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HomeMy WebLinkAboutAgenda Statement 1987/07/28 Item 12 COUNCIL AGENDA STATEMENT Item 12 Meeting Date 7/28/87 ITEM TITLE: Consideration of Final EIR 87-2 - Otay Rio Business Park Resolution /3/ %'/ Certifying Final EIR 87-2 Otay Rio Business Park SUBMITTED BY: Planning Director G V REVIEWED BY: City Manager / (4/5ths Vote: Yes No X ) The draft environmental impact report for Otay Rio Business Park, a 211 acre proposed industrial and residential development located on the west side of Otay Valley Road south of the Otay River, was issued for public and agency review on April 23, 1987. It has been circulated through the State Clearinghouse under a 45 day review period, which ended on June 5. The Planning Commission, on June 10, 1987, conducted a public hearing for the draft environmental impact report for Otay Rio Business Park. At the close of the review period, comments had been received from seven state and local agencies, as well as the observations made by the Planning Commission during the public hearing. RECOMMENDATION: Certify that the final EIR has been prepared in compliance with CEQA, the State CEQA guidelines and the environmental review procedures of the City of Chula Vista; and furthermore, that the City Council will consider the EIR as they reach a decision on the proposed project. BOARDS/COMMISSIONS RECOMMENDATION: 1 . The Resource Conservation Commission has reviewed the document and found that it was prepared in compliance with CEQA and recommended that the Planning Commission certify the EIR. 2. The Planning Commission, at their meeting of June 24, 1987, voted to certify the final EIR for Otay Rio Business Park, and to consider the facts presented in the EIR as they considered the proposed project. DISCUSSION: The 210-acre project site is located in the extreme southeast corner of the City, approximately 3 miles north of the border, adjacent to the County of San Diego to the east, and the City of San Diego to the south and west. Otay Valley Road bounds the project area on the east side. Page 2, Item 12 Meeting Date 7/28/87 Generally, the applicant proposes to subdivide the site into 113 lots. Lots 2 through 10 an 12 through 80 would be designated industrial ; lot 11 would be designated industrial , but would have commercial uses under the provisions of a Master CUP; lots 82 through 130 would be designated single family residential ; lot 1 would be designated park land, though the majority would remain in natural open space; and lot 81 would be agricultural (open space). The site is divided into 3 units, with Unit 1 including the industrial , commercial and park land lots; Unit 2 would include the agricultural (open space) area and residential lots in the southwest corner, and Unit 3 would include the 5 residential lots along the south central border. The applicant is requesting a General Plan Amendment (GPA) , a Zone Change, and Tentative Subdivision Map approval . Units 2 and 3, being separated from the rest of the project, may be developed at a later time when adjacent residential development, and associated street developments, occur. Units 2 and 3 are dependent upon the development of the property to the south (Robinhood Ridge and associated streets). The proposed plan includes two phases. The first phase includes industrial use lots 7 through 10, 12 through 40, and 74 through 80, totalling 53.5 acres. The second phase includes the remainder of the site. However, Phase 2 may be broken out into more phases as project-related constraints, such as access considerations, become apparent. The first phase would occur before widening of Otay Valley Road, whereas the second phase is dependent upon widening of that road for traffic reasons, and would occur after completion of the widening. PROJECT IMPACT Geology and Soils The proposed project would entail grading of the site in preparation for structural development. Maximum slopes proposed are a ratio of 2.0 horizontal to 1 .0 vertical . The industrial use lots would require 600,000 cubic yards of cut and the same amount of fill ; the residential lots would require 300,000 cubic yards of cut and the same amount of fill . Once structures are developed, impacts could occur from the unstable, compressible, and expansive deposits and formations found on the site. The problem deposits and formations are the alluvium, colluvium/slopewash, bentonite clay layers, landslides, and dams. Because the applicant is preparing the site for future development, he would be responsible for the remedial grading which is necessary to stabilize the soils and landslides before development can occur. Further detailed subsurface soil and engineering geology investigations would determine the type and locations of remedial grading necessary, as well as foundation and construction recommendations. ' _. Page 3, Item 12 Meeting Date 7/28/87 Minerals The proposed project would grade the site into pads in anticipation of structural development. The