HomeMy WebLinkAboutReso 1992-16555 RESOLUTION NO. 16555
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING AND IMPOSING AMENDMENTS AND CONDITIONS
ON THE SALT CREEK RANCH SECTIONAL PLANNING AREA PLAN
(SPA), PUBLIC FACILITIES FINANCING PLAN (PFFP), WATER
CONSERVATION PLAN, AIR QUALITY IMPROVEMENT PLAN, DESIGN
GUIDELINES, CEQA FINDINGS, MITIGATION MONITORING
PROGRAM, ADOPTING A STATEMENT OF OVERRIDING
CONSIDERATIONS AND MAKING THE NECESSARY GENERAL PLAN
CONSISTENCY FINDINGS.
WHEREAS, the area of land which is the subject of this resolution consists
of 1,197.2 acres located north of the EastLake Business Park, northwest of the
Otay Reservoir, and south of San Miguel Mountain as shown in the attached
Exhibits A and B; and,
WHEREAS, a person having control over all or a portion of the development
of the project area to-wit: the Baldwin Company has proposed or is in the
process of proposing the development of the project area with the following
improvements: a plan for the construction of 2,662 dwelling units (on 749.7
acres), a neighborhood and community park (29.3 acres), two elementary school
sites (3.1 acres), a fire station site (1.0 acre), 2 community purpose facility
sites (7 acres), natural open space areas and nature roads, all of which is more
specifically described in Section 2.0 "Project Characteristics, of the document
entitled "Final Supplemental Environmental Impact Report - Salt Creek Ranch SPA"
(EIR No. 91-3) prepared by ERCE Environmental and Energy Services Inc.
("Consultant" now known as Ogden Environmental & Energy Services, Inc.) and dated
February 1992 ("FSEIR") which project description contained therein, and is
further refined on pages R-1 through R-5, is incorporated hereby by reference as
the "Project" as if fully set forth herein and which takes precedent to any
inconsistencies with other descriptions or reference to the project herein
contained; and,
WHEREAS, the City of Chula Vista Planning Commission, on September 12, 1990
and the City Council, on September 25, 1990 (Ordinance No. 2398) have previously
given approval to the Planned Community zoning of this property and the General
Development Plan for this property, and the Environmental Impact Report analyzing
that General Development Plan (Resolution No. 15871) along with other
environmental documents; and,
WHEREAS, the Environmental Impact Report for this SPA Plan (EIR-91-03) has
been certified by the City Council of the City of Chula Vista by Resolution No.
16554; and,
WHEREAS, the Planning Commission received certain evidence on February26,
1992 and March 11, 1992 as set forth in the record of its proceedings and are
incorporated herein by reference as they were set forth in full, made certain
findings as set forth in their recommending Resolution No. PCM-91-4, therein and
recommended to the City Council the approval of said applications based on
certain terms and conditions; and,
Resolution No. 16555
Page 2
WHEREAS, a public hearing was scheduled before the City Council of the City
of Chula Vista on the SPA Plan, which includes the PFFP, Air Quality Improvement
Plan, Water Conservation Plan, and Design Guidelines on March 24, 1992; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby find, determine, resolve and order as follows:
1. Planning Commission record.
The proceedings before the Planning Commission consisting of a public
hearing on the Draft SEIR, held on January 22, 1992 and certification of
the SEIR as Final and public hearing on this Project March 11, 1992, and
the minutes and resolutions resulting therefrom are hereby incorporated
into the record of this proceeding.
2. EIR Compliance with CEQA.
The City Council of the City of Chula Vista has reviewed and considered
FSEIR-91-03, the environmental impacts therein identified for this
Project, the Candidate CEQA Findings attached hereto as Exhibit C, the
proposed mitigation measures contained therein, the Mitigation Monitoring
Program attached hereto as Exhibit D, and the Statement of Overriding
Considerations which is attached hereto as Exhibit E. The City Council by
approving FSEIR, has found that it was prepared in accordance with
requirements of the California Environmental Quality Act, the State EIR
Guidelines, and the procedures of the City of Chula Vista.
3. Amendments.
The City Council does hereby amend the SPA, and associated documents in
the following regards:
a. The Public Facilities Financing Plan shall be approved subject to
the following amendment:
Modify the second paragraph under "Parks and Recreation" on page
xvi as follows:
"No final map will be allowed within the boundaries of
Salt Creek unless provisions have been made for
dedication to the City, of the necessary park sites
identified in this PFFP, and provisions have been made
for the financing of the necessary improvements on these
park sites to the satisfaction of the Park and
Recreation Director and City Council. The cost of the
improvements shall not exceed the total amount of SPA
park fee obligation."
b. The Salt Creek Ranch Water Conservation Plan, prepared by Wilson
Engineering, October lggl, shall be revised to include provisions
for an approved water offset policy. The revised language to be
added to said document is contained herein as Exhibit F.
Resolution No. 16555
Page 3
4. Conditional Approval.
The City Council does hereby approve the SPA, and associated documents as
amended hereby, subject to the following conditions~
a. Environmental Impact Mitigation Measures Implementation:
All environmental impact mitigation measures identified in EIR-91-
03, the Candidate CEQA Findings for this project {Exhibit C}, the
Mitigation Monitoring Program {Exhibit D} shall be implemented.
b. The Public Facilities Financing Plan shall be followed with
improvements installed in accordance with said plan or as required
to meet threshold standards adopted by the City of Chula Vista. In
addition, the sequence that improvements are constructed shall
correspond to any future Eastern Chula Vista Transportation Phasing
Plan adopted by the City. The City Engineer may modify the sequence
of improvement construction should conditions change to warrant such
a revision.
c. An annual fiscal impact report reflecting the actual revenue and
expenditure impacts based upon the development of the project shall
be prepared by the developer. The project shall be conditioned to
provide funding for periods where expenditures exceed projected
revenues. The details of such a funding program shall be determined
prior to approval of the tentative subdivision map.
d. The project applicant shall agree to participate in a regional or
subregional multi-species coastal sage scrub conservation plan. If,
prior to approval of the grading plan for Neighborhoods lOa, lob and
11, an off-site regional wildlife corridor linking San Miguel
Mountain with the Upper Otay Reservoir has not been approved as part
of the conservation plan, the development of the 17-acre
Neighborhood lob shall not occur and a reconfiguration of the
northeastern Subarea 3 to provide a wider open space area for a
regional wildlife corridor shall be implemented. The width of the
open space area shall be sufficient to ensure long-termviability of
the wildlife corridor, per crosshatched area on SPA Exhibit
This condition shall also be included as a condition of the
Tentative Subdivision Map.
e. If the existing 20" reclaimed water line, located in the existing
easement between Neighborhoods 1 & 2, is required to be moved solely
due to construction of Salt Creek Ranch the developer will be
responsible for the actual costs of relocating that line without
interruption of service.
f. Sound attenuation walls {5 ft. high} shall be installed at rear
property lines on each side of East H Street. This shall occur west
of Lane Avenue and at selected areas east of Hunte Parkway per EIR-
91-03. Final location of walls shall be approved by the Director of
Planning prior to approval of the tentative subdivision map.
Resolution No. 16555
Page 4
g. Salt Creek Ranch shall submit annual building permit reports,
traffic counts and fiscal impact analysis to the City.
h. Approval of the SPA does not constitute approve of the final lot
configurations and street design shown within the SPA Plan.
Modifications may be made by staff, the Planning Commission or City
Council during Tentative Subdivision Map processing and
consideration.
i. The multiple family area within neighborhood 4a and the townhouse
area within neighborhood 5 shall be developed according to an
approved Precise Plan.
j. The PC Regulations and Design Guidelines shall be reviewed and
recommendations received from the Planning Commission prior to City
Council review of the SPA Plan.
k. The developer shall enter into an agreement with the City of Chula
Vista regarding the provision of affordable housing, prior to
approval of the Tentative Subdivision Map. Such agreement shall be
in accordance with the adopted 1991 Housing Element.
l. The developer shall identify permanent locations for the additional
4.45-acres of CPF land which will be subject to approval of the
Director of Planning prior to approval of the tentative subdivision
map, and that, in accordance with the Chula Vista Municipal Code,
there be no reversion of acreage clause for CPF sites in the
approved SPA Plan.
m. Flag lot designs shall adhere to the provisions for Panhandle Lots,
located within the Chula Vista Municipal Code.
n. The details of access to the Otay Water District property located to
the north of Salt Creek Ranch, shall be subject to review and
approval of the City Engineer prior to approval of the tentative
subdivision map.
o. Final recreation trail fence design and location shall be subject to
approval of the Director of Parks and Recreation.
p. All plant materials, sizes and locations within parks and open space
areas will require approval by the Director of Parks and Recreation
prior final subdivision map approval.
q. The equestrian trail within Salt Creek shall not encroach within the
Community Park.
r. Details and responsibilities for fuel modification areas within
dedicated open space areas shall be delineated at the tentative
subdivision map stage. The developer shall be responsible for the
initial cycle of fire management/brush clearance within natural open
space areas.
Resolution No. Z6555
Page 5
s. Open space maintenance access points shall be a minimum of 10 feet
in width and subject to approval by the Director of Parks and
Recreation prior to tentative subdivision map approval.
t. The determination of open space district parcel boundaries and
maintenance responsibilities shall be subject to approval of the
Director of Parks and Recreation prior to approval of the tentative
subdivision map.
u. The equestrian-style fence shall be provided between the recreation
trail along Hunte Parkway and the Salt Creek drainage.
v. Provide abridged trail crossing of Salt Creek to the Community
Park, providing an east/west link over Salt Creek, subject to review
and approval of the City Engineer and Director of Parks and
Recreation.
w. Details of the fuel modification zones shall be subject to review
and approval of the Fire Marshal and the Director of Parks and
Recreation prior to tentative subdivision map approval.
x. The recreation trail system shall be expanded to include:
{1) The greenbelt open space lot bisecting neighborhoods I & 2
shall provide adequate access for maintenance vehicle access
and final landscape materials and design shall be consistent
with open space criteria and subject to approval of the
director of Parks and Recreation prior to approval of the
final subdivision map.
(2} The equestrian-style fence shall be provided adjacent to a 10
feet recreation trail along the north side of the Community
Park, adjacent to East H Street, and continue with the trail
along the east side of the park until able to enter the park.
{3) The 10 feet wide recreation trail proposed from the EastLake
buffer, along the westerly property line (future San Miguel
Road) to the neighborhood park, shall be extended along the
westerly edge of the Neighborhood Park, and along the frontage
of the Fire Station. Ultimately, this trail is intended to
extend offsite to East H Street.
{4) The recreation trail proposed within the EastLake Business
Park buffer shall be designed to accommodate maintenance
vehicles, be a minimum of 10 feet in width, and be provided
with maintenance vehicle access at each adjacent open-ended
residential cul-de-sac. The trail shall be located entirely
within the Salt Creek Ranch project boundary unless an
agreement is reached between the project proponent and the
adjacent property owner which is acceptable to the City.
Design and final layout of the recreation trail shall be
Resolution No. 16555
Page 6
subject to review and approval of the Director of Parks and
Recreation prior to tentative map approval.
{5) The trail systems shall be extended along the north side of
East H Street to the eastern property boundary.
y. Final trail alignments will be subject to approval the Director of
Parks and Recreation prior to tentative subdivision map approval.
z. Access to open space canyons for open space maintenance shall be
subject to approval of the Director of Parks and Recreation prior to
approval of the tentative subdivision map.
aa. Final details of habitat enhancement, protective measures for
sensitive habitat/species, brush modification and temporary
irrigation shall be subject to approval of the Director of Parks and
Recreation and City Manager or his designee prior to final grading
and landscape plans.
bb. Both the Neighborhood and Community Park plans are considered
conceptual, therefore, final designs and grading will be subject to
review by the Parks and Recreation Commission and approval by the
Director of Parks and Recreation. Total net park acreage could be
revised as a result of the final approved plans.
cc. The final design of the two proposed East H Street undercrossings,
planned for pedestrian and wildlife, shall be subject to review and
approval of the Directors of Parks and Recreation and Public Works
prior to approval of the tentative subdivision map.
dd. The Design Standards shall be revised to reflect the "Amended City
of Chula Vista Landscape Standards".
ee. The developer shall comply with the subdivision manual and the
adopted City street design standards for all cul-de-sacs unless
otherwise approved by the City Engineer. Parking in substandard cul-
de-sacs shall be provided as required in the design standards.
ff. The developer shall improve and construct Hunte Parkway from East H
Street to Otay Lakes Road and dedicate right-of-way within the
project boundaries to meet four lane major street standards. The
design speed shall be 45 mph unless lesser standards are approved by
the City Engineer through the process indicated in the adopted City
street design standards.
gg. Private streets shall meet the standards contained in the
subdivision manual and street design standards unless otherwise
approved be the City Engineer. Private street cross sections shall
conform to those shown in the SPA plan for curb-to-curb width and
right-of-way width unless otherwise conditioned.
Resolution No. 16555
Page 7
hh. All sidewalks shall have a minimum width of 4 feet. All public
sidewalks shall meet City standards.
ii. The design and location of pedestrian and bike paths shall be
determined by the City Engineer and Di rector of P1 anning.
All walls which are to be maintained by open space districts shall
be constructed entirely within the lot dedicated to the City.
kk. Lane Avenue shall be designed to meet Class I collector standards
unless otherwise approved by the City Engineer in accordance with
the provisions contained in the street design standards.
Additionally, curb-to-curb and right-of-way widths shall provide for
bike lanes, as determined by the City Engineer.
ll. All private streets shall provide easements for fire hydrants, cable
television and other utilities and facilities as required by said
utilities.
mm. Any private or public street which does not meet all aspects of the
design standards of the City of Chula Vista shall be indicated on
the tentative map. The City will condition the approval of any
deviation prior to tentative map approval.
nn. Specific methods of handling drainage and sewer issues shall be
subject to approval by the City Engineer prior to approval of final
maps. All current provisions of the NPDES and Clean Water Program
shall be met.
oo. Lot lines shall be at top of slope, except in Subarea 3, where the
SPA concept allows for this exception. Final grading plans and lot
line locations will be subject to approval of the City Engineer and
Director of Planning.
pp. The developer shall enter into agreements with the City to provide
for diversion of sewage or drainage at such time as required by any
condition{s) placed on any tentative map{s}.
qq. Runoff from the development shall not exceed present flows for the
100 year frequency storm. Retention/detention facilities will be
required as approved by the City Engineer prior to issuance of
grading permits to reduce the quantity of runoff to amount equal to
or less than present flows.
rr. Graded access shall be provided to all stormdrain cleanouts, inlets
and outlets, and paved access shall be provided to all sewer
manholes. Exceptions may be determined on a case by case basis by
the City Engineer.
ss. Improvements shall be installed as indicated in accordance with the
public facilities financing plan or any changes to same approved by
Resolution No. 16555
Page 8
the City Engineer. Specific improvements will be determined prior to
approval of the tentative map.
tt. Pedestrian walkways shall be provided from specific cul-de-sac ends
which are designed with open ends along East H Street, west of Hunte
Parkway, to the walk system along East H Street. Details of the
pedestrian walk system will be subject to review prior to approval
of the tentative subdivision map.
uu. Transit stop designs, including benches and shelters, shall be
reviewed by the City's Transit Coordinator and the Director of
Planning prior to approval of the tentative subdivision map.
vv. The installation of transit facilities shall be concurrent with
transit service availability. Since this may not coincide with
project development the developer shall commit to fund these
facilities and they be installed when requested by the City.
ww. The developer shall commit to funding the project's fair share of a
park-and-ride facility at which time as one is located in the
vicinity of the East H Street and SR-125 interchange
xx. The maximum roadway gradient within the project shall not exceed
154.
yy. Water main pressure within the project shall not exceed 150 psi.
zz. Fire sprinkler systems may be required for residences located on
flag lots. A final determination will be made by the Fire Marshal.
aaa. A sound study shall be conducted at the time of tentative map for
those areas where Salt Creek Ranch's proposed residential
development abuts EastLake's approved industrial uses. The study and
required mitigation will be the responsibility of the Salt Creek
Ranch developer at the time either party processes a tentative map.
bbb. Prior to the sale of units in neighborhoods 5 and 6, sales
disclosure documents shall be provided which identify the allowable
uses in the EastLake Business Center.
ccc. Feasible mitigation measures will be implemented to address regional
cumulative water supply and non-renewable energy source impacts.
ddd. The Baldwin Company agrees to work diligently with the northern
adjacent property owners within the boundary identified by the
attached Exhibit G to study a mutually acceptable access from Salt
Creek Ranch prior to approval of the Salt Creek Ranch Tentative Map.
Failing said conditions, the approvals herein granted may, at the option
of the City, to be exercised by the City Council at a public hearing,
notice of which is to be given to the Baldwin Company, be revoked,
modified or supplemented.
Resolution No. 16555
Page 9
5. Consistency with the General Plan.
The proposed project is consistent with the General Plan for the following
reasons:
a. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORMITY WITH THE
SALT CREEK RANCH GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA
GENERAL PLAN.
