
Telegraph Canyon Road to Medical Center Drive.
Land Use
The proposed project would alter the utilization of the site from undeveloped
open space to an urban development containing both single- and multi-family
dwellings. This change would result in impacts such as increased traffic
flows, decreased air quality, and additional public service and utility
demands. The proposed land uses for Rancho del Sur are, however, compatible
with the existing and planned land uses in the vicinity of the project. The
project is consistent with applicable land use policies.
The only potentially adverse land use impact created by the development is the
compatibility of the proposed high density multi-family subsection, and,
secondarily, the smaller single-family lot sizes, with the existing
residential development. However, those affected lots are buffered from
nearby residential development by landscaping and open space such that the
potential impact is reduced to a level of insignificance. No further
mitigation is required as long as adequate buffering of these sensitive land
uses is maintained.
Transportation
The Rancho del Sur project is expected to add approximately 4,400 average
daily trips (ADT) to the street system in the area. Results from the analysis
of projected traffic volumes at time of project completion indicate that in
all but one case, the acceptable level of service (LOS) for each intersection
. t
Page 3, Item 25
Meeting Date 6/23/87
will not be exceeded. The exception to this is at the intersection of the
northbound I-805 off- and on-ramps with Telegraph Canyon Road, where the drop
in LOS is expected to occur even if the Rancho del Sur project is not
completed. In addition, the unsignalized intersection at Oleander Avenue and
East Naples Street would be placed at near capacity if the expected high rate
of growth is experienced prior to project completion.
To mitigate the unacceptable LOS at the intersection of the northbound I-805
off- and on-ramps, a change on the eastbound approach to I-805 to allow double
left turns is recommended. Other roadway improvements, including the addition
of another lane permitting double left turns resulting in two left-turn and
two eastbound through-lanes are necessary. This would improve the LOS to
acceptable levels. The developer will also be required to contribute a
proportionate share to a fund for (impact fee) other off-site roadway
improvements.
Biological Resources
Among the sensitive biological resources identified onsite were five plant
species, grassland and coastal sage scrub habitats, and one bird species
(i .e. , the California black-tailed gnatcatcher) . A cumulative impact to the
biological resources resulting from project implementation is identified.
This effect, however, is not considered to be significant because of the
following factors: few numbers of sensitive plant species onsite; low to
moderate potential for other plant species to occur; low potential for
declining reptiles to occur onsite; few California black-tailed gnatcatchers
onsite; and lack of adjacent natural open space for habitat. Because of the
above factors and the highly degraded nature of most of the native vegetation
onsite, no mitigation is proposed for its loss. However, recommendations
concerning activities within the preserved open space area are given in the
Biological Resources section of the document.
Landform Alteration/Visual Quality
Development of the Rancho del Sur project would entail grading of
approximately 85 percent of the project site and a permanent change from a
rural to an urban landscape. In addition, existing and proposed electrical
lines within the existing SDG&E easement onsite could have an adverse visual
impact. Homes to the north and west, hospital facilities to the southwest,
and motorists along Medical Center Drive would be most affected by changes in
Landform and vegetation onsite.
Since the existing topographic relief is relatively low, the degree of
Landform alteration proposed would create an adverse but not significant
impact on the view into the project site. In addition, the proposed
landscaping and design concepts associated with project development would
preserve the scenic qualities of the Telegraph Canyon scenic highway landscape
corridor by setbacks and buffering. Implementation of the proposed landscape
plan, along with additional grading and design guidelines, would reduce the
visual and Landform impacts associated with the Rancho del Sur development to
a 1 evel of insignificance.
Page 4, Item 25
Meeting Date 6/23/87
Noise
The noise generated by the helipad operations at the hospital would not affect
significantly the ambient noise levels onsite. Modeling of traffic-generated
noise levels indicates that future noise levels at the facades of the building
adjacent to portions of Medical Center Drive and East Naples Street would
exceed the City of Chula Vista's guidelines for residential land uses by up to
4 dB(A). Masonry walls and/or berms located along portions of Medical Center
Drive and East Naples Street, in conjunction with the actual construction of
the proposed structures, would reduce first floor, exterior, onsite noise
levels to 65 dB(A) CNEL, i .e. , within the City's guidelines, thereby
mitigating noise impacts to a level of insignificance.
Two hospitals are located in the vicinity of the project site and would
contribute to the noise environment. Sirens are considered single-event noise
issues or a nuisance noise by the City of Chula Vista. Although noise levels
attributed to the ambulances do not represent a significant environmental
impact, the applicant has agreed to provide additional sound attenuating
features (e.g. , double-paned windows, added insulation, or higher noise
barrier) for residences located adjacent to Medical Center Drive.
Acoustical engineering studies will be required to determine that appropriate
use of building materials has been incorporated into the project design.
Noise studies to determine if acoustical barriers would be necessary for the
multi-family development area will also be required prior to submittal of site
development plans.
Alternatives
Four alternatives were evaluated: proposed action, no project, additional
parkland and reduced density.