land uses expected are both light industrial/research and residential , and are deemed incompatible (as defined by the State Mining and Geology Board) with mining. The State Mining and Geology Board (Department of Conservation) would normally cite development of incompatible land use a significant unmitigable impact (O'Bryant, 1986). Their recommendation would be to extract the resource before development of incompatible uses. However, based on the recent GEOCON study performed to determine the suitability of subsurface soils for resource extraction, it was found that these soils do not possess qualities desirable for mining, and it is found that no significant or adverse impacts to this resource would occur from project development. Drainage At ultimate buildout, the proposed project would grade for development approximately 64 percent of the site, or about 135 acres. Most of this area will eventually be covered with surfaces (roads, rooftops, parking lots, etc. ) which are impervious to surface-to-groundwater drainage. Considering the amount of anticipated surface coverage, the surface water runoff (based on precipitation levels of a ten-year storm) would total about 248 cfs, or an increase from current runoff levels of about 40 percent. The increases in runoff would not be accompanied by increased sediment loads because of the change in land use from open space and agriculture to urban uses. Because the project site represents a very small percentage of the Otay River watershed, the increase in peak runoff from the site would represent only an incremental increase to the existing flood discharges from the rest of the watershed. However, as development continues in the watershed, the increase could be considered cumulatively significant because of existing downstream moderate flooding problems in the floodplain. The proposed natural open space/riparian area in Lot 1 is located within the 100-year floodplain. As no use is proposed for this area, no impacts would occur. Noise Two characteristic noise sources are typically identified with urbanizing development. Construction activities, especially heavy equipment, will create short-term noise increases near the project site. Upon completion, vehicular traffic on streets within the surrounding community may create a higher noise exposure to area residents beyond the noise levels currently experienced. Page 4, Item 12 Meeting Date-728/87 Long term noise concerns from the increased urbanization of the project area center primarily on mobile sources on the major roadways surrounding the project site. Industrial uses are proposed along Otay Valley Road where noise levels from traffic would be highest. Whereas 65 CNEL is the acceptable limit for residential uses, 70 CNEL is the acceptable limit (Noise Ordinance) for industrial development. The 70 CNEL contour occurs approximately 100 feet from the Otay Valley Road centerline. Beyond that distance, noise impacts would occur, and measures to reduce noise would be necessary. Biology The project as proposed would eliminate .92 acres of Riparian Woodland, characterized by Mulefat and other indicator species. However, the remainder of riparian habitat on site located in the northwestern corner of the property is to be preserved as open space. It would also eliminate approximately 85 acres of highly disturbed Inland Sage Scrub, and approximately 110 acres of Fallow Agricultural Fields. Development of the property would also cause incremental loss of raptor foraging land, and an incremental loss of the sensitive plants Ferocactus (Barrel Cactus) , Dichondra (Western Ponyfoot), and Viguiera laciniata (San Diego Sunflower). Archaeology The initial archaeological survey of the Otay Rio Business Park project area indicated that nearly half of the project site had some artifactual coverage. As detailed collection and mapping were carried out, five loci (artifact concentrations and intervening lighter density areas) became apparent, scattered over approximately 75 acres. All artifacts located as a result of the project survey were collected for analysis. The success of the surface collection program and the relatively large quantify of cultural material recovered during that process indicated that comparable subsurface deposits might be present, especially in the areas of the greatest artifact density. The subsurface evaluation was based on the excavation of one-meter-square test units in decimeter levels. One or more units were located at each of the site loci but the subsurfacae excavations failed to locate any significant deposits of cultural materials. Neither did randomly-placed test trenches cutting across the site loci locate any significant deposits. This indicates that the site activity may have been very mobile, without requiring major, long-term camp sites. Upon the completion of the surface recovery program and the documentation of the absence of any subsurface deposits, the field operations were terminated. Essentially, the