The Salt Creek Ranch Sectional Planning Area Plan reflects the land
uses, circulation system, open space and recreational uses, and
public facility uses consistent with the Salt Creek Ranch General
Development Plan and Chula Vista General Plan.
b. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL PROMOTE THE ORDERLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA.
The SPA Plan and Public Facilities Financing Plan contain provisions
and requirements to ensure the orderly, phased development of the
project. The Public Facilities Financing Plan specifies the public
facilities required by Salt Creek Ranch, and also the regional
facilities needed to serve it.
c. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT
ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR
ENVIRONMENTAL QUALITY.
The land uses within Salt Creek Ranch are designed with a grade-
separated open space buffer adjacent EastLake Business Park, a
neighborhood park will be located adjacent to the westerly project
boundary to serve both project and adjacent residents, and the
project will provide a wide range of housing types for all economic
levels. A comprehensive street network serves the project and
provides for access to offsite adjacent properties. The proposed
plan closely follows all existing environmental protection
guidelines and will avoid unacceptable off-site impacts through the
provision of mitigation measures specified in the Salt Creek Ranch
Environmental Impact Report.
6. CEQA Findings, Mitigation Monitoring Program, and Statement of Overriding
Considerations.
a. Adoption of Findings.
The City Council does hereby approve, accept as its own,
incorporation as if set forth full herein, and make each and every
one of the CEQA Findings attached hereto as Exhibit C.
b. Certain Mitigation Measures Feasible and Adopted.
As more fully identified and set forth in the master EIR for this
project (EIR-89-03) and the supplemental environmental document
Resolution No. 16555
Page 10
(EIR-91-03) and in the CEQA Findings for this project, which is
attached hereto as Exhibit C, the Council hereby finds pursuant to
Public Resources Code Section 21081 and CEQA Guidelines Section
15091 that the mitigation measures described in the above referenced
documents are feasible and will become binding upon the entity such
as the project proponent, the city, or the school district which has
to implement these mitigation measures.
c. Infeasibility of Alternatives.
As is also noted in the above referenced environmental documents in
paragraph b, alternatives to the project which were identified as
potentially feasible were found not to be feasible.
d. Adoption of Mitigation Monitoring Program.
As required by the Public Resources Code Section 21081.6, the City
Council hereby adopts Mitigation Monitoring and Reporting Program
("Program") set forth in Exhibit D to this resolution incorporated
herein by reference as set forth in full. The Council hereby finds
that the Program is designed to ensure that during project
implementation the permittee/project applicant and any other
responsible parties implement the project components and comply with
the feasible mitigation measures identified in the Findings and the
Program.
e. Statement of Overriding Considerations.
Even after the adoption of all feasible mitigation measures and the
alternatives, certain significant or potentially significant
environmental effects caused by the project or cumulatively will
remain. Therefore, the City Council of the City of Chula Vista
hereby issues pursuant to CEQA Guideline Section 15093 and as set
forth in Exhibit E attached hereto a Statement of Overriding
Considerations identifying the specific economic, social, and other
considerations that render the unavoidable significant adverse
environmental effects acceptable.
6. Notice of Determination.
The Environmental Review Coordinator of the City of Chula Vista is
directed after City Council approval of this project to ensure that a
Notice of Determination, together with a copy of this resolution, its
Resolution No. 16555
Page 11
exhibits, and all resolutions passed by the City Council in connection
with this project, is filed with the County Clerk of the County of San
Diego.
Presented by Approved as t rm by
Robert A. Leiter Bruce Boogaard
Director of Planning City Attorney
Resolution No. 16555
Page 12
EXHIBI1
Reso]ution No. 16555
Page 13
Resolution No. 16555
Page 14
EXHIBIT C
SALT CIIRpx; RANCH
SECTIONAL PLANNING AREA (SPA,) PLAN
SUPP[/I4F,,NTAL EIR-91-O3
CANDIDATE CEQA FINDINGS
IN ACCORDANCE WITH SECTION 21081
OF 'fIIE CALIFORNIA ENVIRONMENTAL QUALITY ACT
AND SECTION 15091 OF UI'LE 14
OF 'II-IE CALLFORNL~ ADIVIINIb-iRATION CODE
MARCH 1992
Resolution No. 16555
Page 15
I. INTRODUCTION
Section 21081 of the California Environmental Quality Act (CEQA) requires that no project
shall be approved by a public agency when significant environmental effects have been identified,
unless one of the following findings is made and supported by substantial evidence in the record:
1. Changes or alterations have been required in or incorporated into the project which avoid
or substantially lessen the significant environmental effect as identified in the Final
Environmental Impact Report (EIR).
2. Changes or alterations are the responsibility of another public agency and not the agency
making the finding.
3. Specific economic, social, or other considerations make infeasible the mitigation measures
or project alternatives identified in the Final EIR.
The following findings are made relative to the conclusions of the Final Supplemental EIR
for the proposed Salt Creek Ranch Sectional Planning Area (SPA) Plan (SCH#89092721) and all
documents, maps, and illustrations listed in Section VI of these findings. The project,s discretionary
actions include the following:
· Sphere of influence boundary change and annexation to the City of Chula
Vista;
· Sectional Planning Area (SPA) Plan; and
· P-C (planned community) zoning approval.
The Salt Creek Ranch project includes approximately 1,200 acres of land in the southern
foothills of San Miguel Mountain, north of EastLake Technology Park an,.d northwest of Upper Otay
Lake. The project site is located in the northern portion of the 37 square mile Eastern Territories
as defined by the City of Chula Vista. Salt Creek Ranch is situated on land currently under the
jurisdiction of the County of San Diego; however, all but 240 acres in the extreme northeastern
corner of the project site are within the City of Chula Vista,s adopted Sphere of Influence.
The original SPA Plan project proposed a maximum of 2,817 residential units (773.1 acres),
neighborhood parks (31.0 acres), natural open space (360.8 acres), two elementary school sites (24
acres), a fire station site (1.3 acre), two community purpose facilities sites (7 acres), and major
roads.
Analysis during preparation of both the draft SPA Plan document and draft EIR revealed
various environmental impacts of the original SPA Plan project. In response, the applicant refined
the project in an attempt to reduce or mitigate those impacts. Alternative 75.3 (Final SPA Plan
Design Alternative) was resubmitted to the City as the revised SPA Plan. This modified design
represents the current SPA Plan; it is examined in the Final EIR and in the Response to Comments
Section of the Final FIR. This design proposes 2,662 residential units (749.7 acres), two
neighborhood parks (total 29.3 acres), two school sites (23.1 acres), two community purpose
facilities sites (7 acres), and a fire station site (1 acre). The Final SPA Plan Design Alternative is
environmentally superior to the project as originally proposed.
The following findings are applicable to the project as revised and analyzed as the Final SPA
Plan Alternative in the Final EIR and in the Response to Conlrnents section of the Final FIR.
Resolution No. 16555
Page 16
II. (2-iY OF C3-1ULA VISTA FINDINGS
1. The City of Chula Vista, having reviewed and considered the information contained in the
record and the Final EIR for the Salt Creek Ranch SPA Plan finds that changes have been
incorporated into the project which mitigate, avoid, or reduce the level of identified impacts
to insiSni~cance or to levels acceptable to the City.
2. The City of Chula Vista PlanninE Commission has determined that any remaining siEnificant
effects on the environment found to be unavoidable are acceptable due to overriding
COnceITIS.
3. The City of Chula Vista having reviewed and considered the information contained in the
Final EIR and the record, finds that none of the signfficant environmental effects anticipated
as a result of the proposed project are within the responsibility of another public,agency
except for air quality and water supply and water quality.
4. The City of Chula Vista, having reviewed and considered the information contained in the
Final EIR and the record, finds that no specific economic, social, or other considerations
make in~easible the mitigation measures identified in the Final EIR.
5. The City of Chula Vista has independen~y reviewed, considered and evaluated the Final EIR
and the record. On the basis of that review, the City of Chula Vista finds that the Final EIR
reflects the Ciry's exercise of independent judgment over the environmental analysis
contained in the Final EIR pursuant to Public Resources Code Section 21082.1. The City, s
finding is supported by documents and other substantial evidence in the record
6. The Planning Commission acknowledges that these Recommended CEQA Findings are
advisory and do not bind the City Council from adopting fmdings to the contrary if they are
supported by substantial evidence in the record.
The City of Chula Vista's Threshold/Standards, adopted November 17, 1987, were developed
to assure that the quality of life enjoyed by the City, s residents is maintained while growth occurs.
That quality of life is also important to those who wish to develop within the City. Implementation
of the Threshold/Standards program assures that signfficant, adverse impacts are avoided or reduced
through sound planning and that public services and the quality of the environment will be
preserved and enhanced. Based on these threshold/standards, changes have been incorporated into
the project to mitigate or avoid environmental effects. The 11 issues addressed in the
Threshold/Standards are discussed in Sections III and 1V below.
IH. SIGNIFICANT, UNMITIGAIED IMPACTS
1. Aesthetics
Impact
The project, in combination with the various development projects in the Eastern Territories
area, would unavoidably contribute to a cumulative adverse effect of the existing natural
landform and aesthetic character of the area. This impact would occur with either the
original project or the Final SPA Plan Design Alternative.
Resolution No. 16555
Page 17
Mitigation
The proposed mitigation measures (Section IV.2, p.9) would not mitigate this impact to
below a level of significance.
Finding
The only impact associated with landform alteration and aesthetics that cannot be mitigated
to below a level of significance is the cumulative impact Aside from the mitigation measures
in the Final EIR, no other measures were suggested in comments submitted on the Draft
EIR. Because no evidence of other measures has been presented by the preparers of the
Final EIR, the City, federal, state or local agencies or any other interested persons, no
further mitigation is determined to be feasible or reasonable.
(see Section IV.2)
Water Supply
Impact
The project (as with any development) would contribute an incremental cumulative impact
on the region,s water supply. This conclusion applies to both the project as originally
proposed and the Final SPA Plan Design Alternative.
Mitigation
Prior to approval of final map, the Master Plan of Water for Salt Creek Ranch shall
be approved by the City Engineer and OWD. Further, this plan shall be revised to
include a discussion of implementation and phasing, and participation in the water
allocation program and TSF financing for this project and other protects in the
OWD Master Plan service area.
· The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of final grading plans.
The following is incorporated from EIR-89-3:
· Prior to issuance of building permits, the project site shall either be annexed by the
OWE) into Improvement District No. 22, or a new improvement district shall be
established for the project area. In addition, the project developer shall obtain
written veriftcation from OWD at each phase of development that the tract or
parcel will be provided adequate water senrice.
· The project proponents shall, if feasible, negotiate an agreement with OWD to
commit to use of reclaimed water at the earliest possible date so that OWE) can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Deparmaent of Health.
· Water conservation measures for on-site landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent, in
Resolution No. 16555
Page 18
coordination with the City Public Works Department and in consultation with OWl)
or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources, and
include but are not limited to planting of drought tolerant vegetation and the use
of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
· The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a. Low-flush toilets (Section 17921.3, Health and Safety code).
b. Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article 1, T20-1406F).
c. Insulation of hot water lines in water recirculating systems
(California Energy Commission).
Finding
The cumulative impact to regional water supply cannot be mitigated to below a level of
significance. Aside from the mitigation measures in the Final EIR, no other measures were
suggested in comments submitted on the Draft EIR. Because no evidence of other measures
has been presented by the preparers of the Final EIR, the City, federal, state or local
agencies or any other interested persons, no further mitigation is determined to be feasible
or reasonable.
(see Section IV. 11)
3. Off-site Area of Impact (Biological Resources)
Impact
The development of Salt Creek Ranch would necessitate the construction of additional off-
site facilities (i.e., water lines, seer lines and water reservoir) in order to accommodate the
future residents with adequate water and sewer services. Three off-site areas directly
adjacent to the project site would house these facilities. The location of these parcels is
shown and discussed in the Final EIR. The following is a brief summary:
Hunte Parkway This 46-acre parcel would contain the proposed alignment of
Hunte Parkway and the Salt Creek Interceptor line. Both
improvements are proposed along approximately the same
alignment which has not yet been determined. Ultimately, sewage
flows will be collected and treated at the future Otay Valley Water
Reclamation Facility.
East *H* Sweet This 7.3-acre parcel would contain a portion of the future
alignment of East 'H" Street and the Procwr Valley !O-inch sewer
line. Both improvements are proposed along approximately the
same alignment which has not yet been determined. This
proposed gravity sewer line would tie in with the existing 15-inch
Resolution No. 16555
Page 19
gravity line within the Spring Valley Sanitation District which
conveys flow to the Spring Valley Outall.
Wate~ine/Reservoir This lll-acre parcel would contain a proposed watefline, access
road, and reservoir in order to provide water service to Zone 1296.
The pad elevation of the reservoir should be approximately 1,270
feet. A specific reservoir site has not been established.
The off-site improvements will incrementally add to the impacts detailed in the Salt Creek
Ranch GDP EIR 89-3. Impacts to coastal sage scrub are cumulativaly significant and remain
partially mitigation through preservation and restoration. Sensitive placement of the
alignment and constriction of construction corridors will. significantly reduce potential
impacts to habitats and sensitive species through avoidance. If a large population of San
Diego coast barrel cactus cannot be avoided, a mitigation program to include relocation
should be initiated.
Mitigation Measures
Hunte Parkway To mitigate potential impacts to disturbed wetlands to below the
level of significance, enhancement of riparian habitat at a 1: 1 ratio
to any impacted wetlands shall be implemented. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into the wetland mitigation
plan (RECON 1991). Prior to construction, a 1603 Streambed
Alteration Agreement must be obtained from the California
Depax txaent of Fish and Game.
East 'H' Street To mitigate the loss of 11.0 acres of coastal sage scrub and
impacts to California gnatcatcher to below the level of significance,
a strategy of avoidance and habitat enhancement shall be
implemented. To avoid impacting the full 11 acres, the
construction corridor shall be restricted down from 100 feet on
each side of the roadway to a smaller area. The avoidance will
reduce impacts to the gnatcatcher territory to below 6.2 acres.
This will retain the territory and reduce the impact to the
gnatcatcher to a level of non-significance. All remaining impacts
shall require enhancement of coastal sage scrub at a ratio of 1:1.
The mitigation site should be at a nearby location and connected
to a larger area of planned open space. The mitigation acreage
shall be added to the mitigation acreage for the Salt Creek Ranch
development and incorporated into the habitat enhancement plan
(RECON 1991).
To mitigate impacts to coast barrel cactus to below the level of
significance, a strategy of avoidance and preservation shall be
implemented. To avoid impacts to as many individuals as possible,
the consreaction corridor shall be restricted. The remaining
individuals that would be impacted should be preserved via
transplantation into open space. A detailed preservation plan
should be designed by a qualified biologist/horticulturist, who
would assist in site selection, implement a 5-year monitoring plan,
and submit regularly scheduled reports to the City of Chula Vista.
Resolution No. I6555
Page 20
To mitigate impacts to Otay tarplant to below the level of
significance, avoidance of the population to greatest extent feasible
shall be implemented. The alignment of the roadway shall avoid
the northernmost portion of the site and the conswuctlon corridor
should be restricted in this area.
Reservoir/Wate~ine To mitigate the loss of 30.7 acres of burned coastal sage scrub to
below the level of signfficance, a combination of avoidance and
habitat enhancement shall be implemented. To avoid impacts to
the full 30.7 acres, the construction corridor shall be restricted.
All remaining impacts would require habitat enhancement of
nearby burned coastal sage scrub at a ratio of 1: 1. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into their habitat
enhancement plan (RECON 1991).
To mitigate impacts to San Diego golden star to below the level of
significance, avoidance of the population to the greatest degree
feasible shall be implemented. The alignment shall remain in the
currently proposed position to the greatest extent feasible and the
conswuction corridor shall be restricted in the area where the
population occurs.
Finding
Potential impacts to coastal sage scrub are reduced through revegetation plans, but remain
signfficant as defined by the City's General Plan.
No additional mitigation measures were suggested in comments submitted on the Draft EIR.
Any further mitigation of the project's biological impacts is infeasible for the following
reasons:
· From a planning and environmental standpoint, the City, s basic objective for this
project is to promote the goal contained in its General Plan to 'accommodate a full
diversity of housing types, while maintaining an orientation to detached
single-family housing," and to further implement the following objectives of its
General Plan:
'Objective 10. Encourage the development of a diversity of housing types and
prices."
"Objective 11. Assure that new development meets or exceeds a standard of high
quality planning and design."
"Objective 13. Encourage planned developments, with a coordinated mix of urban
uses, open, spaces, and amenities."
'Objective 14. For new developments in Eastern Territories, the predominant
character should be low medium density, single-family housing. Where appropriate
in terms of physical setting encourage development of quality, large-lot housing."
Resolution No. 16555
Page 21
Salt Creek Ranch SPA Plan addresses each of these General Plan policies. The
residential planned community provides a broad variety of housing types, ranging
from multi-family attached units to large estate lots consisting of at least one acre.