No-Project Alternative: The No-Project alternative would result in
negative fiscal impacts to the City and no impacts to the regional air
quality and biological resources. Traffic generated by the proposed
development would not occur. The No-Project alternative would result in
no significant adverse impacts to the other resources, and the existing
conditions as outlined in the proposed action would be retained. Because
the project site is privately owned and is planned and zoned for
residential development, the No-Project alternative would only temporarily
retain the property undeveloped.
Additional Parkland Alternative: The Rancho del Sur development, as
proposed in the draft EIR, did not provide sufficient usable parkland
acreage to comply with the Parks and Recreation Department's standards.
Subsequently, the developer has revised the project to comply with Parks
and Recreation Department's standards. This alternative would comply with
these standards by providing additional onsite parkland acreage outside of
the SDG&E easement, improvements to nearby Greg Rogers Park and/or payment
of in-lieu fees. This plan could alter the proposed grading plan and,
thereby, reduce the number of proposed dwelling units. All other impacts
described for the proposed action would be similar if this alternative was
implemented. No significant, unmitigable environmental impacts would
occur as a result of this alternative.
Page 5, Item 25
Meeting Date 6/23/87
Reduced Density Alternative: This alternative addresses the level of
impacts if the project site was developed at the densities currently
designated for this site (i .e. , 4 Du/acre). This reduction results in
approximately 17% fewer dwelling units. Incremental reduction in the
number of trips generated (70 ADT), school children (54), utilities
consumption and air quality would occur; however, the reduction is not
considered significant. Fiscal impact study was not conducted; therefore,
no conclusion can be made. Otherwise, all other impacts are considered to
be similar in nature as those identified for the proposed action.
FISCAL IMPACT: None.
WPC 3995P
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Chula Vista, California
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VISTA HILL
FOUNDATION
3-00 Camino Del Rio N.
San Diego,CA 92108
((119)50i-1 ?0
June 23, 1987
Mayor Gregory R. Cox
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Re: Rancho Del Sur
Dear Mayor :
Vista Hill Foundation and Great American Development have
reached a mutual understanding regarding the road alignment
of Medical Center Drive . In essence , each corporation intends
to absorb half of the 20-foot widening of Medical Center
Drive , such that the development plans of either corporation
is not significantly impacted .
Vista Hill Foundation supports Great American Development ' s
Rancho Del Sur Project and the widening of Medical Center
Drive that such development necessitates.
Sinc y,
::;)
4
aul Wright
Vice President
Planning and Development
Dinners M
11ESA VISTA HOSPITAL.
VISTA HILL HOSPITAL
VISTA SANDIA HOSPITAL
[OS NINOS CENTER
DOUGLAS YOCNG CLINIC;
;OCTH BAY GUIDANCE 1111 Dedicated to excellence in mental health care.
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** VIA MESSENGER **
-21 RECEIVED
GREATAMERICAN DEVELOPMENTcOMPANY '87 uN 23 P12 :23
CITY OF HULA', V16TA
CITY CLEWS vm=1c
June 22, 1987
•
Chula Vista City Council
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Dear Council Members:
On Tuesday, June 23, 1987, Phase I of the Rancho Del Sur project is
before the City Council. We believe we have not just a good project
that meets minimum City standards, but an excellent project.
To help address some of the concerns we faced during the EIR preparation
and Tentative Map process, we have prepared the attached informational
booklet for the project.
City staff has prepared an excellent report, and this booklet is
intended to augment that report by highlighting certain information
and providing some additional graphics. It is tailored to what we
perceive to be the key issues, and is not intended to be an
all-encompassing document.
Specific issues addressed include:
1. A section showing density of less than 4.5 dwelling units
per acre.
2. The Park Plan has been approved by both the Parks & Recreation
Department and the Parks & Recreation Commission.
3. The improvements to the I-805/Telegraph Canyon Road
interchange will improve the level of service to "C".
\ ..A
600 B STREET,SUITE 700•SAN DIEGO,CALIFORNIA 92101•(619)231-6442
Chula Vista City Council
June 22, 1987
Page 2
4. The strict design criteria for the 70 4,000-square foot units
we are proposing in Phase I.
We hope you find this information useful.
Very truly yours,
/9'27•hn Ochsner
Vice President
smm
Enclosure
** VIA MESSENGER **
GREATAMERICAN DEVELOPMENTcoMPANY
June 12, 1987
Chula Vista City Council
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
RE: GENERAL PLAN AMENDMENT MORATORIUM
Dear Council Members:
We are in the process of annexing Rancho Del Sur Phase II (see attached
exhibit) into the City of Chula Vista. Our application was filed with
LAFCO on February 18, 1987, and our prezone application was filed with
the City on September 24, 1986.
Since the September 25, 1986 Council Workshop, much work has been
completed, including:
1. Application for annexation filed with LAFCO on February 18, 1987.
2. Full archaeo/paleo studies.
3. Full biological/zoological studies.
4. Developer's concept plan.
5. Traffic studies which include our project and all eastern
territories using SANDAG regional model.