research potential of the site was exhausted, as no further artifact concentrations remain. ,1 ` '' Page 5, Item 12 Meeting Date-727r The proposed development of the Otay Rio Business Park project will include grading and building upon nearly all of the area of W-3861 . This will represent a direct impact to the site, but as the archaeological site no longer retains any research potential , subsurface deposits, or major features, the impacts to the site from development are not considered adverse or significant. Historical Resources Within project boundaries, two houses and various related outbuildings are considered to be potentially historically significant. The first is situated in the northwestern corner of the project, along the river terrace, and consists of a small square house and tool shed along with various additions, such as parking sheds. The second structure is located near the eastern property boundary, at the base of the steep slopes which lead to Otay Mesa. This second structure is a well-preserved farmhouse and garage. The structure situated along the river terrace in the northwest corner of the property is a redwood bungalow. In general , redwood bungalows are an architectural artifact from the period between 1880 and 1900. The bungalow is considered a minimally significant site, and the impacts from demolition of the bungalow for project development are not considered significant. The only recommended mitigation measure for impacts from demolition of the redwood bungalow structure and associated structures would be to closely monitor the grading of the trash dump in order to salvage any historic artifacts which might be unearthed. A report would then be generated to provide an analysis of the historic artifacts in relation to the early homesteads and farms in Otay Valley. Paleontology The distribution of paleontological resources (fossils) in an area is directly related to the distribution of the geologic layers within which the fossils are buried. River and lake deposits exist on the site from the Sweetwater, Otay, and San Diego formations which all exist in the project vicinity. Museum locality records do not document any known fossil localities within the project site and none were found during the field walkover. It is important, however, to point out that many fossil sites presently on record in San Diego have been discovered only during grading activities. Due to the amount of grading proposed for some sites, odds are increased that this grading will unearth fossils. wI Page 6, Item 12 Meeting Date 7/28/87 With the basic assumptions in mind concerning the paleontological resource potential of the geological rock units (formations) , it is suggested that development of the project site could result in impacts to significant paleontological resources (principally the potentially fossiliferous deposits of the Otay and San Diego Formations) . These impacts would occur when mass grading operations cut into the fossil-bearing layers in these two formations. Land Use Implementation of the proposed GPA and Zone Change would significantly change the type of land use allowed on the project site from low density residential to a mix of urban uses, largely light industrial . The mixture of uses, however, is considered to provide a gradual transition from the existing industrial nature of the Valley to the proposed and planned residential uses to the south and west. Chula Vista' s General Plans and Zoning to the north allow for Open Space along the Otay River and floodplain, and industrial use along Otay Valley Road and to the north. The proposed GPA and Zone Change would be compatible with these existing adjacent designations. Biological studies for this EIR found that the northwest corner of the site is a wetland area, part of the large wetland associated with the Otay River floodplain. The onsite wetland is protected by the Open Space Plan designation, however, a portion of it is covered by the IL-P proposed zone. The GPA would provide open space protection to this area, especially with further restrictions placed on this area during the subdivision map process. During the map process, this area should be placed in permanent open space, and later, shown on the Final Map as a restriction on the property, either in the form of fee title or an open space easement. The City of San Diego' s surrounding General Plan and Zoning designations allow for Very Low Density to Medium Low Density Residential development. The proposed GPA and Zone Change would be compatible with San Diego's designations to the south and southwest. The General Plans for the two jurisdictions would conflict on the west, however, where the proposed industrial GPA and Zone would conflict with San Diego's very low density (0-5 dwelling units per acre) plans. Another land use consideration is the expansion of the Brown Field Airport' s noise contours. Presently, the extension of the noise contours configuration over the City of San Diego is unknown, but