Multi-family housing is provided in accordance with the Chula Vista General Plan,
which previously took into account the location of multi-family housing in areas
convenient to public services, facilities and roadway circulation. Salt Creek Ranch
is uniquely situated between the urbanized areas of Chula Vista to the west and the
undeveloped areas to the east. The project is an entirely residential community
which will provide residents of Chula Vista with high quality, upper-end housing
products which are currently limited in the South Bay area. Salt Creek Ranch will
also provide important transitions from the higher density developments adjacent
to future SR-125 to the lower density estates in the eastern portion of Salt Creek
Ranch. Development within Salt Creek Ranch will transition from the K-M and
R.-LM categories in the western portion of the property to the low density R-L
category in the eastern and northern portions of the property site.
Because the proposed project realizes the City,s basic General Plan housing policies,
any further restrictions on development in the eastern portion of the project as
further mitigation of the projecfs impact on coastal sage scrub would frustrate and
impede attainment of the Cinfs basic project objectives.
· In addition, from an environmental perspective, this project satisfies the mitigation
criteria for coastal sage scrub which is contained in the Chula Vista General Plan
Update EIR. According to the General Plan EIR, off-site mitigation by acquisition
of equivalent coastal sage scrub habitat is only suggested where there is a loss of
"multiple gnatcatcher nesting territories." With respect to this project, all direct
and cumulative impacts to the California gnatcatcher have been mitigated to below
a level of significance.
· No evidence has been presented by the preparers of the EIR, City Planning Staff or
any other interested persons which demonstrates that additional mitigation is
warranted in light of the mitigation measures discussed in EIR 89-3 already
incorporated into the project. These measures include:
· The modified Salt Creek Ranch GDP will preserve approximately 50 additional acres
of coastal sage scrub than anticipated by the General Plan. This area is proposed
as open space in order to preserve habitat for two species of special concern, the
California gnatcatcher and the cactus wren.
· The project applicant has agreed to participate in a regional or sub-regional
multi-species coastal sage scrub conservation plan (or else preservation of a
regional corridor on-site) which will preserve a wildlife corridor from the San
Mignel mountains to the Upper Otay reservoir. This commitment will result in
permanent protection of additional acreage of coastal sage scrub, or additional on-
site open space for the regional corridor.
® The project applicant has agreed to revegetate approximately 30 acres of disturbed
habitat within the proposed open space areas with coastal sage scrub.
® The project applicant has taken substantial steps to preserve a majority of the 365
acres of coastal sage scrub on the project site. Less than one quarter of the coastal
Resolution No. Z6555
Page 22
sage scrub or approximately 89.6 acres will be lost to project development under
the modffied alternative A plan.
· Approximately 29 percent of the property, or 351 acres, is proposed for open space
(not including parks). An approximately 50 acre area located north of the Upper
Otay Reservoir is designated for residential development in the General Plan, but
is proposed as open space in the GDP. This open space was set aside to preserve
sufficient habitat for two species of special concern, the gnatcatcher and the cactus
IV. SIGNIRCANT, MITIGABLE IMPACTS
1. LandUM
Impact
The Final FIR for the Salt Creek Ranch GDP identified potential incompatibilities with
adjacent land uses. Potential conflicts include the proposed development's interface with
the EastLake Business Park, the Upper Otay water supply reservoir, the Chula Vista
Greenbelt, the SDG&E power easement, and the Otay Water District reclamation facility.
Sirnfiar potential incompatibilities are identified for the Pinal SPA Plan Design Alternative.
In addition, the provision of affordable housing has been addressed in both the Final FIR
for the Salt Creek Ranch GDP and in the Final Supplemental FIR for the SPA Plan.
Interface with EastLake Business Park
Potential compatibility conflicts could occur from the placement of residential uses adjacent
to the EastLake Business Park which borders the project site to the south.
Upper Otay Water Supply Reservoir
The proposed project is residential development in proximity to the Upper Otay water
supply reservoir.
Chula Vista Greenbelt
The Chula Vista General Plan depicts the CiVJ's Greenbelt traversing Salt Creek Ranch
through Salt Creek Canyon and stream valley. The development's interface with the
Greenbelt is important from an open space impact and continuity of use perspective.
SDG&E Power Easement
Residential and recreational (trail) uses may be incompatible with the SDG&E high voltage
transmission lines.
Otay Water District Reclamation Facilities
Along the northern edge of the proposed project, the property interfaces with the
reclamation facfiities. Since future residents would be located in close proximity to the
facility's storage tanks and reclamation pond, a potential compatibility issue involves a
potential visual impact on adjacent residential uses.
Resolution No. 16555
Page 23
Affordable Housing
As discussed in the Final EIR for the Salt Creek Ranch SPA Plan, the City of Chula Vista is
in the process of revising its Housing Element and policies. The City is currently working
with the applicant to develop an affordable housing program which will provide low income
units as required by the City under the new policy. Prices are projected to begin at $79,000
in 1990 dollars. Although the SPA plan does not fully present an affordable housing
program as required by the GDP conditions of approval, the applicant has initiated
discussions with lenders, governmental entities and non-profit housing providers. The
specific Salt Creek Ranch affordable housing programs will evolve as the viability of funding
options are evaluated for feasibility and development plans become more precise. The
specific Salt Creek Ranch affordable housing programs will be subject to Planning
Commission review and approval concurrent with consideration of the Tentative Subdivision
Map. The affordable housing program will be consistent with the principals outlined in the
mitigation section of the Final Supplemental EIR. This issue is considered a significant
impact until the prograxn is approve&
Mitigation
Interface with EastLake Business Park
A buffer zone has been designed to mitigate potential impacts associated with the
compatibility issue with the EastLake Business Park. This proposed buffer zone would:
· Include a slope which would vary in height (from 10 to 39 feet) and depth to
provide vertical and horizontal separation between uses.
· Vary in depth from an average of S0 feet to a minimum of 30 feet along the
single-family area.
· Vary in depth a minimum of 20 feet along the multi-family area.
· Be extensively landscaped with trees and shrubs to effectively screen and separate
housing from adjacent industrial uses.
· Contain a 10-foot wide meandering pedestrian/bike trail linking the school/park
site on the western edge to the Salt Creek Corridor.
· Contain open space connections from the single-family and multi-family areas to
this trail corridor. Multi-family recreational amenities will be linked to this trail
buffer.
Upper Otay Water Supply Reservoir
See Section IV 4, below.
Chula Vista Greenbelt
The SPA plan proposes open space for the greenbelt area including trail use and is
consistent with the General Plan. Uses proposed adjacent to the Salt Creek corridor include
low medium and low density residential, a school site, a neighborhood park, and a
Reso]utjon No. 16555
Page 24
community center. Landscaping and setbacks would provide visual and spatial buffer
between Lhe greenbelt and adjacent uses.
SDG&E Easement
The potential land use compatibility impacts relative to use of the SDGIE easement as a
trail shall be mitigated by coordination with SDGIE during all phases of future planning.
The applicant shall obtain a written agreement with SDGIE to gain permission to use the
easements. The agreement shall discuss relevant issues including permissible uses,
maintenance, and liability. This agreement shall be obtained prior to tentative map
approval.
To mitigate potential health impacts associated with the proximity of residential and trail
uses to the high voltage transmission line, the applicant shall pull houses back away from
the easement by a conservative distance and provide buyers of homes adjacent to the
easement with a white paper informing them of the current controversy concerning
electromagnetic ~alds, the applicant should also either move the proposed tra~ away from
t_he easement or post signs at regular intervals in both English and Spanish alerting trail
users of the potential risks.
Otay Water District Reclamation Facilities
See Section II 2.
Affordable Housing
With respect to the potential impacts associated with provision of affordable housing, the
project applicant's affordable housing program shall be subject to review and approval by
the Planning Commission concurrent with Tentative Subdivision Map approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue to explore
various methods to devote ten percent (10%) of the Salt Creek Ranch units to affordable
housing.
As provided by the Housing Element, the City of Chula Vista shall continue to assist the
applicant to fulffil the Housing Element affordable housing policy through the following
actions:
· Seek State and Federal subsidies for moderate and low income housing. (Chula
Vista Housing Element, Part 2, page 24, 1985).
· Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
· Consider exploration of experimental planning, design and development techniques
and standards to reduce the cost of providing affordable housing. (Chula Vista
Housing Element, Part 2, 1985).
Resolution No. 16555
Page 25
The applicant will prepare and implement an afrLrmative fair marketing program (Chula
Vista Housing Element, Part 2, 1985), including a marketing plan to attract qualified buyers
for non-market rate housing.
Finding
All significant land use impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
2. Aesthetics
Impact
The proposed devalopment would significantly alter the landform and visual character of
the site. This conclusion applies to both the original project and the Final SPA Plan Design
Alternative. See Section 3.2 of the Final Supplemental EIR.
Mitigation
Implementation of the proposed project would result in significant landform impacts to the
project site, and visual impacts for both the project site and the project vicinity. In order
to midgate adverse impacts, specific design gnidelines have been included within the SPA
Plan. Project development will require the implementation of all design guidelines
concurrent with the SPA Plan and subject to further review and approval by the Design
Review Committee (DR.C). The guidelines which are contained within the SPA Plan
(Section IIl, Community Design Guidelines) address grading, landscaping, fencing, signing,
and scenic highways. Design gnidelines are summarized below:
Grading: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be contoured
to blend with natural landform characteristics and minimize disruption of the
natural topography. A balance between cut and ~il shall be maintained, and all
grading and drainage system plans shall be prepared under the direction of a
licensed civil engineer. Final grading plans shall be reviewed by the City of Chula
Planning Department to determine whether large cut and ~11 slopes would impact
views of open space areas from residences and/or scenic highways, and areas of
high sensitivity such as the ridgeline and canyons in Sub-area 3 shall be subject to
further review by the DRC.
· Landscape: Plant materials shall be organized to provide buffering, transition, and
slope stabilization between land uses and streets, and between development and
open space areas. Manufactured slopes adjacent to habitat enhancement areas
shall be landscaped with vegetation consistent with the Habitat Enhancement Plan.
Landscaping and irrigation standards shall conform with the City of Chula Vista
Landscaping Manual.
· Scenic Highways: In accordance with the design guidelines, all homes abutting the
scenic highways (East H Street and Hunte Parkway) shall be set back from the
right-of-way a variable distance and landscaping shall be intensified to buffer views
of buildings. Any long distance views available from the scenic highway shall be
protected, and all signs within the viewshed of the scenic highway shall be subject
to further review.
Resolution No. 16555
Page 26
To mitigate the potentially significant visual impacts associated with the Upper Otay
Reservoir, the applicant is proposing the following measures:
· Implementation of the Land Alteration Standards outlined in the GDP and Chapter
S of the SPA Plan.
· Revegetation of visible slope banks with native coastal sage scrub.
® Use of contour grading techniques as shown on the conceptual grading plan.
· Minimization of grading on the eastern portion of the site.
· Variable rear setbacks for homes as shown in Chapter 5 of the SPA Plan.
· Variable side yard separation as shown on the ridge-top layout in Chapter 5 of the
SPA Plan.
® Retaining natural rock outcroppings as shown in the parks, open spaces, and trails
section of the SPA Plan.
® Installing landscaping as a backdrop to homes.
· Naturalize grading edges and tilt rear grading lines as shown on the Ridgeline
Grading Guidelines in Chapter 5 of the SPA Plan.
· Utilize berms along visible edges as shown on the Ridgeline Grading Guidelines in
Chapter 5 of the SPA Plan.
To mitigate the potential and visual impacts associated with the EastLake Technology Park,
the applicant is proposing the following measures which will mitigate these impacts to
below a level of significance:
® Provide a buffer zone along the southern edge of the proper'e/which will include
a slope along both the single- and multi-family areas. The slope will vary in height
(from approximately 10 to 39 feet) and width (from a minimum of 20 feet in the
multi-family area and 30 feet in the single family area, to a maximum of 150 feet
at its widest in the single family area).
· The buffer shall be extensively landscaped with trees and shrubs to effectively
screen and separate housing from adjacent industTial uses.
· The buffer shall contain a lO-foot wide meandering pedestrian/bike trail linking the
school/park site on the western edge to the Salt Creek corridor. This trail corridor
shall contain open space connections from the single-family and multi-family areas,
and link multi-family recreational amenities.
Along the northern and northwestern edge, the proposed project interfaces with the Otay
Water District reclamation facilities. Since future Salt Creek residents would be located in
close proximity to the facilities storage tanks and reclamation pond, a potentially significant
visual impact exists. To mitigate the potentially significant visual impact associated with
the reclamation facilities, the applicant is proposing the following measures:
Resolution No. 16555
Page 27
· A slope will be placed along the northern edge which would vary in height (from
daylight at the edge up to 26 feet) and depth (from daylight at the edge up to 50
feet) to obstruct any views into this area.
· Utilization of grading techniques to prevent views from most of the homes into the
reclamation area.
· Placement of homes to take advantage of natural off-site topography to the north
which prevents views into the reclamation area.
· Utilization of landscaping and adequate rear yard setbacks to minimize views into
this area from neighborhoods 12 and 13.
Residences situated adjacent to the SDG&E power easement in Sub-area 3 would experience
visual impacts due to existing SDG&E transmission lines. Site planning measures such as
proposed grading techniques, landscaping and home orientation would minimize visual
impacts from the project to the facilities.
Finding
Implementation of the mitigation measures delineated above will reduce the project-specific
impacts to below a level of significance.
(See Section III.2)
3. Hydrology
Impact
The Final SPA Plan Design Alternative would create less impervious surface area than the
original plan. Either project would increase impervious surface area, resulting in altered
drainage courses and increased flow rates downstream. See Final Supplemental EIR,
Section 3.3.
Mitigation
· For Basin A, development drainage shall be routed to road crossing points for outlet
into the natural channel flow. Structure types to convey stream flows under access
roads would be determined prior to Final Map approval.
· Within Basin B, there are two Salt Creek crossing points, East H Street and a
northern access road. The East H Street crossing shall incorporate a suitable
drainage slnacture which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map approval.
The northern structure shall be determined prior to Final Map approval. Developed
areas would be drained via storm drain systems to outlet points adjacent to Salt
Creek.
· A low flow pump diversion system will be constructed to transport dry weather
flows out of Basin A CLIpper Otay Lake Basin) and discharge them into Basin B (Salt
Creek Basin). This low flow diversion system will be designed for 137 gpm.
Resolution No. 16555
Page 28
· A storm drain system shall be consreacted within future Lane Avenue to convey
runoff within Basic C to existing facilities constructed by the EastLake I project.
The type of sizing of this system would be determined prior to Final Map approval.
· Drainage facilities and energy dissipators shall be constructed in accordance with
the approved hydraulic analysis and shall be in place and functioning prior to
completion of the Fading operation.
· Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency CEPA) as set
forth in the National Pollutant Discharge Elimination System (hiPDES) permit
requirements for urban runoff and stormwater discharge.
Finding
All significant impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
4- Water Quality
Impacts
Potential impacts associated with watershed development in the Otay reservoirs watershed
include urban runoff, sewage spills, and sedimentalton. See Final Supplemental EIR,
Section 3.4.
The Final SPA Plan Design Alternative proposes a reduced density residential development.
Potential water quality impacts would be reduced, but still potentially significant.
Mitigation
· The project shall be subject to review and approval by the State Depatbnent of
Health Services (DHS). The project shall implement mitigation measures as set by
DHS prior to issuance of any Fading permit.
· Prior m or concurrent with SPA Plan approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared
and approved by the City of Chula Vista, City of San Diego and DHS. The plan
shall analyze the possibility of sewage system failures; effects of increased levels of
nutrients salts and pesticides from landscaping and irrigation; and effects of
petroleum products from surface street runoff. Additional environmental analysis
may be required based on the specific drainage ditch or other plans. Design of
these plans shall also consider providing additional capacity for concurrent or
future development.
· The project applicant shall conduct an on-site mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring program
will be continued until 400 units in the sub-basin have been constructed in the
sub-basin.
· The project proponent shall submit a erosion control plan prepared by a registered
civil engineer and a registered landscape architect in accordance with City of Chula
Resolution No. 16555
Page 29
Vista design standards. The plan shall be approved prior to issuance of grading
permits and shall include placement of sandbags, temporary sediment basins, and
an erosion control maintenance plan.
® The project proponent shall submit a storm drain plan prepared by a registered civil
engineer in accordance with City of Chula Vista design standards. The plan must
be approved prior to the issuance of grading permits and shall include permanent
erosion control facilities.
Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System (hiPDES) permit
requirements for urban runoff and stormwater discharge.
Finding
Implementation of the mitigation measures delineated above and changes incorporated into
the project will mitigate all project and cumulative water quality impacts to below a level
of significance.
5. Biological Resources
Impact
The habitats, biological resources, and sensitive species occurring on-site have been detailed
in Final EIR 89-3 for the approved Salt Creek Ranch GDP. The proposed SPA is quite
similar to the approved GDP. The SPA limits of grading have been altered so that they
extend beyond the GDP limits in some areas. In other areas, however, the SPA limits of
grading have been confined further inside the GDP limits. The amount of each habitat that
would be impacted by the new grading limits includes an additional 1.5 acres of coastal
sage scrub, 0.2 additional acre ofriparian habitat, 3.3 acres less of native grassland and 1.8
acre more of disturbed grassland.