6. Full geological reconnaissance and report.
7. Grading studies and earthwork calculation.
8. Offsite analysis of interchanges at I-805/Telegraph Canyon Road
and I-805/Orange Avenue, including estimates for bridge widening.
9. Medical Center Drive/Brandywine connection, Palomar Road and Orange
Avenue extensions, and Telegraph Canyon Road widening preliminary
engineering and cost estimates.
10. Onsite and offsite sewer and water analysis, both local and
regional.
< / / ()
600 B STREET,SUITE 700•SAN DIEGO,CALIFORNIA 92101•(619)231-6442
Chula Vista City Council
June 12, 1987
Page 2
During this period, we have attempted to keep our plans in conformance
with the City's General Plan.
While it is not certain that a General Plan amendment is required for
our project, a considerable investment in work has been made, and we
do not want to be caught in a position where annexation, prezoning,
EIR and other work would be delayed. IF A GENERAL PLAN AMENDMENT IS
REQUIRED, LAFCO MAY NOT APPROVE OUR ANNEXATION WITHOUT IT.
Listed below for your convenience is a chronological outline of the
events that have affected our Phase II processing:
1. OCTOBER 27, 1981
City Council adopts Growth Management policy, and issues statement
that "lands develop in a general pattern from west to east, and
that undeveloped lands be considered ready for development if they
are substantially contiguous with the City limits and with lands
which already are developed".
2. MARCH 27, 1986
City Council votes to hold off accepting any major new applications
within the vacant lands east of I-805 for General Plan amendment
until the General Plan update is completed. (EastLake Greens
partially exempted).
3. AUGUST 1, 1986
Great American acquires 700 acres from United Enterprises, Inc.
This land fits the definition of the "west to east" and "contiguous"
policy. It is surrounded on three sides by City boundary and
existing development. It contains within it a City island, the
site of Chula Vista Community Hospital.
4. SEPTEMBER 25, 1986
City Council Workshop held to consider modifications to existing
Council policy (adopted 3/27/86) regarding processing new and major
projects.
After much discussion, Council gives Rancho Del Sur a vehicle
through which they could work with staff during the preparation
of the concept plan. Rancho Del Sur could in turn submit their
1 . lfu
Chula Vista City Council
June 12, 1987
Page 3
plans for processing after the PRC concept plan is generated in
May 1987.
The minutes confirm the reasons for this direction:
(a) The project follows the westerly to easterly general pattern
of development.
(b) It is surrounded on three sides by the City and existing
development.
(c) Access is via two major arterials (Orange Avenue and Telegraph
Canyon Road) , both access points being approximately 1/4-mile
from I-805.
(d) City wishes to gain control of this land and future development
to the east.
(e) Chula Vista Community Hospital is located within the project.
(f) Extension of Medical Center Drive through to the Brandywine
connection at Orange Avenue will provide southerly access
to Chula Vista Community Hospital and relieve traffic on
Oleander.
(g) Possible relocation of joint public works/school yard on the
project was discussed.
5. MARCH 5, 1987
City Council passes 90-day emergency moratorium on General Plan
amendments. During this meeting, John Ochsner of Great American
is specifically called to the speaker's stand to make sure that
the proposed moratorium will not affect the processing of Rancho
Del Sur Phase II.
CONCLUSION
At Council direction, Rancho Del Sur has purposely held off any official
submittals on Phase II of our project. During this time, much work
has been completed, making it available to the City's planning
a
Chula Vista City Council
June 12, 1987
Page 4
consultant. However, by the same Council direction, WE ARE NOW PREPARED
TO PROCEED WITH ANNEXATION AND CITY ENTITLEMENTS, AND WE OBJECT TO
THE IMPOSITION OF ANY MORATORIUM WHICH WOULD UNNECESSARILY DELAY OUR
PROJECT.
Respectfully submitted,
7i/
/' '. n •chsner
AOice President
smm
Enclosure
cc: George Krempl
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COMMUNITY HOSPITAL OF CHULA VISTA
June 3, 1987 A NON PROFIT CORPORATION
Gregory Cox
Mayor of Chula Vista
276 Fourth Avenue
Chula Vista, CA. 92010
Dear Mayor Cox:
This letter is to let you know that the Community Hospital of Chula Vista
welcomes the Great American Development Company as a new friend and neighbor.
We view the development of the former Otay Ranch land surrounding the hospital
as having a positive impact for the Community Hospital of Chula Vista.
Some of the benefits that will accrue to the hospital and the hospital site
are an eventual second entrance via Orange Avenue, an alternate water supply,
and the widening and beautification of Medical Center Drive.
John Ochsner, Vice President of the Great American Development Company, has
visited at my office on several occasions, apprising me of their plans and
seeking hospital input and feedback.
I am aware that the plans for the first phase of their development involving
approximately 100 acres at Telegraph Canyon and either side of Medical Center
Drive will soon be before the City Council for consideration, and I felt that
it would be appropriate to let you know of the meetings and communication
process between Mr. Ochsner and myself.
Yours very truly,
A1-1CLI
Robert D. Hansen
Executive Director
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