it may extend toward the northwest in the direction of the project site. The City of San Diego's Very Low, Low, and Medium Low Density Residential designations in this area may then become incompatible with the high noise levels anticipated within these contours. Page 7, Item 12 Meeting Date 7/28/87 Aesthetics While specific lot uses are presently unknown, the change in land use proposed by the project will substantially alter the visual quality of the site. The Tentative Map for the proposed Business Park indicates that approximately 135 acres would be given over to commercial , light industrial and residential uses. In light of proposed development in the surrounding areas, however, project planned uses are consistent with adjacent properties. the proposed single family lots abut the Robinhood Ridge residential development while the open space separates these areas from the light industrial/commercial lots below. The latter lots extend north to the river drainage and towards an area zoned Light Industrial by the City of Chula Vista and which contains redevelopment area industrial uses and wrecking yards. The Otay Rio Business Park plan, therefore, provides a gradual buffer between the approved Robinhood Ridge developments and the existing industrial development in the area. Construction-related impacts will also significantly alter the existing visual nature of the site; however, these impacts would be temporary, and would occur in phases. Schools The Otay Rio project includes planned development of 49 single-family dwellings. Using multipliers providers by the Districts (0.4 SFD for Chula Vista; 0.39 SFD for Sweetwater) , it was computed that the residential element of the proposed project could result in an impact of an additional 20 elementary school and 20 upper school children to the system. Anticipated impacts to the school systems may be significant. Existing schools are nearing or exceeding state mandated capacity limits. The projected 20 elementary school children have no available school and the high school age children would attend a school already over enrollment maximums set by the state. However, development of the residential portion of the project would occur in the final phase of development, and by that time, the existing school situation may be different, resulting in different impacts. Parks and Open Space The proposed project includes approximately 1 .5 acres of park land, which would serve the Business Park employees. No dedicated park land is proposed for the residential areas. The developer would be required to compensate for the provision of parkland by payment of fees as required by the Park Land Dedication Ordinance. In addition, a proposed park site is included in the Robinhood Ridge development proposal adjacent to the residential lots proposed in this development. Page 8, Item 12 Meeting Date 7/28/87 Approximately 75 acres of the project site are proposed for open space (approximately 35 percent). The largest piece of contiguous open space is in the southeast corner and is quite steep. The other open space areas are generally along the steepest hillsides. Fire Protection The project area is serviced by Chula Vista Fire Department Station No. 3, located at 266 E. Oneida Street. Three firefighters are assigned to Station No. 3. Estimated response time to the project vicinity is approximately 12 minutes, which is considered excessive by Fire Department personnel . Average response time should be approximately four minutes; nine minutes is the upper limit of acceptability. With the addition of more industrial , commercial and residential development from the proposed project as well as surrounding projects, the percentage of incidents will also increase. The City of San Diego anticipates construction of a fire station near Brown Field to be completed in 1991 , which could serve the project under an existing mutual aid agreement. In the interim, as a condition of tentative map approval , the City Fire Marshall is requiring all buildings within the industrial park to be fully sprinklered. The Otay Municipal Water District (OMWD) could serve the site with 3,000 gpm. Fire flow requirements may be as high as 5,000 gpm, depending on the type of occupancy and square footage of buildings. However, with installation of sprinkler systems, these requirements could be 2,500 gpm, well within the amount provided by OMWD. Utility Service The proposed project is provided with energy by San Diego Gas and Electric. At the present time, the project area is served by electric lines only. The closest gas line is located approximately 5,600 feet west of where Otay Valley Road turns south. Located at the end of existing circuits, development on the subject property would strain the existing system. Loads resulting from the projected residential development are considered inconsequential when compared to those anticipated to result from the slated commercial and industrial uses on the property. Together, however, proposed