The additional areas of impact represent the sum of many small and disjunct areas of
impact. Thus the 1.5 acres of impact to coastal sage scrub would be distributed throughout
the site and is not a singular area or the sum of a few areas. Additional SPA impacts to
coastal sage scrub are incremental and are not considered significant. The impact to
California gnatcatcher is no greater than it would be under the GDP. Thus the SPA would
not create any new significant impacts to California gnatcatcher. Although coastal sage
scrub would be slightly more impacted overall, a 2.7 acre patch of sage scrub would be
newly placed in natural open space. This patch contains a large cactus thicket and a cactus
wren nest. Implementation of the SPA would not impact any cactus wren nests on the site,
while the GDP would have impacted one thicket and one nest. The SPA would not create
any new signfficant impacts to cactus wren.
The additional impact to riparian habitats is 0.2 acre. All wetland impacts require
mitigation, due to the USFWS and ACOE "no net loss of wetlands" policy. Therefore,
impacts to riparian habitat are considered significant.
Native grassland on-site would be impacted less than it would have been under the GDP.
The increased amount of native grassland retained on-site would allow more suitable
habitat for the sensitive plant species that may occur there. Species with a high potential
Reso]ution No. Z6555
Page 30
of occurrence include Orcut~s brodiaea (Brodiaea orcuttii), Otay tarplant CHemizonia
conjugens), and San Diego County needle grass (Stipa diegoensis). While the SPA would
reduce impacts to native grassland overall, the native grassland habitat on-site should be
surveyed as recomznended in the original EAR.
The SPA would impact an additional 1.8 acres of disturbed grassland habitat. The loss of
this disturbed habitat is not considered significant.
Mitigation
To mitigate additional impacts to 0.2 acre of riparian habitat to below the level of
significance, creation/enhancement of riparian habitat shall be implemented. At a 2:1 ratio,
0.4 acre of riparian habitat shall be created or enhanced. This mitigation acreage shall be
added to the mitigation acreage for the Salt Creek Ranch development and incorporated
into the weftand mitigation plan prepared by RECON.
Finding
Impacts to riparian weftand habitat would be mitigated to below a level of significance
through the mitigation measures delineated above.
(See Section III.3)
6. Cultural Resources
The potential impacts to cultural resources as a result of implementation of the SPA Plan
are identical to those that would occur with implementation of the GDP. These impacts
were discussed in detail in Final EAR 89-3. See also Final Supplemental EIR, Section 3.6.
Mitigation
· Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include project redesign, or indexing the content of a site by excavating a small
sample then capping the site with 2 feet of ~l and incorporating these sites or
portions of these sites into the Salt Creek Park system (Chula Vista Greenbelt).
· If avoidance of important prehistoric archaeological resources cannot be achieved,
a data recovery program to mitigate development impacts shall be conducted,
including, where necessary, surface collection and mapping of artifacts, a phased
data recovery program, and monitoring. This phased approach shall employ a
random sample in conjunction with a focused inventory for features (i.e., hearths).
The data recovery program shall be in accordance with a regional approach for all
prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake IIl, thereby
allowing a comprehensive understanding for these sites. This regional
understanding would also be in agreement with the Bonita-Mignel Archaeological
District within which CA-SDi-4, S30/W-643 falls.
· The data recovery shall follow the Advisory Council's guidelines as defmed within
Treatment of Archaeological Properties, A Handbook (ACI-IP 1980). The treatment
plan shall be oriented to address local and regional research questions and clearly
identify the methods to be used to address the research questions. Research
Resolution No. 16555
Page 31
questions to be addressed are listed in ERCE's June 1989 Salt Creek Ranch Cultural
Resource Evaluation on file at the City of Chula Vista Planning Department.
· To ensure that potentially important historic archaeological resources assumed to
be present at the eight locales listed above are not adversely affected, a program
to include monitoring of grading activities with the possibility of data recovery is
recommended. This program shall provide for excavation, recording and collection
of resources if significant features, such as privies or trash deposits, are located
during grading. This program shall include analysis of recovered artifacts in
relation to an approved research design and a report of findings.
· Indirect impacts may occur to historic sites located adjacent and exterior to the
project boundary (H-11, H-15, H-16, H-17). Fencing of project boundaries and
strict avoidance of off-site impacts in these areas should occur. The remaining nine
sites (CA-SDi-7,197A, CA-SDi-7,211, CA-SDi-8,206C, CA-SDi-9,169, CA-SDi-7,977,
CA-SDi-ll,045, CA-SDi-ll,046, CA-SDi-ll,626, and H-9) are identified as not
important and, as such, need not be addressed in this document.
Finding
All significant cultural, historic, and paleontological impacts will be mitigated to below a
level of significance by the implementation of the mitigation measures.
7. Traffic
Impact
The original proposed project would generate 31,290 daily vehicle trips with 2,777 trips
expected during the morning peak hour and 2,986 trips expected during the atcernoon peak
hour, The Final SPA Plan Design Alternative proposes 155 fewer dwelling units than the
original project thus resulting in reduced vehicular trips, However, the cumulative impacts
to the roadway system would be similar, See Final Supplemental EIR, Section 3,7.
Mitigation
Scenario 1A (with Phase I and Proctor Valley Road Unpaved)
· The project applicant will construct East "H" Street through the project (Phase I
boundaries) to ultimate four-lane major street standards, consistent with the City
of Chula Vista design criteria,
· The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and off-site south to Telegraph Canyon Road,
consistent with the City of Chula Vista design criteria.
· The project applicant will construct Lane Avenue as a Class II collector from East
"H" Street to meet existing improvements at its current terminals in the East Lake
Business Park, consistent with the City of Chula Vista,s design criteria.
· At the discretion of the City Traffic Engineer, the project applicant will install traffic
signals or bond for future installation at the following intersections:
Resolution No. 16555
Page 32
East "H* Street/Lane Avenue
East "H" Street/Hunte Parkway
Lane Avenue/Telegraph Canyon Road
Hunte Parkway/Telegraph Canyon Road
· The project applicant will implement transportation demand management
strategies, including provisions of transit service and bus stops in order to reduce
the peak hour demand on the street network.
· Reduce the development potential of Phase I by 120 dwelling units. This reduction
will result in an acceptable level of senrlce (LOS D) of the intersection of East "H"
Street and Hidden Vista Drive.
· The project applicant will constxuct a two-lane roadway between Salt Creek 1 and
Salt Creek Ranch to connect East 'H' Slxeet.
Scenario 2 (with Phase I, II, and III and State Route 125)
· The project applicant w~l implement all the measures described under Scenario 1
previously.
· The project applicant will construct State Route 125 as a four-lane roadway
between East 'H' Street and State Route 54 with enhanced geometrics at the
intersections.
Finding
All slgnfficant impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
8. Noise
Impact
Traffic-generated and urban noise would result from project implementation. On-sire future
noise levels due to cumulative traffic will require on-site noise attenuation along various
roadways. See Final Supplemental EIR, Section 3.8.
Mitigation
· The noise impact on the residences along East "H" Street shall be mitigated by the
placement of a solid wall or a wallfoerm combination on the building pads at the
top of the slopes adjacent the roadway. The walls must be of solid masonry
construction with a material weight of at least 3.5 pounds per square foot which
would not allow any air spaces along their entire length.
· Each noise wall or wall/berm combination shall be placed on the building pads at
the top of the slope between the residences and the roadway and shall be 5 feet
high. The end of each noise wall must wrap around the building pad enough to
block the line of sight from all points in the exterior living space to any portion of
the impacting roadway. Figure 3-35 depicts the proposed locations of the noise
walls or wall/berm combinations. If the walls or wall/berm combinations are
Resolution No. 16555
Page 33
incorporated into the project design, exterior noise levels would be reduced to
below a level of significance.
® Even with the incorporation of the above mitigation measures, exterior noise level
under buildout conditions will continue to exceed 60 dBA Ldn on portions of the
project site. Therefore, in accordance with the standards set by Title 24, an interior
acoustical study will be required for all multi-family units proposed for the site.
Possible mitigation measures to reduce interior noise levels below the 45 dBA Ldn
interior noise standard may include, but are not restricted to, mechanical
ventilation and closed window conditions.
Finding
Future on-site cumulative noise impacts will be mitigated to below a level of significance
by the implementation of the mitigation measures delineated above.
9. Water
Impact
The project w~l demand 1,531,531 gpd of potable water and 188,139 gpd of reclaimed
water for a total average water demand of 1,719,670 gpd. See Final Supplemental FIR,
Section 3.9.1.
Mitigation
· Prior to approval of final map, the Master Plan of Water for Salt Creek Ranch shall
be approved by the City Engineer and OWE). Further, this plan shall be revised to
include a discussion of implementation and phasing, and participation in the water
allocation program and TSF financing for this project and other projects in the
OWD Master Plan service area.
· The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of final grading plans.
· Prior to issuance of building permits, the project site shall either be annexed by the
OWE) into Improvement District No. 22, or a new improvement district shall be
established for the project area. In addition, the project developer shall obtain
written verification from OWE) at each phase of development that the tract or
parcel will be provided adequate water senrice.
· The developer shall participate in whatever water conservation, no net increase in
water consumption, or fee off-set program the City of Chula Vista has in effect at
the time of building permit issuance.
· The project proponents shall, if feasible, negotiate an agreement with OWE) to
commit to use of reclaimed water at the earliest possible date so that OWE) can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Department -of Health.
Resolution No. 16555
Page 34
· Water conservation measures for on-site landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent, in
coordination with the City Public Works Deparmxent and in consultation with OWE)
or other qualffied water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources, and
include but are not limited to planting of drought tolerant vegetation and the use
of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
· The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article 1, T20-1406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Finding
All significant impacts associated with water supply and distribution will be mitigated by
the implementation of the mitigation measures delineated above.
(See Section III.5)
10. Waste Water
Impact
The project will generate approximately 788,760 gpd of wastewater. See Final
Supplemental EIR, Section 3.9.2.
Mitigation
· Prior to approval of final map, the Master Plan of Sewerage for Salt Creek Ranch
shall be approved by the City Engineer. Further, this plan shall be revised to
include a discussion of funding and implementation/phasing in relation to this
project and other associated projeces phasing in the area.
· Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of final map.
· Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of final map.
· A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4,
Water Quality.
Resolution No. 16555
Page 35
® The project shall be subject to payment of waste water development fees (to fund
trunk sewer and other upgrades) or equivalent proportionate facility financing
mechanism identified by the City, when adopted. Payment shall occur prior to
issuance of building permits or earlier.
Finding
All significant impacts associated with waste water will be mitigated by the implementation
of the mitigation measures delineated above,
11. Off-site k,~as of I~npact - L~mndform/Aesthetics
Impact
The pad elevation of the proposed reservoir is higher than the elevation of the project site
and would be visible from the surrounding area. See Final Supplemental EIR, Section
3.10.2.
Mitigation
® Landscaping shall be planted around the tank to shield views of the tank.
· The water tank shall be painted an unobtrusive color.
Finding
All significant impacts associated with off-site lendform/aesthetics impacts will be mitigated
by the implementation of the mitigation measures delineated above.
12. Off~site Areas of Impact - Cultural Resources Impact
Hunte Parkway Impacts to the Hunte Parkway parcel include the
construction of Hunte Parkway and a proposed sewer
interceptor line. Both developments are proposed along
approximately the same alignment. Impacts relating to
the proposed interceptor line are anticipated along a
100-foot wide pipeline construction corridor and grading
and fill impacts related to Hunte Parkway are anticipated
to be restricted to a 134-foot wide corridor. Construction
of both the proposed interceptor line and Hunte Parkway
will affect portions of CA-SDi-12,037, CA-SDi-12,038, and
CA-SDi-12,039 and Isolate 1-314.
East "H" Street A 10-inch pipeline and a segment of East "H" Street are
proposed for the East "H" Sweet parcel. Trenching and
clearing as necessary is anticipated along the 100-foot
wide pipeline conslruction corridor proposed along the
northern side of this parcel. Impacts related to the
construction of East "H" Street are anticipated to be
restricted to a 170-foot wide corridor along the existing
Proctor Valley Road alignment and include grading and fill
operations. Construction of both the 10-inch pipeline and
Resolution No. 16555
Page 36
proposed East 'IF Street segment will affect portions of
site CA-SDi-4,S30/W-643, which has been tested and
determined to be important pursuant to CEQA criteria.
Water Reservoir/Water Line Impacts to the off-site water reservoir/water line parcel
include trenching and grading along a 100-foot wide
corridor and construction of a water-storage facility. Both
direct and indirect impacts of equipment staging and
access may affect cultural resources CA-SDi-ll,403 Locus
F, CA-SDi-ll,403 Locus G, CA-SDi-ll,415, CA-SDi-12,030,
A-SDi-12,031, CA-SDi-12,032, CA-SDi-12,033,
CA-SDi-12,034, CA-SDi-12,035, CA-SDi-12,036,
CA-SDi-12,260, and CA-SDi-12,261. Locus E of site
CA-SDi-ll,403 is beyond the potential impact area and
will not be effected by project development as it is
currently planned.
Mitigation
· The California Environmental Quality Act (CEQA) require mitigation of impacts to
important cultural resources. Sites CA-SDi-ll,403 Locus F, CA-SDI-11,415,
CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035 within the water
reservoir/water line parcel and CA-SDi-12,038 within the Hunte Parkway parcel
were determined to qualify as important cultural resources by testing pursuant to
CEQA, and mitigation of impacts to these cultural resources is required. Site
CA-SDi-4,530/W-643 within the "H' Street parcel has been previously tested and
determined important under CEQA, and mitigation measures are necessary to
address impacts to that site. Site CA-SDi4,530/W-643 also falls within the
Bonita-Miguel Archaeological District which requires evaluation under federal
criteria.
· Sites CA-SDi-12,030, CA-SDi-12,033, CA-SDi-12,036, CA-SDi-12,037, and
CA-SDi-12,039 and isolates 1-314, SC-I-1, SC-1-2, SC-I-3, and SC-I-4 were determined
to not qualify as important cultural resources, and therefore no additional
archaeological work for these resources is necessary. Cultural resources
CA-SDi-12,260, CA-SDi-12,261 and CA-SDi-ll,403 Locus G were not tested or
evaluated at this time. Evaluation for determination of importance under CEQA
through a cultural resource testing program is necessary at these sites.
· Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include capping sites with 2 feet of ~il or redesign of project components.
Recommended mitigation measures include the following:
· If avoidance of archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts to important cultural resource sites shall
be conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring during facility or other
construction. This phased approach shall employ a random sample in conjunction
with a focused inventory for features (e.g., hearth's). The data recovery program
shall be in accordance with a regional approach for all prehistoric sites within Salt
Creek Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive
Resolution No. 16555
Page 37
understanding for these sites. This regional program is in agreement with the
Bonita-Miguel Archaeological district.
· The data recovery program shall follow the Advisory Cotmcil's guidelines as defined
within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The
treatment plan shall be oriented to address local and regional research questions
and clearly identify the methods to be used to address the research questions.
Research questions to be should be addressed are provided in ERCE's June 1989
Salt Creek Ranch Cultural Resource Evaluation, on file at the City of Chula Vista
Planning Department.
Finding
All significant impacts associated with off-site cultural resources impacts will be mitigated
by the implementation of the mitigation measures delineated above.
V. SCOPE OF FINAL SUPPLFAMENTAL EIR AND IMPACI~ NOT FOUND TO BE SIGNIFICANT
The Final Supplemenral EIR addresses potential environmental impacts of the proposed Salt
Creek Ranch SPA Plan. The proposed project is described in detail in Section 2, Project Description,
of the Final Supplemental EIR. The Final Supplemental EIR conrains the full range of sections
required under CEQA for a Supplemental EIR: Introduction, Project Description, Impact Analysis,
Altematives Analysis, Summary of Unavoidable Significant Impacts, References and Consultant
Identification.
Each of the issue areas/sections listed below were identified by the City of Chula Vista as
potentially significant environmental impacts requiring an updated analysis and/or new analysis
beyond that discussed in Final EIR 89-3 for the Salt Creek Ranch GDP (SCH No. 8909272!). The
Final Supplemental EIR reviews in sufficient detail these potential impacts associated with
implementation of the project, constituting the scope of this Final Supplemental EIR:
· Land Use
· Landform/Aesthetics
® Hydrology
· Water Quality
· Biological Resources
· Cultural Resources
· Transportation and Circulation
· Noise
· Public Sentices and Utilities (Water and Wastewater) Off-site Areas of Impact
· Those issue areas considered not to require further analyses beyond that discussed in Final
EIR-89-3 by the City of Chula Vista are listed below.
· Conversion of Agricultural Lands (addressed in EIR 89-3)
· Geology/Soils (addressed in EIR-89-3) Air Quality (addressed in EIR-89-3) Fiscal Analysis
(addressed in EIR-89-3) Public Services/Utilities (addressed in EIR-89-3)
Police Protection
Fire Protection
Schools
Parks, Recreation and Open Space Gas, Elecwicity, Energy Public Transit
Resolution No. Z6555
Page 38
Library Facilities
Solid Waste Disposal
During the comment period on the Draft Supplemental EIR, a commentator suggested an
approximate alternative alignment for access to off-site properties to the north of the Salt Creek
Ranch site. The City finds that this alternative is not feasible or reasonable for the reasons set forth
below:
® The issue of access was addressed during the General Development Plan (GDP)
environmental review process for the Salt Creek Ranch project. The Final EIR for the GDP
was certified in September, 1990. The Chula Vista City Council approved the Salt Creek
Ranch GDP and certified the related Final EIR (F, IR-89-3) in September, 1990. The
administrative record from the GDP environmental review process contains correspondence
and other documents relating to access for properties north of the Salt Creek Ranch project
site. In addition, the record contains the Salt Creek Ranch GDP, which includes the traffic
circulation plan (Figure 36) showing the approved access points, and a slope encroachment
analysis (Figure 25) illustrating on-site slope conslxaints affecting the access points. This
slope analysis illustrates that the approved access point avoids encroachment into areas to
the north which are located within a 25 percent slope area. The record also contains the
Final EIR for the Salt Creek Ranch GDP. The Final EIR shows that on-site biological
constraints (primarily coastal sage scrub) eliminated other reasonable or feasible alternate
access points. The approved Salt Creek Ranch GDP and related Final EIR also illustrate that
alternate access points to the north would now encroach into designated on-site open space
areas. The Salt Creek Ranch GDP, the Final EIR and the record from the GDP
environmental review process are available for public review at the City, s Planning
Department located at 276 Fourth Avenue, Chula Vista, California.
® Based on existing available information for on-site sensitive resources and off-site
conditions, the access that is identified in the SPA Plan EIR is consistent with the access
analyzed in the Final EIR for the GDP and is considered to be adequate to serve the
properties north of the project site. Further analysis of off-site development access will
require, among other things, the submission of proposed development plans (none
submitted to date), the documentation of off-site constraints and independent environmental
review at that time.
For the purposes of CEQA and these findings, the record of the Planning Commission and
City Council relating to these actions include the following:
1. Advisory Council on Historic Preservation (ACHP). 1980. Treatment of Archaeological
Properties: A Handbook. Federal Register 45 FR78808.
2.American Ornithologists' Union. 1983. Checklist of North American Birds. 6th Edition.
American Ornithological Union Ft4ashington, D.C.].
3. Archaeological Planning Collaborative (APC). 1980. An Archaeological Record Search and
Field Survey of the Janal Ranch Property San Diego County, California, Report on ~e at the
South Coastal Information Center, San Diego State University
Reso]ution No. 16555
Page 39
4. Atwood, J. 1980. The United States distribution of the California black-tailed
gnatcatcher. Western Birds 11:65-78.
5. Atwood, J.L. 1988. Speciation and geographic variation in black-tailed gnatcatchers.
Ornithological Monograph 42. 72p.
6. Basmaciyan-Damell, Inc. 1989. Traffic Study for Salt Creek Ranch, City of Chula Vista.
Revised January 22, 1990.
7. Batcheider, Ed. 1991. City of Chula Vista Planning Department. Personal communication,
October 15.
8. Bauder, E.T. 1986. San Diego Vernal Pools, recent and projected losses; their conditions;
and threats to their existence 1979-1990. U.S. Fish and Wildlife Service, Office of
Endangered Species.
9. Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater River Press. 241pp.
10. California Administrative Code, Title 24, Chapter I, Subchapter I, Article 4.
11. California Administrative Code, Title 24, Par 6, Article 1, T20-1406F.
12. California Depax hxient of Fish and Game. 1965. California Fish and Wildlife Plan. The
Resources Agency, Volume 3 (c):908.
13. California Department of Fish and Game. 1985. Designated endangered or rare plants The
Resources Agency, June 19.
14. California Department of Health Services (DHS). 1976. Letter addressed to County of San
Diego.
15. California, State of. 1988. Title 24, Noise Insulation Standards, December.
16. Chula Vista, City oL 1974. Noise Element of the General Plan; June.
17. Chula Vista, City of. 1974. Scenic Highway Element of the Chula Vista General Plan.
18. Chula Vista, City oL 1982. Chula Vista General Plan, EastLake Policy Plan, City Council
Resolution No. 10996, September 7.
19. Chula Vista, City oL 1982. Housing Element.
20. Chula Vista, City oL 1988. Noise Element of General Plan.
21. Chula Vista, City of. 1989. Municipal Code.
22. Chula Vista, City oL 1989. Planning Department, Cultural Resources Testing and
Evaluation of the Salt Creek Ranch Project, June.
23. Chula Vista, City oL 1989a. General Plan Update. March.
24. Chula Vista, City oL 1989b. General Plan Update EIR 88-2. March.
Resolution No. 16555
Page 40
25. Chula Vista, City oL 1990. Salt Creek Ranch Annexation/General Development
Plan/Pre-Zone Final Environmental Impact Report (ECI/EIR 89-3). August, including the
entire administrative record from that environmental review and approval process.
26. Cowardin, L.J., F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater
Habitats of the United States. U.S. Fish and Wildlife Service, U.S. Depa~hnent of Interior,
December.
27. Davis, McMillan and Susan M. Hector. 1989. Cultural Resource Survey and Archaeological
Testing of a 20-Acre Portion of the Rancho San Miguel Property, Bonita, California. Ms. on
file at the South Coastal Information Center San Diego State University. San Diego,
California.
28. Dennis Gallegos, Andrew Pigniolo, and Roxana Phillips. 1988. A Cultural Resource Testing
and Evaluation for the Salt Creek Ranch Project, Chula Vista, California. Report on file with
the City of Chula Vista.
29. ERCE Environmental and Energy Services Company. Noise Modeling for EastLake III.
30. ERCE. 1989. Phase 1 Report, Amber Ridge California gnatcatcher study. Prepared for
Weingarten, Siegel, Fletcher Group, Inc.
31. ERCE. 1991. Technical Appendix for,'the California Gnatcatcher Sweetwater River Habitat
Conservation Plan. Prepared for San Diego Association of Governments. April 1991. 87pp.
32. Everett, W.T. 1979. Threatened, declining and sensitive bird species in San Diego County.
San Diego Audubon Society, Sketches, June.
33. F&G Regulations (Code No. 6.26 of Chapter 3, A_r'cicle 1.
34. Federal Highway Administration's Stamina 2.0 Noise Prediction Model.
35. Federal Highway Administration. 1978. Highway Traffic Noise Prediction Model
(FHWA-RD-77-108), December.
36. Federal Highway Traffic Noise Prediction Model, FHWA-RD-77-108.
37. Freel, Richard. 1976. Letter from Richard Freel (BLM Riverside District Manager) to
Russell L. Kaldenberg. August 3, 1976. Letter on ~e with Russell Kaldenberg, USDI, BLM,
Palm Spring Area Office, Palm Springs, California.
38. Grinnal, J. and A.H. Miller. 1944. The distribution of the birds of California. Pacific Coast
Avifauna 27.
39. Harris, Cyril M. 1979. Handbook of Noise Control. 2nd eds. McGraw-Hill, Inc.
40. Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of
California. Nongame-Heritage Program, California Department of Fish and Game.
41. Jones, J.K., Jr., D.C. Carter, H.H. Genoways, R.S. Hoffman, and D.W. Rice. 1982. Revised
checklist of North American mammals north of Mexico. Occasional Papers of the Museum
Texas Tech. University 80: 1-22.
Resolution No. 16555
Page 41
42. Kuper, T.H. 1977. Reconnaissance of the marine sedimentary rocks of southwestern San
Diego County, Plates 1-4; in G.T. Farrand (ed.), Geology of southwestern San Diego County
and northwestern Baja California. Guidebook, San Diego Association of Geologists.
43. McIntire Group, The. 1990. Preliminary Hydrological Analysis for Salt Creek Ranch.
44. Mestre Greve Associates. 1989. Noise Analysis for Salt Creek I, March.
45. Munz, P.A. 1974. A flora of southern California. University of California Press, Berkeley.
1086pp.
46. Oberbauer, T.k 1979a. Distribution and dynamics of San Diego County grasslands.
Unpublished M.A. theses, San Diego State University, San Diego.
47. Otay Water District Central Area Master Update. 1987.
48. Pacific Southwest Biological Services (PSBS). 1981.
49. Pacific Southwest Biological Services (PSBS). 1982.
50. Pacific Southwest Biological Services (PSBS). 1989. Report of a biological assessment of
the Rancho San Miguel Property, San Diego County, California. San Miguel Parmers, San
Diego, California. 56pp.
51. Rea, A.M. 1986. Cactus Wren. In A.R. Philips (ed.), Known Birds of North Middle
American. Pare 1. Denver Museum of Natural History. p. 119.
52. RECON. 1987. Home range, nest site, and territory parameters of the black-tailed
gnatcatcher population on the Rancho Santa Fe Highlands study area. September.
53. RECON. 1988. Survey of Biological Resources on the Baldwin Proper13t. January.
54. RECON. 1991. Habitat Enhancement Plan for Salt Creek Ranch. Prepared for the Baldwin
Company. March. 19 pp.
55. Reinen, R.H. 1978. Notice of exercise of Section 404 jurisdiction over certain streams and
weftands in California. Los Angeles District, Corps of Engineers. July 15.
56. Remsen, V. 1978. The species of special concern list: an annotated list of declining or
vulnerable birds in California. Western Field Ornithologist, Museum of Vertebrate Zoology,
University of California, Berkeley.
57. RiVz, Frank et al. 1989. Otay Ranch.Archaeological Survey: San Ysidro Mountains
Parcel/Proctor Valley Parcel, Otay River Parcel. Ms on file at ERC Environmental and
Energy Services Company.
58. San Diego Association of Governments (SANDAG). 1985. Final Series 6 Regional Growth
Forecasts, 1980-2000.
59. San Diego Association of Governments (SANDAG). 1987. Draf~ Series 6 Regional Growth
Forecasts.
Resolution No. 16555
Page 42
60. San Diego Association of Governments (SANDAG). 1988. Traffic Generators Manual, July.
61. San Diego, County of. 1983. Conservation Element CPart X) of the County General Plan.
Planning Department, GPA-80-61.
62. San Diego County Traffic Engineering. 1990. Telephone Conversation with John Puskas
and Lany Hurt. December. ADT for Proctor Valley Road west of Melody Road counted in
June, 1989.
63. SDHS (San Diego Herpetological Society). 1980. Survey and status of endangered and
threatened species of reptiles natively occurring in San Diego County. Prepared for Fish and
Wildlife Committee, San Diego Department of Agriculture, 33 pp.
64. Smith, J.P. and R. York. 1984. Inventory of rare and endangered vascular plants of
California. California Native Plant Society, Special Publication No. 1, 3rd edition.
65. Smith, J.P. and K. Berg. 1988. Inventory of rare and endangered vascular plants of
California. California Native Plant Society, Special Publication No. 1, 4th edition.
66. Swanson, CILfford. Deputy Public Works Director. City of Chula Vista. Written
communication. 1992.
67. Tare, J., Jr. 1986. The Blue List of 1986. American Birds 40:227-236.
68. Tare, J., Jr., and D.J. Tare. 1982. The Blue List for 1982. American Birds 35(1):3-10.
69. U.S. Nuclear Regulatory Commission and U.S. DepluL~lentofthelnterior. 1478. FinalSite
Environmental Statement, Sundesert Nuclear Plant Units 1 and 2, Report on File with
SDG&E, San Diego, California.
70. United States Army Corps of Engineers. 1986. Corps of Engineers weftand delineation
manual. Environmental Laboratory, Watenvays Experiment Station, Vicksburg, MI.
Technical report, pp. 9-86.
71. United States Environmental Protection Agency, Compilation of Air Pollution Commission
Factors. AP-42, Supplement 7.
72. United States Fish and Wildlife Service. 1985a. Endangered and threatened wildlife and
plants: Review of plant taxa for listing as endangered or threatened species; Notice of
review; Federal Register, 50(188):39526-39527, September 27.
73. Wade, Sue A. 1988. Archaeological Survey of Baldwin 1200-Acre Property. Letter report
on file at ERC Environmental and Energy Services Company, San Diego, California.
74. WESTEC Services, Inc. 1981. EastLake EIR, Appendix A. Biological survey report, prepared
for the City of Chula Vista.
75. WESTEC Services, Inc. 1982. EastLake Final Environmental Impact Report, prepared for
the City of Chula Vista, February.
76. WESTEC Services, Inc. 1985. EastLake I Sectional Planning Area (SPA) Plan final
Environmental Impact Report, prepared for the City of Chula Vista, January.
Resolution No. 16555
Page 43
77. Wier Biological. 1983. Biological survey report and planning constraints for the Alva-R-4S
Ranch, prepared for PRC Engineering, San Diego.
78. Wier, H.A. 1986. Biological survey report of the Singing Hills Specific Plan, McGinty
Mountain, San Diego, California. Prepared for McGinty Ranch General Plan Parmership,
San Diego, California.
79. Willdan Associates. 1991. Traffic Impact Study for Salt Creek Ranch.
80. Wilson Engineering. 1991. Master Plan of Reclaimed Water for Salt Creek Ranch.
81. Wilson Engineering. 1991. Master Plan of Sewerage for Salt Creek Ranch.
82. Wilson Engineering. 1991. Master Plan, of Water for Salt Creek Ranch.
83. Wilson Engineering. 1991. Urban Runoff Report for Salt Creek Ranch.
84. Wirth Associates, Inc. 1981. Site Survey and Analysis, Miguel to Mountain Springs Grade
(Jade), Archaeological Survey Report, Volume 1. Report prepared by, and on ~e with
Wirth Associates Inc., San Diego, California.
Also included in the record are the following studies prepared for the Salt Creek Ranch project:
1. Draft Salt Creek Ranch Specific Planning Area Plan (March 1991).
2. Final Salt Creek Ranch Specific Planning Area Plan (November 1991).
3. East Chula Vista Transportation Phasing Plan.
Also included as part of the Planning Commission and City Council record are the following:
1. Final EIR-91-03, Salt Creek Ranch (February 1992), including all related appendices.
2. Documentary and oral evidence presented to the Planning Commission and/or City Counc~
during public hearings on EIR-91-03 and the Salt Creek Ranch SPA Plan project.
3. Matters of common knowledge to the Planning Commission and/or City Council, including
these and all other formally adopted policies and ordinances:
a. The City of Chula Vista General Plan
b. The Zoning Ordinance of the City of Chula Vista
c. The Municipal Code of the City of Chula Vista
Resolution No. 16555
Page 44
EXHIBIT D
SALT C}~PPR: RANCH
SECTIONAL PLANNING AREA (SPA) PLAN
SUPPLEMENTAL EXR-91-03
MITIGA'IION MONITORING PROGRA!~
1992
Resolution No. 16555
Page 45
MITIGATION MONITORING PROGRAM
This mitigation monitoring proXram was prepared for the City of Chula Vista for the Salt Creek Ranch
Specific Planning Area (SPA) Plan project to comply with AB 3180, which requires public agencies to adopt
such programs to ensure effective implementation of mitigation measures. This monitoring program is
dynamic in that it will undergo changes as additional mitigation measures are identified and additional
conditions of approval are placed on the project throughout the project approval process.
The Salt Creek Ranch Sectional Planning Area (SPA) Plan FAR is supplemental to the Salt Creek Ranch
Annexation/General Development Plan Pre-Zone FAR (FAR 89-3, certified in September 1990). A mitigation
monitoring program was also prepared for EIR 89-3, and measures that have not yet been implemented have
been incorporated into this updated mitigation monitoring program.
This monitoring program will serve a dual purpose of verifying completion of the mitigation measures for
the proposed project and generating information on the effectiveness of the mitigation measures to guide
future decisions. The program includes the following:
· Monitoring team qualifications
· Specific monitoring activities
· Reporting system
· Criteria for evaluating the success of the mitigation measures
The Salt Creek Ranch SPA Plan project includes approximately 1200 acres of land in the southern foothills
of San Miguel Mountain, north of EastLake Technology Park and northwest of Upper Otay Lake currently
under the jurisdiction of the County of San Diego. The project site is located in the northern portion of the
37 square mile Eastern Territories as defined by the City of Chula Vista. All but 240 acres in the extreme
northeastern corner of the project site are located within the City of Chula Vista's adopted Sphere of
Influence. Elevations on the project site range from approximately 550 feet above mean sea level (AMSL)
in the western portion of the site to over 1100 feet AMSL in the northern portion of the property.
The principal components of the Salt Creek Ranch SPA Plan include 2,662 residential units, 380 acres of
parks/open space, 31 acres of public facilities including two schools, a fire station and a community purpose
facility, and 36 acres of major roads on approximately 1,197 acres. These project components are discussed
in detail in the FAR text.