development uses will impact the existing system. Also, other planned area developments, in conjunction with the proposed project, would result in cumulative impacts to the existing system. A new substation has just been completed on the corner of Harvest Road just south of Otay Mesa Road and to the east of Brown Field. The current circuits feeding the project site extend from the Main Street substation in Chula Vista. Existing circuits may have to be rearranged, extended or shortened. Page 9, Item 12 Meeting Date 7/28/87 Water Service In order to annex into Otay Municipal Water District (Otay) , approvals must be obtained from the Local Agency Formation Commission (LAFCO), the MWD, and the CWA. Otay has stated that they could supply the water from their existing system. The developer would have to extend water mains approximately 7,500 feet from the closest point of connection, which is at the intersection of Maxwell Road and Otay Valley Road. Otay might be able to negotiate (at the developer' s expense) with San Diego for the use of their water mains already located onsite. Otay's system could supply 3,000 gallons per minute without extensive system changes. The costs to annex to Otay are approximately $168,500, and the tie-in costs cannot be determined until detailed plans are submitted. No impacts to water availability from development on the site would occur once an agreement is made with the water district. Cumulative impacts to the entire southern California water availability situation would occur from the increased water demand at the site. Transportation/Access The site plan shows Otay Valley Road developed to six lane prime arterial standards. This is appropriate for the ultimate classification expected for this roadway. However, the roadway constitutes only two lanes at present, and has a substandard alignment near the southerly portion of the site. As the proposed project is developed in a phased program, traffic will be added to the existing traffic on the two lane section of Otay Valley Road (between Oleander Avenue and the project site). At some point in the phased development, the capacity of the two lane section will be exceeded. To continue development, it will be necessary to upgrade the roadway to four lanes. The City of Chula Vista' s design ADT for a two lane local collector is 5,000. This is a slightly low figure for the capacity of a two lane roadway with little to no side friction and no intersection delays along it. This roadway compares to the County of San Diego's two lane light collector road classification. The County shows an LOS C of 7,100 ADT for a two-lane light collector (LOS D, generally accepted as capacity, is 10,900 ADT; LOS E is 16,200 ADT). Assuming a LOS C for this roadway to be 7,100 ADT and an existing traffic volume of 1 ,400 ADT, the remaining volume to maintain a LOS C would be 5,700 ADT. The two lane segment north of the site was assumed to have 80% of the residential trips, and 90% of the industrial and commercial trips assigned to it (under the worst case assumption of only Otay Valley Road for access). Page 10, Item 12 Meeting Date //28/87 Phase I development of the site could be accommodated by the existing two lane collector. However, other developments will be occurring in the project vicinity which will utilize Otay Valley Road. Thus, at some point in the near future, the proposed project development, in conjunction with surrounding development, will significantly raise the ADT on Otay Valley Road above acceptable levels. The proposed project incrementally contributes to this cumulative impact. COMMENTS RECEIVED ON DRAFT EIR Within the final EIR, comments received and responses are included in the beginning of the report. Any changes made to the text in response to the comments are highlighted in an italic print. Where text has been eliminated, lines are drawn through the narrative to indicate exactly which language was deleted. The agencies which commented on the draft report which are summarized here include: the California Department of Water Resources, the City of San Diego, the CalTrans Division of Aeronautics, the California Department of Fish and Game, the California Department of Conservation Division of Mines and Geology, and CalTrans. Department of Water Resources Comments received from Mr. Charles R. White, Chief of the Planning Branch, Southern District, of the State Department of Water Resources, recommended that the City implement a comprehensive program to use reclaimed water for irrigation purposes. A list of required and recommended water conservation measures were included with the recommendations. These are general recommendations submitted as a standard procedure for all proposed developments which involve provision of landscaping. The Planning Department considers such a program upon examination of the amount and type of landscaping and irrigation contained in the Precise Plan, and would determine at that time whether a program of this type would be warranted for this development. City of San Diego A detailed series of comments were submitted from Mr. David A. Potter, Deputy Director of the City of San Diego Planning Department. Most of the comments received requested clarification or changes to the text, much of it based upon new information provided concerning the proposed Robinhood Ridge residential development (adjacent to the Otay Rio project site, within San Diego's jurisdiction), proposed changes to the Brown Field Master Plan, and the prospect of revisions to the Otay Mesa Community Plan. Of particular note are comments related to the Transportation/Access portion of the draft EIR, which state that since the proposed project would generate 9,000 ADT more than proposed traffic generation from General Plan land uses east of I-805, volumes on Otay Valley would reach approximately 56,000 ADT at buildout. This would exceed the City of San Diego' s recommended maximum desirable ADT of 40,000 ADT for a six lane major street. Page 11 , Item 12 Meeting Date 7/28/87 As a response, it was noted that based on the directional distribution of trips in the traffic study the proposed project would place approximately 9,000 more daily vehicular trips on Otay Valley Road east of I-805, compared to current General Plan land uses. However, the directional distribution of trips in the traffic study is based on the assumption of the present land use patterns and street system. As land uses and street systems in Otay Mesa develop, trips would be expected to be oriented less toward I-805 and more toward the east via Otay Valley Road and Heritage Road. Therefore, the 9,000 daily trips cannot be added directly to the long-term SANDAG Alternative #5 projections referenced in the letter to arrive at the total of 56,000 vehicles per day (VPD). Division of Aeronautics Comments submitted by Mr. Jack D. Kemmerly, Chief of the Division of Aeronautics, concurs with the draft reports analysis of airport related noise and its effect upon the residential portion of the proposed project, but states that the mitigation measures do not adequately address the noise impacts. Suggested mitigation measures include notifying all prospective homeowners and tenants of the close proximity of Brown Field and its overflights, and requiring noise and avigation easements. The text of the Final EIR was expanded to include notification of prospective homeowners of the Brown Field proximity. Also, once revisions to the Brown Field Master Plan have been approved, noise and aviation easements could be required. It should be noted, however, that the recommended conditions of approval for the tentative map require deletion of the residential portion of the amp at this time. Department of Fish and Game Comments submitted from Mr. Peter Bartadelt of the State Department of Fish and Game expressed primary concern with the elimination of .92 acres of wetlands habitat currently existing on-site as a part of the Otay River wetlands habitat system. Although approximately 4 acres of habitat would be preserved, the Department of Fish and Game views the elimination of the remaining .92 acres as unacceptable; the habitat should be retained as natural open space. In addition to this, the 20-25 foot buffer required surrounding the wetland habitat was also viewed as inadequate, and suggested expansion of the buffer to 100 feet. Finally, if the Least Bells Vireo were found to be present on-site, then additional buffers would be required by the U.S. Department of Fish and Wildlife. By way of response, staff has reviewed the issue of encroachment into a portion of the riparian habitat, consulting with the biologist who performed the analysis, and with the U.S. Army Corps of Engineers who have issued a nationwide permit for the project with the elimination of the .92 acres of habitat. Page 12, Item 12 Meeting Date 7/28/87 Staff disagrees with the Department of Fish and Game's viewpoint that all of the habitat must be retained since the overall quality of the wetlands in this area is not high and does not merit retention of all the habitat present. However, since the recommended conditions of approval for the tentative subdivision map require retention of lot 2 as an active use park, the balance of the riparian habitat could be retained and a 100 foot buffer incorporated into the surrounds of the habitat area. To fulfill these requirements, proposed 2:1 slopes separating lots 1 and 2 will be eliminated and replaced with a more gradual incline into the floodplain. This proposed mitigation has been incorporated into the recommended conditions of approval for the tentative subdivision map. With respect to the Least Bells Vireo, the extensive biological surveys recently conducted by the City in the Otay Rio floodplain and associated wetland habitat did not find the Least Bells Vireo present on this project site. Division of Mines and Geology Comments submitted by Mr. Dennis J. O'Bryant, Environmental Program Coordinator for the