The supplemental FAR environmental analysis, incorporated herein as reference, focused on 10 issues
determined to be potentially significant by the City of Chula Vista. The environmental analysis concluded
that for all of the environmental issues discussed, some of the significant and potentially significant impacts
could be avoided or reduced through implementation of recommended mitigation measures. The 10 issue
areas are land use; landform/aesthetics; hydrology; water quality; biological resources; cultural resources;
transportation and circulation; noise; public services and utilities; and off-site areas of impact. Cumulatively
adverse impacts were identified for landform/alteration and cumulatively significant, unmifigable impacts
were identified for water. With respect to the off-site areas of impact, cumulatively significant, partially
mitigable impacts were identified for biology, specifically coastal sage scrub.
Those issue areas considered not to require further analyses beyond that discussed in EIR 89-3 include:
conversion of agricultural land; geology/soils; air quality; fiscal; public services including police protection,
rare protection, schools, parks, gas and electricity; public ~ansit, library fac~ities and solid waste disposal;
however, applicable mitigation measures which require implementation during construction of the project
have been included in this program.
Resolution No. 16555
Page 46
AB 3180 requires monitoring of only those impacts identified as significant or potentially significant; the
monitoring program for the Salt Creek Ranch project therefore addresses the impacts associated with the
issue areas identified above.
Mitigation Monitoring Team
A monitoring team should be identified once the mitigation measures have been adopted as conditions of
approval by the Chula Vista City Council. Managing the team would be the responsibility of the Mitigation
Compliance Coordinator (IVICC). The monitoring activities would be accomplished by the Environmental
Monitors tEMs), Environmental Specialists tESs), and the MCC. While specific qualifications should be
determined by the City of Chula Vista, the monitoring team should possess the following capabilities:
·Interpersonal, decision-making, and management skills with demonstrated experience in working
under trying field circumstances;
·Knowledge of and appreciation for the general environmental attributes and special features found
in the project area;
·Knowledge of the types of environmental impacts associated with construction of cost-effective
mitigation options; and,
· Excellent communication skills.
The responsibilities of the MCC throughout the monitoring effort include the following:
· Overall implementation and management of the monitoring program;
· Quality conl~ol of the site-development monitoring team;
· Administration and preparation of daily logs, status reports, compliance reports and the Final
construction monitoring report;
· Liaison between the City of Chula Vista, the Salt Creek Ranch developer, and the applicant~s
contractors;
· Monitoring of on-site, day-to-day construction activities, including the direction of EMs and ESs in
the understanding of all permit conditions, site-specific project requirements, construction schedules
and environmental quality control effort;
· Ensure contractor knowledge of and compliance with all appropriate permit conditions;
· Review of all construction impact mitigations and, if need be, propose additional mitigation;
·Have the authority to require correction of activities observed that violate project environmental
conditions or that represent unsafe or dangerous conditions;
·Maintain prompt and regular communication with the on-site EMs and ESs, and personnel
responsible for contractor performance and permit compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MCC in performing the
quality control functions at the constnaction sites. Their responsibilities and functions are to:
Resolution No. Z6555
Page 47
a. Maintain a working knowledge of the Salt Creek Ranch penit conditions, contract documents,
construction schedules and progress and any special mitigation requirements for his or her assigned
consuuction area;
b. Assist the MCC and Salt Creek Ranch construction contractors in coordinating with City of Chula
Vista compliance activities;
c. Observe construction activities for compliance with the City of Chula Vista permit conditions; and
d. Provide frequent verbal briefings to the MCC and construction personnel, and assist the MCC as
necessary in preparing status reports.
The primary role of the Environmental Specialists is to provide expertise when environmentally sensitive
issues occur throughout the development phases of project implementation and m provide direction for
mitigation.
Program Procedural Guidelines
Prior to any construction activities, meetings should take place between all the parties involved to initiate
the monitoring program and establish the responsibility and authority of the participants. Mitigation
measures which need to be defined in greater detail will be addressed prior to any project plan approvals
in follow-up meetings designed to discuss specific monitoring effects.
An effective reporting system must be established prior to any monitoring efforts. All parties involved must
have a clear understanding of the mitigation measures as adopted and these mitigations must be distributed
to the participants of the monitoring effort. Those that would have a complete list of all the mitigation
measures adopted by the City of Chula Vista would include the City of Chula Vista, the Salt Creek Ranch
developer, the MCC and the construction crew supervisor. The MCC would distribute to each Environmental
Specialist and Environmental Monitor a specific list of mitigation measures that pertain to his or her
monitoring tasks and the appropriate time frame that these mitigations are anticipated to be implemented.
In addition to the list of mitigations, the monitors will have mitigation monitoring report GVlMR) forms with
each mitigation written out on the top of the form. Below the stated mitigation measure, the form will have
a series of questions addressing the effectiveness of the mitigation measure. The monitors shall complete
the MMR and f'ile it with the MCC following their monitoring activity. The MCC will then include the
conclusions of the MMR into an interim and final comprehensive construction report to be submitted to the
City of Chula Vista. This report will describe the major accomplishments of the monitoring program,
summarize problems encountered in achieving the goals of the program, evaluate solutions developed to
overcome problems and provide a list of recommendations for future monitoring programs. In addition and
if appropriate, each EM, and/or ES will be required to fill out and submit a daily log report to the MCC.
The daily log report will be used to record and account for the monitoring activities of the monitor.
Weekly/monthly status reports, as determined appropriate, will be generated from the daily logs and
compliance reports and will include supplemental material (i.e., memoranda, telephone logs, letters). This
type of feedback is essential for the City of Chula Vista to conform the implementation and effectiveness of
the mitigation measures imposed on the project.
Actions in Case of Non-compliance
There are generally three separate categories of non-compliance associated with the adopted conditions of
approval:
® Non-compliance requiring an immediate halt to a specific task or piece of equipment.
Resolution No. Z6555
Page 48
· Infraction that initiates an immediate corrective action Cno work or task delay).
· Infraction that does not warrant immediate corrective action and results in no work or task delay.
In all three cases, the MCC would notify the Salt Creek Ranch contractor and the City of Chula Vista, and
an MIVIR would be filed with the MCC on a daily basis.
There are a number of options the City of Chula Vista may use to enforce this program should
non-compliance continue. Some methods commonly used by other lead agencies include "stop work" orders;
fines and penalties (civil); restitution; permit revocations; citations; and injunctions. It is essential that all
parties involved in the program understand the authority and responsibility of the on-site monitors.
Decisions regarding actions in case of non-compliance are the responsibility of the City of Chula Vista.
The following text includes a summary of the project impacts, and a list of all the associated mitigation
measures. The monitoring efforts necessary to ensure that the mitigation measures are properly
implemented are incorporated into the measures. All the mitigation measures identified in the EIR are
anticipated to be translated into conditions of project approval. In addition, once the project has been
approved and prior to its implementation, the mitigation measures shall be further detailed.
SUMMARY OF PROJECT IMPACTS AND MrlIGATION MEASURF. S
The following text includes a summary of the project impacts, a list of all the associated mitigation measures
and the monitoring efforts necessary to ensure that the measures are properly implemented. All the
mitigation measures identified in the EIR are recommended to be translated into conditions of project
approval and are stated herein in language appropriate for such conditions. In addition, once the Salt Creek
Ranch project has been approved and during various stages of implementation, the mitigation measures shall
be further detailed by the designated monitors, City of Chula Vista, and the applicant.
Land Use
Summary of Impacts
Potentially significant land use impacts involve compatibility and potential health impacts relative to use of
the SDGStE easement as a trail, and the projeces inconsistency with the General Plan with respect to the
provision of affordable housing.
Miti{~ation Measures
· The potential land use compatibility impacts relative to use of the SDG&E easement as a trail shall be
mitigated by coordination with SDG&E during all phases of future planning. The applicant shall obtain
a written agreement with SDG&E to gain permission to use the easements. The agreement shall discuss
relevant issues including permissible uses, maintenance, and liability. This agreement shall be obtained
prior to tentative map approval.
· To mitigate potential health impacts associated with the proximity of residential and trail uses to the
high voltage transmission line, the applicant shall pull houses back away from the easement by a
conservative distance and provide buyers of homes adjacent to the easement with a white paper
informing them of the current controversy conceming electromagnetic fields, the applicant should also
either move the proposed trail away from the easement or post signs at regular intervals in both English
and Spanish alerting trail users of the potential risks.
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Page 49
· With respect to the potential impacts associated with provision of affordable housing the project
applicanes affordable housing program shall be subject to review and approval by the Planning
Commission concurrent with SPA plan approval.
· The program shall be consistent with the following principles:
· As determined by the 1991 Housing Element revisions, applicant will continue to explore
various methods to devote ten percent {10%) of the Salt Creek Ranch units to affordable
housing.
· As provided by the Housing Element, the City of Chula Vista shall continue to assist the
applicant to fulfill the Housing Element affordable housing policy through the following
actions:
Seek State and Federal subsidies for moderate and low income housing. (Chula
Vista Housing Element, Part 2, page 24, 1985).
Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
Consider exploration of experimental planning, design and development techniques
and standards to reduce the cost of providing affordable housing. (Chula Vista
Housing Element, Part 2, 1985).
· The applicant will prepare and implement an affhrmative fair marketing program (Chula
Vista Housing Element, Part 2, 1985), including a marketing plan to attract qualified
buyers for non-market rate housing.
· Should it become infeasible, impractical or inappropriate to provide affordable housing as
determined by the pending Housing Element revisions, the applicant and the City shall
consider alternative methods of achieving affordable housing opportunities including, but
not limited to the following:
Land Set Aside: An equitable donation of a building site which could be made
available to the County Housing Authority or other non-profit entity to construct
affordable housing.
Off-Site Proiects: Construction of an affordable housing project at an off-site
location, including consideration of renewal, rehabilitation and preservation
projects, and the provision of homeless assistance program.
In-Lieu Conu-ibutions: In-lieu contributions to be used to provide assistance to
other identified affordable housing efforts. The conU-ibution shall be evaluated to
ensure its adequacy in relation to achieving assistance opportunities commensurate
to the level of the original project requirement.
· The applicant will actively explore the participation of South County jurisdictions in
non-profit housing agencies in the development, ownership and management of affordable
housing projects. The applicant will also assist these non-profit efforts to increase their
ability to secure additional funding resources to develop quality affordable housing.
Resolution No. 16555
Page 50
Monitoring
Mitigation monitoring of the above measures shall occur by appropriate City review and approval as dictated
in each measure (i.e., City Planning review and acceptance prior to tentative map approval). The applicant
shall provide a copy of the written agreement from SDG&E to the City Planning Department prior to
tentative map approval. The applicant's affordable housing program shall be subject to review and approval
by the Planning Commission as a condition of project approval.
Summary of Impacts
Development of Salt Creek Ranch will permanen~y alter the existing landform, rural character, and visual
quality of the project site. Potentially significant visual impacts anticipated with the development of Salt
Creek Ranch include impacts to residents to the south and southwest of the project site, impacts to Chula
Vista Greenbelt users including the Upper Otay Reservoir, impacts to scenic highway users, and off-site visual
impacts associated with EastLake Technology Park, the Otay Water District reclamation facilities, and the
Upper Otay Reservoir.
Mitigation Measures
Project development will require the implementation of all design guidelines concurrent with the SPA Plan
and subject to further review and approval by the Design Review Committee (DRC). The guidelines which
are contained within the SPA Plan are summarized below:
® Grading: In addition to incorporation of the requirements of the Chula Vista Municipal Code and other
applicable city policies, graded areas are to be contoured to blend with natural landform characteristics
and minimize disruption of the natural topography. A balance between cut and fill shall be maintained,
and all grading and drainage system plans shall be prepared under the direction of a licensed civil
engineer. Final grading plans shall be reviewed by the City of Chula Vista Planning Department to
determine whether large cut and fill slopes would impact views of open space areas from residences
and/or scenic highways, and areas of high sensitivity such as the ridgeline and canyons in Sub-area 3
shall be subject to further review by the DRC.
· Landscape: Plant materials shall be organized to provide buffering, transition, and slope stabilization
between land uses and streets, and between development and open space areas. Manufactured slopes
adjacent to habitat enhancement areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and irrigation standards shall conform with the City of Chula Vista
Landscaping Manual, subject to further review and approval by the DRC.
· Scenic Highways: In accordance with the design guidelines, all homes abutting the scenic highways
[East H Street and Hunte Parkway) shall be set back from the right-of-way a variable distance and
landscaping shall be intensified to buffer views of buildings. Any long distance views available from the
scenic highway shall be protected, and all signs within the viewshed of the scenic highway shall be
subject to further review by the DRC.
Monitoring
The City of Chula Vista Design Review Committee will review, approve, and monitor all project design
guidelines, including Fading, landscaping, fencing, signing, and scenic highway plans during all phases of
development.
Resolution No. Z6555
Page
Geology/Soils
Summary of Impacts
Geotechnical constraints to development on-site include difficulty in rock excavation; soft and topsoil
removal; and slope instability. Seismic ground acceleration potential exists, typical of the area.
Mifilation Measures
The following measure is in reference to detailed recommendations from the GeoSofis February 1988 and
August 1988 reports. The reports are on ffie at the City Planning and Engineering Depa~huents.
® Conclusions and recommendations of the February 1988 and August 1988 GeoSo~s reports, pages 23
through 42, and 24 through 39, respectively, shall be adhered to in accordance with City procedures,
subject to approval of the City Engineer prior to any tentative map approvals. Recommendations therein
cover the following topics, actions and potential impacts: ripping, soil removals, slope stability/grading,
erosion control, sub-surface water control, earthwork grading and balancing, soil expansion, slope
design, grading guidelines, foundation recommendations, retaining wall design, graded slope
maintenance and planting, and procedures for grading plan review.
Monitoring
Implementation of the above geotechnical measure shall be verified by City review of future tentative maps,
which are subject to City Engineer approval. Subsequent geotechnical work shall delineate specific grading
and similar on-site monitoring activities to be conducted during project grading and consU~ction by a
qualified geologist.
Hydrology
Summary of Impacts
The increase in impervious surface as a result of the proposed project would increase runoff flow rates
downstream.
Mitigation Measures
To ensure that there are no hydrologic impacts, the following measures shall be implemented:
® For Basin A, development drainage shall be routed to road crossing points for outlet into the natural
channel flow. Structure types to convey stream flows under access roads would be determined prior to
Final Map approval.
· Within Basin B, there are two Salt Creek crossing points, East H Street and a northern access road. The
East H Street crossing shall incorporate a suitable drainage su~cture which will accommodate the
proposed trail system. The type and sizing of this drainage system shall be determined prior to Final
Map approval. The northern structure shall be determined prior to Final Map approval. Developed
areas would be drained via storm drain systems to oufiet points adjacent to Salt Creek.
· A low flow pump diversion system will be constructed to transport dry weather flows out of Basin A
(Upper Otay Lake Basin) and discharge them into Basin B (Salt Creek Basin). This low flow diversion
system will be designed for 137 gpm.
Resolution No. Z6555
Page 52
· A storm drain system shall be constructed within future Lane Avenue to convey runoff within Basic C
to existing facilities constructed by the EastLake I project. The type of sizing of this system would be
determined prior to Final Map approval.
· Drainage facilities and energy dissipators shall be constructed in accordance with the approved hydraulic
analysis and shall be in place and functioning prior to completion of the grading operation.
· Development of the subject project must comply with all applicable regulations established by the United
States Environmental Protection Agency (EPA) as set forth in the National Pollutant Discharge
Elimination System CNPDES) permit requirements for urban runoff and stormwater discharge.
Monitoring
Implementation of the above measures shall be guaranteed by City review of the required analysis and
drainage plans, which are subject to the City Engineer's and City Landscape Architeces approval prior to
tentative map submittal acceptance. The City will ensure conformance with all applicable City flood control,
Otay Water District and State Regional Water Quality Control Board regulations prior to issuance of grading
permits. Detailed monitoring (field) measures for the construction period shall be delineated at the
subdivision level.
Water Quality
Summary of Impacts
Project development would create potential water quality impacts to downstream areas and the adjacent
Upper and Lower Otay Reservoir.
Mitigation Measures
· The project shall be subject to review and approval by the State Department of Health Services (DHS).
The project shall implement mitigation measures as set by DHS prior to issuance of any grading permit.
· Prior to or concurrent with Final Map approval, a diversion ditch plan, or other acceptable plan to
handle drainage to the Otay Drainage Basin, shall be prepared and approved by the City of Chula Vista
and DHS. The plan shall analyze the possibility of sewage system failures; effects of increased levels
of nutrients salts and pesticicles from landscaping and irrigation; and effects of petroleum products from
surface street runoff. Additional environmental analysis may be required based on the specific drainage
ditch or other plans. Design of these plans shall also consider providing additional capacity for
concurrent or future development.
· The project applicant shall conduct an on-site mitigation monitoring program to establish baseline data
for runoff from the project site. This monitoring program will be continued until 400 units in the
sub-basin have been constructed in the sub-basin.
® The project proponent shall submit a erosion control plan prepared by a registered civil engineer and
a registered landscape architect in accordance with City of Chula Vista design standards. The plan shall
be approved prior to issuance of grading permits and shall include placement of sandbags, temporary
sediment basins, and an erosion control maintenance plan.
· The project proponent shall submit a storm drain plan prepared by a registered civil engineer in
accordance with City of Chula Vista design standards. The plan must be approved prior to the issuance
of grading permits and shall include permanent erosion control facilities.