Department of Conservation, state that they disagree with the conclusions of the draft EIR that no significant or adverse impacts would occur from construction of incompatible uses in the MRZ-2 classification. Based upon the proximity of operating aggregate deposits upstream and downstream from the project site, and the ability to process gravel at depth to meet specific engineering requirements, the Department continues to maintain the relevance of including this area in the MRZ-2 classification. In response to these concerns, recent studies (March, 1987) were performed for the sole purpose of determining the suitability of site soils as an aggregate resource. These studies are described on page 12 of the DEIR. This site specific study found that the soils on the project site did not meet criteria for fine aggregate; and therefore, were unsuitable for mining and extraction. CALTRANS Comments submitted by Mr. James Cheshire, Chief of the Environmental Planning Branch of District 11 , recommends the establishment of a Transportation System Management (TSM) system for air quality impacts mitigation and requests that funding sources of a TSM strategy be identified. In response, it should be noted that the City does not have a TSM program at this time, and it is beyond the scope of the developers responsibility to develop such a program. Finally, at the close of the public hearing on the DEIR on June 10, the Commission requested additional information from staff regarding the timing of proposed improvements to Otay Valley Road and the Bridge crossing the Otay River. Page 13, Item 12 Meeting Date 7/2$/87 Proposed widening of the bridge crossing and improvements south of the bridge to Otay Valley Road/Heritage Road are addressed as part of a facilities benefits assessment district formed by the City of San Diego, for which the developer for Otay Rio Business Park is a participant. The timetable for implementing widening and improvements estimates the completion of the design by 1998, with completion of actual construction estimated for the year 2001 . The Engineering Department for the City of Chula Vista is currently preparing an RFP for preparation of the design and final alignment of Otay Valley Road from I-805 to the City boundary; that study should be completed by December, 1987. Beyond that, no timetable has been established for completion of the construction of those improvements. FISCAL IMPACT: Not applicable. WPC 4078P (-177161-7c-6-CI-j by the City Council of Chula Vista, California RESOLUTION NO. EIR-87-2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA CERTIFYING ENVIRONMENTAL IMPACT REPORT EIR 87-2 WHEREAS, the City of Chula Vista received applications from Otay Rio Business Park for a general plan amendment, rezone, tentative subdivision map and precise plan in order to develop a 211 acre site for limited industrial uses, with single family residences along the southern boundary and southwest corner of the property, and WHEREAS, the Environmental Review Coordinator determined that several potentially significant environmental impacts to the property could occur as a result of the proposed project, and WHEREAS, the Environmental Review Coordinator further directed Environmental Impact Report documents to be prepared for the project, and WHEREAS, a Notice of Preparation was circulated to the State Clearinghouse, all responsible agencies, agencies with jurisdiction by law, and all other interested parties for a period in excess of 30 days; and WHEREAS, a Draft EIR was circulated for review and analysis through the State Clearinghouse, responsible agencies, agencies having jurisdiction by law, and all other interested parties, and was made available for review at the Chula Vista Library for a period in excess of 45 days; and WHEREAS, legal Notice of Availability of the Draft EIR for review and analysis was given through publication in a newspaper of general circulation and by notification to all property owners within 300 feet of the project area; and WHEREAS, the Planning Commission of the City of Chula Vista held a public hearing on the adequacy of the Draft EIR on June 10, 1986, and WHEREAS, comments were received at said public hearing and have been responded to in the Final EIR. NOW, THEREFORE, BE IT RESOLVED as follows: From the facts presented to the Planning Commission, the Planning Commission finds that EIR-87-2 has been prepared in compliance with the California Environmental Quality Act of 1970 as amended, the State CEQA Guidelines, and the Environmental Review Procedures of the City of Chula Vista. AND, FURTHERMORE, the Planning Commission will consider the facts presented in the EIR as they reach a decision on the proposed project. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 24th day of June 1987 by the following vote, to-wit: AYES: Commissioners Carson, Tugenberg, Green, Fuller, Shipe Grasser NOES: None ABSTAIN: None ABSENT: None ATTEST: Ruth M. Smith, Secretary Thomas L. Shipe, Chairman WPC 4059P