Reso]ution No. 16555
Page 53
· Development of the subject project must comply with all applicable regulations established by the United
States Environmental Protection Agency (EPA) as set forth in the National Pollutant Discharge
Elimination System CNPDES) permit requirements for urban runoff and stormwater discharge.
Monitoring
Mitigation monitoring of the above measures shall occur by appropriate City staff review and approval.
Specific, on-site field mitigation monitoring requirements and activities shall be established prior to any on-
site grading permits or tentative map approvals.
Biological Resources
Summar~ of Impacts
Project development will significantly and directly impact riparian wetlands, native grassland and coastal
sage scrub habitat, and the California gnatcatcher and cactus wren, both sensitive species. Conslructlon
practices and long-term urban activities also present secondar~ threats to adjacent and/or sensitive
non-developed areas.
Mitigation Measures
· The project applicant shall comply with the measures outlined in the Habitat Enhancement Plan
prepared for the Salt Creek Ranch project during all stages of development.
· A spring (May-June) survey of the native grassland habitat on-site (Subarea 3) shall be conducted to
determine the presence/absence and abundance of sensitive plant species that could be expected to
occur in this habitat prior to approval of grading plans. The sensitivity of the loss of native grassland
habitat shall be determined after the results of this survey are provided to City staff.
· The developer shall agree to participate in a regional multi-species coastal sage scrub conservation plan.
If, prior to approval of the grading plan for areas 10a, 10b, and 11 (which are identified as the three
easternmost 'L' areas on Figure R-1 of the Final EIR), an acceptable off-site regional wildlife corridor
linking San Mignel Mountain with the Upper Otay Reservoir has not been adopted as part of the
conservation plan, then development of the 17 acre R-L development area in the eastern portion of the
property shall not occur and a reconfiguration of the northeastern R-L area to provide a wider open
space area for a regional wildlife corridor shall be implemented. The width of the open space area shall
be sufficient to ensure long-term viab~ity of the wildlife corridor. This condition shall also be applied
to conditions of the Tentative Subdivision Map.
· Selective grading shall be required and enforced, i.e., only areas immediately subject to development
should be graded.
· Grading shall be prohibited during the rainy season (November through March).
· Erosion prevention measures such as fences, hay bales, and/or detention basins shall be on-site during
development and in place prior to construction.
· Manufactured slopes and disturbed grassland in open space areas shall be revegetated with native scrub
species found in the area. Revegetation of these areas would have the benefits of potentially providing
habitat for the California black-tailed gnatcatcher, increasing the quality of the riparian buffer in selected
areas, and reducing the probability of nonnative landscaping materials invading natural habitats.
Species suitable for this revegetation include the following:
Resolution No. 16555
Page 54
Artemisia calffornica California Sagebrush
Eriogonum fasciculatum Flat-topped Buckwheat
Lotus scoparius Deerweed
Salvia mellffera Black Sage
Salvia apiana White Sage
Hanlooanous venetus Goldenbush
Eschscholzia calffornica California Poppy
Lupinus spp. Lupine
® The coastal sage scrub revegetation areas shall be effectively hydroseeded, followed by a tackified straw
mulch. Materials and seed mixes may be changed only with the approval of the project
biologist/horticulturist.
® This habitat shall be irrigated as needed for the ftrst year to accelerate establishment and coverage. The
hydroseeding shall be completed in the summer, ff possible, so as to establish cover prior to the rainy
season. A number of annual species are included in the hydroseed mixture (California poppy and
lupines) to provide color to the slopes. The species should reseed themselves yearly.
General Recommendations
Implementation of the following recommendations will buffer and protect sensitive weftand and upland
habitats and the w~dlffe therein, and prevent further degradation of the habitat during and after the
construction process.
Construction Practices: Additional loss of habitat could occur from the use of heavy equipment in weftand
areas, on- and off-site. Nonsensitive construction practices resulting in additional impacts to weftand
vegetation would increase the total weftand impact acreage, and, ultimately, the mount of mitigation
required. Impacts to weftand vegetation adjacent to the grading areas would be reduced by adherence to
certain consu'uction practices, as outlined below.
® Heavy equipment and construction activities shall be restricted to the grading areas to the greatest
degree possible in order to reduce direct impacts to weftand habitat. Construction of cut and fill slopes,
and equipment used for this construction, will be kept within the limits of grading. Prohibited activities
in the wetland habitat include staging areas, equipment access, and disposal or temporary placement
of excess fill Construction limits and wetland habitat shall be flagged by a qualified biologist.
Construction activities shall be monitored by an on-site inspector to ensure that grading activities do not
affect additional acreage. Any unauthorized impacts cause by construction operations would require that
the contractor replace all habitat to its original condition, with weftand habitat potentially being
restored at greater that a 1:1 ratio.
· Fueling of equipment shall not occur in any portion of the site near the intermittent stream.
· Areas designated as natural open space shall not be grubbed, cleared, or graded, but shall be left in their
natural state.
· To ensure that contractors are fully aware of specific restrictions of the project, such as staging areas,
limits of fill, no vehicle zones, and other appropriate regulations, information shall be clearly shown on
the construction plans. Contractors shall be fully aware of the sensitivities and restrictions prior to
bidding.
Open Space: The primary means of mitigating significant impacts to biological resources is the preservation
of a system of open space which encompasses the most valuable habitat or sensitive species on-site.
Resolution No. 16555
Page 55
Designation of open space is an initial step in preservation of the sensitive resources therein. The integrity
of open space must also be preserved through adherence to responsible construction practices, as outlined
above, and the exclusion of certain post-construction activities.
The following measures are provided to minimize the effects of the development in natural open space areas
subsequent to construction activities:
· In the event that a fire or fuelbreak is deemed necessary, plant species used in this area shall be
noninvasive, so as to reduce impacts to remaining native vegetation. Suitable species from a biological
standpoint would be low growing, moderately fire-retardant, native species such as prostrate coyote bush
(Baccharis pilularis vat. pilularis}.
· No clearing of brush shall be allowed outside the fire or fuelbreak, and no fuelbreak clearing will be
allowed in sensitive habitat areas. In general, the limits of the fuelbreak will be measured from the
building pads. The width of the fuelbreak may be reduced by the use of low-growing, fire-retardant
species (see above measure).
· Plants in riparian and/or natural areas within the project's boundaries shall not be trimmed or cleared
for aesthetic purposes.
· Revegetation of cut slopes external and/or adjacent to natural open space shall be accomplished with
native plant species which presently occur on-site or are typical for the area. Suitable species include
California sagebrush CArtemisia calffornica), fiat-top buckwheat (Eriogonum fasciculatum ssp.
fasciculatum], black sage (Salvia mellffera), and San Diego sunflower (Vigniera larlniata). If this area
is hydroseeded, measures shall be taken to ensure the exclusion of nonnative, weedy species from the
mixture.
· Fencing shall be installed as feasible and acceptable to the City around the natural open space area to
prevent adverse impacts to biological resources from domestic pets and human aetivity. An alternative
would be the planting of barrier plant species that would discourage pedestrian activity into open space
areas. Nonnative species would not be acceptable as barrier plantings within open space areas. No
active uses shall be planned in the open space easements, including building structures or construction
of trails through this area.
· Landscaping around buildings shall utilize non-invasive exotic species or preferably, native plant species
found in the area. Species present on-site, such as desert elderberry (Sambucus mexicana] and
California buckwheat, would be suitable for planting.
· The City of Chula Vista shall assure the long-term conservation of remaining native habitat on-site
(weftands and uplands) by dedicating these areas as part of a natural open space easement. The City
shall place an open space easement in this acreage which would eliminate future building activity and,
in effect, set this area aside for the preservation of wildlife. Additional trails or recreational facilities
which would promote pedestrian activity in open space areas at the expense of wildlife shall not be
constructed.
Monitoring
Implementation of the above measures shall be verified by City review and approval of the tentative and final
maps, habitat enhancement plan, specific mitigation plan, landscape plan, and construction plans and by
monitoring by the City's environmental consultant. The native grassland spring survey shall be completed
by the applicant's biological consultant prior to grading plan approval. Detailed field monitoring measures
Resolution No. Z6555
P~ge 56
for the construction period shall be delineated at the subdivision level and shall be performed by the Cit3es
environmental consultant.
Summary of Impacts
Development of Salt Creek Ranch will directly impact 16 of the 18 important archaeological and historical
sites within the project area. Portions of six of those sites, and one additional site are also at risk of indirect
impacts due to project development. The site also possesses a high potential for the existence of significant
paleontological resources.
Mitigation Measures
· Mitigation of impacts for important cultural resources will be achieved through either avoidance or by
a data recovery program. Avoidance could include capping sites with 2 feet of Fill and incorporating
them into the Salt Creek Park System (Chula Vista Greenbelt).
· If avoidance of important prehistoric archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts shall be conducted, including, where necessary, surface
collection and mapping of artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused inventory for features (i.e.,
hearths). The data recovery program shall be in accordance with a regional approach for all prehistoric
sites within Salt Creek Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in agreement with the
Bonita-Miguel Archaeological District within which CA-SDi-4, S30/W-643 falls.
· The data recovery shall follow the Advisory Council's guidelines as defined within Treatment of
Archaeological Properties, A Handbook (ACHP 1980). The treatment plan shall be oriented to address
local and regional research questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989 Salt Creek Ranch Cultural
Resource Evaluation on file at the City of Chula Vista Planning Department.
· To ensure that potentially important historic archaeological resources assumed to be present at the eight
locales listed above are not adversely affected, a program to include monitoring of grading activities with
the possibility of data recovery is recommended. This program shall provide for excavation, recording
and collection of resources if significant features, such as privies or trash deposits, are located during
grading. This program shall include analysis of recovered artffacts in relation to an approved research
design and a report of findings.
· Indirect impacts may occur to four historic sites located adjacent and exterior to the project boundary
(H-11, H-IS, H-16, H-17). Fencing of project boundaries and strict avoidance of off-site impacts in these
areas shall occur.
· Prior to issuance of a mass-grading permit the developer shall present a letter to the City of Chula Vista
indicating that a qualified paleontologist has been retained to carry out resource mitigation. (A qualified
paleontologist is defined as an individual with an MS or PhD in paleontology or geology who is familiar
with paleontological procedures and techniques.
® A qualified paleontologist and archaeologist shall be at the pre-grade meeting to consult with the
grading and excavation contractors.
Reso]ution No. Z6555
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· A paleontological monitor shall be on-site at all times during the original cutting or previously
undisturbed sediments of the Otay Formation to inspect cuts for contained fossils (the Otay Formation
occurs generally above 680 feet elevation). The Sweetwater Formation shall be monitored on a half-time
basis. Periodic inspections of cuts involving the Santiago Peak Volcanics shall be conducted in
accordance with recommendations of the qualified paleontologist. (A paleontological monitor is defined
as an individual who has experience in the collection and salvage of fossil materials. The
paleontological monitor should work under the direction of a qualified paleontologist.)
· In the event that wall-preserved fossils are discovered, the paleontologist (or paleontological monitor)
shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a
timely manner. Because of the potential for the recovering of small fossil remains such as isolated
mammal teeth, it may be necessary to set up a screen-washing operation on the site.
· Fossil remains collected during any salvage program shall be cleaned, sorted, and cataloged and then
with the owner's permission, deposited in a scientific institution with paleontological collections such
as the San Diego Natural History Museum.
Monitoring
A qualified archaeologist and a qualified paleontologist shall be retained on-site to monitor and/or perform
the mitigation measures outlined above. The developer shall present a letter to the City of Chula Vista as
verification of the above prior to issuance of a grading permit.
Transportation and Circulation
Summary of Impacts
The Salt Creek Ranch project will generate approximately 31,290 new daily vehicle trips with 2,777 trips
expected during the morning peak hour and 2,986 trips expected during the afternoon peak hour.
Mitigation Measures
Improvements necessary as a result of Salt Creek Ranch project implementation include:
Scenario 1 (with Phase I and Proctor Valley Road Unpaved)
· The project applicant will construct East "H" Street through the project to ultimate four-lane major street
standards, consistent with the City of Chula Vista design criteria.
· The project applicant will construct Hunte Parkway to ultimate four-lane major street standards through
the project and off-site south to Telegraph Canyon Road, consistent with the City of Chula Vista design
criteria.
® The project applicant will construct Lane Avenue as a Class II collector from East "H" Street to meet
existing improvements at its current terminals in the East Lake Business Park, consistent with the City
of Chula Vista's design criteria.
· At the discretion of the City Traffic Engineer, the project applicant will install traffic signals or bond for
future installation at the following intersections:
East "H" Street/Lane Avenue
East "H" Street/Hunte Parkway
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Lane Avenue/Telegraph Canyon Road
Hunte Parkway/Telegraph Canyon Road
· The project applicant will implement transportation demand management strategies, including
provisions of transit service and bus stops in order to reduce the peak hour demand on the street
network.
® Reduce the development potential of Phase I by 120 dwelling units. This reduction will result in an
acceptable level of service (LOS D) of the intersection of East *H* Street and Hidden Vista Drive.
· The project applicant will construct a two-lane roadway between Salt Creek I and Salt Creek Ranch to
connect East "H* Street.
Scenario 2 (with Phase I, II, and III and State Route 125)
· The project applicant will implement all the measures described under Scenario 1 previously.
· The project applicant will construct State Route 125 as a four-lane roadway between East 'H~ Street and
State Route 54 with enhanced geometrics at the intersections.
Monitoring
The projecfs participation in the ECVTPP and the appropriate traffic mitigation, as required by the above
measures, shall be confirmed by City review of subsequent SPA Plan and other applications. Traffic
monitoring occurs on a citywide basis as dictated by the City Traffic Engineer; it is recommended that
critical intersections identified in this EIR be monitored at least twice per year and preferably more
frequently in order to determine specific implementation schedules of required improvements and to identify
any other potential problem areas.
Noise
Summary of Impacts
Noise modeling of Salt Creek Ranch buildout conditions indicated that noise levels will exceed 70 dBA Ldn
in some portions of the project area and will exceed the 65 dBA Ldn standard in several areas. Noise levels
in excess of 65 dBA Ldn in outdoor living spaces are considered significant and require mitigation. In
addition, multifamily residences located in an area on the project site where the future exterior noise level
is expected to exceed 60 dBA Ldn will require an interior acoustical analysis.
Mitigation Measures
· The noise impact on the residences along East 'H" Street roadway segments shall be mitigated by the
placement of a solid wall or a wall/berm combination on the building pads at the top of the slopes
adjacent to East "H' Street. The walls must be of solid masonry construction with a material weight of
at least 3.5 pounds per square foot which would not allow any air spaces along their entire length and
shall be constructed by the applicant prior to first occupancy approval.
· Each noise wall or wall/1)erm combination shall be placed on the building pads at the top of the slope
between the residences and the roadway and shall be 5 feet high. The end of each noise wall must
wrap around the building pad enough to block the line of sight from all points in the exterior living
space to any portion of the impacting roadway.
Resolution No. 16555
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® Even with the incorporation of the above mitigation measures, exterior noise level under buildout
conditions will continue to exceed 60 dBA Ldn on pollions of the project site. Therefore, in accordance
with the standards set by Title 24, an interior acoustical study will be required for all multi-family units
proposed for the site. The applicant shall provide the City verification that the units comply with the
Title 24 standards prior to issuance of building permits. Possible mitigation measures to reduce interior
noise levels below the 4S dBA Ldn interior noise standard may include, but are not restricted to,
mechanical ventilation and closed window conditions.
Monitoring
A qualified acoustical engineer shall conduct the noise analysis to the satisfaction of the City of Chula Vista
prior to occupancy, to ensure noise levels are within the City's thresholds. The recommendations of these
noise studies shall be incorporated into the final project design where applicable.
Air Quality
Summary of Impacts
Project traffic will contribute to cumulatively significant regional air quality impacts. Because the project
was not incorporated into regional growth forecasts and air quality attainment plans, project emissions will
constitute a cumulative impact contribution. Project traffic will contribute to cumulatively significant local
air quality impacts on four street segments, projected to operate at an unacceptable level (LOS D or worse)
under future cumulative traffic conditions. Local short-term air quality impacts w~l result from grading
activities and construction equipment.
Mitigation Measures
The project will incorporate traffic flow improvements (e.g., road construction), and will identify bicycle
routes and bus stops at the SPA Plan and subsequent stages of planning. Most intersections affected by the
project would be maintained at LOS C or better, although four street segments would operate at LOS D or
worse.
The following measures shall be adhered to, subject to approval by the City, to reduce short-term pollutant
emissions:
· Heavy-duty construction equipment with modified combustion/fuel injection systems for emissions
control shall be utilized during grading and construction.
· Watering or other dust palliatives shall be used to reduce fugitive dust; emissions reductions of about
50 percent can be realized by implementation of these measures.
· Disturbed areas shall be hydroseeded, landscaped, or developed as soon as possible and as directed by
the City to reduce dust generation.
· Trucks hauling f~l material shall be properly covered.
· A 20 m~e-per-hour speed limit shall be enforced on unpaved surfaces.
Monitoring
The required activities and use of equipment shall be monitored by the City's environmental consultant on
an irregular basis. The monitor will confn-m, via the mitigation monitoring report, that appropriate
Resol uti on No. 16555
Page 60
equipment is used; that watering occurs; that landscaping occurs innnedlately after grading completion; that
trucks are covered; and that speed limits on-site are enforced. Implementation of traffic flow improvements
and bicycle routes and bus stops shall be confirmed by City review of SPA Plan and tentative maps, subject
to City approval,
Public Se~kes/U~li~es
Summar~ of Impacts
The project will create an increase in demand for public services including water, sewer, police, fire
protection, schools, parks/recreation, public nansit, and library services. The project will also create an
increase in demand and impact on utilities and non-renewable energy resources such as gas and elecwic
service.
Water
Mitigation Measures
® Prior to approval of Final Map, the Master Plan of Water for Salt Greek Ranch shall be approved by the
City Engineer and OWl3. Further, this plan shall be revised to include a discussion of implementation
and phasing, and participation in the water allocation program and TSF financing for this project and
other projects in the OWD Master Plan service area.
· The exact locations for the proposed pump station and 3 million gallon reservoir to serve the 1296 Zone
shall be determined prior to approval of Final Map.
· Prior to issuance of building permits, the project site shall either be annexed by the OWl3 into
Improvement District No. 22, or a new improvement district shall be established for the project area.
In addition, the project developer shall obtain written verification from OWl) at each phase of
development that the tract or parcel will be provided adequate water service.
· The developer shall participate in whatever water conservation, no net increase in water consumption,
or fee off-set program the City of Chula Vista has in effect at the time of building permit issuance.
· The project proponents shall, if feasible, negotiate an agreement with OWE) to commit to use of
reclaimed water at the earliest possible date so that OWl) can ensure that an adequate supply is
available. If such an agreement is pursued, all documentation shall be subject to site-specific
environmental analysis, and shall conform to the applicable regulations of the City of Chula Vista,
Regional Water Quality Control Board and the State Deparm~ent of Health.
· Water conservation measures for on-site landscaping and for maintenance of roadside vegetation shall
be created and implemented by the project proponent, in coordination with the City Public Works
Department and in consultation with OWl) or other qualffied water agency/organization. Conservation
measures are recommended by the State Resources Agency Department of Water Resources, and include
but are not limited to planting of drought tolerant vegetation and the use of irrigation systems which
minimize runoff and evaporation loss (see also following measure).
· The following water conservation measures should be provided; implementation shall be approved prior
to issuance of cer~fficates of use and occupancy;
a. Low-flush toilets (Section 17921.3, Health and Safety code).
Resolution No. 16555
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b. Low-flush showers and faucets (California Adminisn'ative Code, Title 24, Par 6, Article 1,
T20-1406F).
c. Insulation of hot water lines in water recirculating systems (California Energy Commission).
Monitoring
The developer shall obtain a will-serve letter from OWD prior to the issuance of building permits for each
phase of development. The Master Plan for Water and Reclaimed Water, and the Water Conservation Plan
shall be approved by the City and OWD prior to Final Map approval. Water conservation measures shall be
implemented prior to the issuance of use and occupancy permits.
Wastewater
Mitigation Measures
· Prior to approval of Final Map, the Master Plan of Sewerage for Salt Creek Ranch shall be approved by
the City Engineer. Further, this plan shall be revised to include a discussion of funding and
implementation/phasing in relation to this project and other associated project's phasing in the area.
· Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be determined prior to approval
of Final Map.
· Ultimate capacity of the Salt Creek Interceptor shall be determined prior to approval of Final Map.
· A storm water diversion plan shall be prepared that will protect the Upper and Lower Otay reservoirs
from sewage contamination, as discussed in Section 3.4 of the EIR; Water Quality.
· The project shall be subject to payment of waste water development fees (to fund tnmk sewer and other
upgrades) or equivalent proportionate facility Financing mechanism identified by the City, when adopted.
Payment shall occur prior to issuance of budding permits or earlier.
Monitoring
The Wastewater Master Plan shall be approved by the City prior to the approval of the Final Map. The
project applicant shall pay wastewater development fees (or an equivalent financing mechanism identified
by City) prior to the issuance of building permits.
Police Protection
Mitigation Measures
· The project is subject to adherence to City threshold standards and criteria for police protection service.
The project applicant shall contribute to the General Fund.
Monitoring
The City shall ensure that the police threshold standards would be met prior to the issuance of building
permits.
Reso]ution No. 16555
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Fire Protection
Mitigation Measures
· Prior to approval of the project SPA Plan, the fire station location for CV#4 shall be approved by the
CVFD.
· The project shall adhere to General Plan threshold standards and criteria for fire protection service.
Monitoring
The fire station site shall be approval by the CVFD prior to Final Map approval. The City shall ensure that
the fire protection threshold standards would be met prior to the issuance of building permits.
Mitigation Measures
· The project shall adhere to General Plan threshold criteria regarding school facilities and services.
· Prior to Final Map approval, the project proponent shall provide documentation confkrming elementary
school site locations and CVCSD approval of school locations on Salt Creek Ranch. This approval shall
entail site location, size and configuration of schools, with provisions for access and pedestrian safety
to the satisfaction of CVCSD. Funding shall also be addressed and confirmed in accordance with CVCSD
procedures.
· Prior to Final Map approval, the project proponent shall provide documentation to the City confuming
satisfaction of SUHSD facility funding requirements to offset Salt Creek Ranch student generation
impacts. Funding would likely be satisfied via formulation of a Mello Roos CFD or other means
acceptable to SUHSD.
· Prior to issuance of any building permits on Salt Creek Ranch, the proponent shall obtain written
verification from CVCSD and SUHSD (will-serve letters) that adequate school facilities and associated
financing will be provided for project generated students.
Monitoring
The City shall ensure that the school threshold standards would be met prior to the issuance of building
permits. Mitigation monitoring shall occur as dictated in each mitigation measure above.
Parks, Recn~.ation and ~ Space
Mitigation Measures
· The project shall adhere to General Plan Threshold Standards.
· The project shall comply with the City Local Park Code requirements.
· The project SPA Plan shall further define the boundaries, acreage and manner of open space preservation
(e.g. dedicated open space; preservation easements) on the Salt Creek Ranch property in a form and
manner acceptable to the City Parks and Recreation Department and Planning Department.
Resolution No. 16555
Page 63
Monitoring
The City Parks Deparm~ent shall ensure that the park threshold standards and Local Park Code requirements
would be met and that adequate open space preservation would be provided prior to Final Map approval.
Gas, Electricity, Enc~s.v
Mitigation Measures
· The project shall, to the extent feasible and to the satisfaction of the Cit~, provide the following:
Encourage the use of public transit by providing bus loading zones at key locations on-site: and
facilitate non-vehicular travel by incorporating bicycle and pedestrian trails on-site.
Implement efficient circulation systems including phased traffic control devices.
Adhere to updated Title 24 building construction and design standards.
Install landscaping that provides a~ernoon shade, reduces glare, encourages summer breezes,
discourages winter breezes.
Minimize reflective and heat absorbing landscapes.
Reserve solar access and implement passive solar systems.
Develop dwellings on small lots to decrease indoor and outdoor heating and lighl~ng requirements.
Install energy efficient appliances in residential developments.
Limit strict lighting and install energy efficient lights.
Demonstrate energy conservation practices.
Use appropriate building design, orientation, landscaping and materials to maximize passive solar
heating and cooling, and construct energy-efficient structures, subject to approval of the DRC,
Building and Housing Depaihuent, and Planning Department.
· The recreational uses proposed for the SDG&E easement in the site's northeast; uses shall be subject to
the approval of the City and SDG&E.
Monitoring
The project applicant shall demonstrate adherence to the energy conservation practices delineated above to
the satisfaction of the City prior to Precise Plan approval; provision of the bus loading zones, trails, and other
design practices shall be approval at the tentative map level while lighting systems, appliances, and solar
energy systems shall be approved prior to issuance of certificates of use and occupancy. The recreational
uses in the SDG&E easement shall be approved by the City and SDG&E prior to Final Map approval.
Public Transit
Mitigation Measures
· Prior to final site plan approval, the developer shall consult with City Planning and City Transit staff
regarding location of transit facilities (i.e., bus stops) on-site. Should there be a need for such facilities,
site design shall provide for said facilities, subject to review and approval by the City.
Monitoring
Monitoring shall occur as dictated in the above mitigation measure.
Resolution No. Z6555
Page 64
l-~brary Facilities
Mitigation Measures
· The project applicant shall adhere to General Plan library thresholds, and shall participate in any
funding programs created for financing of a library facility Ci.e., developer fees, Mello-Roos Community
Facilities District for Salt Creek Ranch, etc.) to serve the vicinity, as deemed appropriate by the City.
Monitoring
The City shall ensure that the project will meet the library threshold standards and that the project will
participate in library f~mding, as deemed appropriate by the City, prior to the issuance of building permits.
Off-site Areas of Imt~ct
Biological Resources
Summary of Impacts
Hunte Parkway. Approximately 13.8 acres of habitat would be impacted. Additional impacB from the
construction corridor would total 19.7 acres. Because a detailed alignment has not yet been determined,
any proposed impacts to disturbed wetlands would be considered signfficant. The exact amount of impact
to each habitat is unknown at this time.
East "H" Street. The construction of this roadway would result in the loss of approximately 5.0 acres of high
quality coastal sage scrub and is considered significant. Additional impacts from the construction corridor
would total 6.0 acres of coastal sage scrub. Potential impacts to coast barrel cactus and California
gnatcatcher are considered significant.
Reservoir/Watedine. Construction of the reservoir and watedlne would significantly impact 30.7 acres of
burned coastal sage scrub. This includes 7.1 acres for the 5150-foot long access road and 23.6 acres within
the construction corridor. The access road would result in significant impacts to Cleaveland's golden star.
Mitigation Measures
Hurtle Parkway
· To mitigate potential impacts to disturbed wetlands to below the level of significance, enhancement
of riparian habitat at a 1:1 ratio to any impacted wetlands shall be implemented. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and
incorporated into the habitat enhancement plan CRECON 1991). Prior to construction, a 1603
Streambed Alteration Agreement must be obtained from the California Department of Fish and
Game.
East "H" Street
· To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to California gnatcatcher to
below the level of significance, a strategy of avoidance and habitat enhancement shall be
implemented. To avoid impacting the full 11 acres, the construction corridor could be restricted
down from 100 feet on each side of the roadway to a smaller area. The avoidance should reduce
impacts to the gnatcatcher territory to below 6.2 acres. This would retain the territory and reduce
the impact to the gnatcatcher to a level of non-significance. All remaining impacts would require
Resolution No. 16555
Page 65
enhancement of coastal sage scrub at a ratio of 1:1. The mitigation site shall be at a nearby
location and connected to a larger area of planned open space. The mitigation acreage shall be
added to the mitigation acreage for the Salt Creek Ranch development and incorporated into the
habitat enhancement plan OLECON 1991).
· To mitigate impacts to coast barrel cactus to below the level of significance, a sU'ategy of avoidance
and preservation shall be implemented. To avoid impacts to as many individuals as possible, the
construction corridor could be restricted. The remaining individuals that would be impacted should
be preserved via transplantation into open space. A detailed preservation plan should be designed
by a qualified biologist/horticulturist, who would assist in site selection, implement a 5-year
monitoring plan, and submit regularly scheduled reports to the City of Chula Vista.
· To mitigate impacts to Otay tarplant to below the level of significance, avoidance of the population
to greatest extent feasible shall occur. The alignraent of the roadway shall avoid the northernmost
portion of the site and the construction corridor shall be restricted in this area.
Reservoir/Waterline
· To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the level of significance,
a combination of avoidance and habitat enhancement shall be implemented. To avoid impacts to
the full 30.7 acres, the construction corridor shall be restricted. All remaining impacts would
require habitat enhancement of nearby burned coastal sage scrub at a ratio of 1:1. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and
incorporated into the habitat enhancement plan (RECON 1991).
· To mitigate impacts to San Diego golden star to below the level of significance, avoidance of the
population to the greatest degree feasible shall be implemented. The alignment shall remain in the
curren~y proposed position and the construction corridor shall be restricted in the area where the
population occurs.
Monitoring
A qualified biologist/environmental specialist shall be retained to oversee the construction of East "I4" Sl~eet,
Hunte Parkway and the Reservoir/Waterline and monitor the implementation of the above measures.
Summary of Impacts
The pad elevation of the reservoir would be located at an elevation higher than the Salt Creek Ranch project
site, resulting in a potentially significant visual impact to surrounding residents.
Mitigation Measures
® The water tank shall be painted an unobtrusive color to ensure that it blends in with the natural
environment as much as possible. The area surrounding the water tank shall be landscaped to shield
views of the tank to the satisfaction of the City of Chula Vista's landscape architect.
Monitoring
The City of Chula Vista Design Review Committee will review and approve the water reservoir construction
and landscape plan prior to Final Map approval.
Reso]ution No. 16555
Page 66
Cultural Resources
Summary of Impacts
Hunte Parkway. Construction of both the proposed interceptor will significantly impact site
CA-SDi-12,038 which has been tested and determined to be important pursuant to CEQA criteria.
East NH* Street. Construction of the 10-inch pipeline and proposed East *HN Street segment will
significantly impact site CA-SDi-4,530/W-643 which has been tested and determined to be important
pursuant to CEQA criteria.
Reservoir/Wate~ine. Trenching and grading activities necessary for construction of the reservoir and
installation of the wate~ine would significantly impact sites CA-SDi-ll,403 Locus F, CA-SDi-ll,415,
CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035. Cultural resource sites CA-SDi-12,260,
CA-SDi-12,261, and CA-SDi-ll,403 Locus G, also located on this site, were not yet tested or evaluated.
Mitigation Measures
· The California Environmental Quality Act (CEQA) require mitigation of impacts to important cultural
resources. Sites CA-SDi-l l,403 Locus F, CA-SDI-11,415, CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,034,
and CA-SDi-12,035 within the water reservoir/water line parcel and CA-SDi-12,038 within the Hunte
Parkway parcel were determined to qualify as important cultural resources by testing pursuant to CEQA,
and mitigation of impacts to these cultural resources is required. Site CA-SDi-4,530/W-643 within the
'H~ Street parcel has been previously tested and determined important under CEQA, and mitigation
measures are necessary to address impacts to that site. Site CA-SDi-4,530/W-643 also falls within the
Bonita-Migual Archaeological District which requires evaluation under federal criteria.
· Evaluation for determination of importance under CEQA through a cultural resource testing program
is necessary at cultural resource sites CA-SDi-12,260, CA-SDi-12,261 and CA-SDi-ll,403 Locus G.
· Mitigation of impacts to important cultural resources can be achieved through either avoidance or by
conducting a data recovery program. Avoidance could include capping sites with 2 feet of fill or
redesign of project components.
· If avoidance of archaeological resources cannot be achieved, a dam recovery program to mitigate
development impacts to important cultural resource sites shall be conducted, including, where necessary,
surface collection and mapping of artifacts, a phased data recovery program, and monitoring during
facility or other construction. This phased approach shall employ a random sample in conjunction with
a focused inventory for features (e.g., hearths). The data recovery program shall be in accordance with
a regional approach for all prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III,
thereby allowing a comprehensive understanding for these sites. This regional program is in agreement
with the Bonita-Mignel Archaeological District.
· The data recovery program shall follow the Advisory Council's guidelines as defined within Treatment
of Archaeological Properties, A Handbook (ACHP 1980). The treatment plan shall be oriented to address
local and regional research questions and clea~y identify the methods to be used to address the research
questions. Research questions to be should be addressed are provided in ERCE's June 1989 Salt Creek
Ranch Cultural Resource Evaluation, on file at the City of Chula Vista Planning Deparunent.
Monitoring
A qualified archaeologist shall be retained to monitor the implementation of the above measures.
Resolution No. 16555
Page 67
EXHIBIT E
STATEMENT OF OVERRIDING CONSH)ERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines provide:
"(a) CEQA requires the decision-maker to balance the benefits of a proposed project against its
unavoidable environmental risks in determining whether to approve the project. If the benefits
of a proposed project out-weigh the unavoidable adverse environmental effects, the adverse
environmental effects may be considered acceptable.
{b) Where the decision of the public agency allows the occurrence of significant effects which are
identified in the final FaR but are not at least substantially mitigated, the agency shall state in
writing the specific reasons to support its action based on the final FaR and/or other
information in the record. This statement may be necessary if the agency also makes a finding
under Section 15091 (a)(2) or (a)(3).
(c) If an agency makes a statement of overriding considerations, the statement should be included
in the record of the project approval and should be mentioned in the Notice 6f Determination."
(Guidelines §15093).
TIE STATEMENT
The City fmds that the mitigation measures discussed in the CEQA Findings, when implemented, avoid or
substantially lessen most of the significant effects identified in Final Supplemental FaR 91-O3 for Salt Creek
Ranch Sectional Planning Area (SPA) Plan. Nonetheless, certain significant effects of the Salt Creek Ranch
SPA Plan are unavoidable even after incorporation of all feasible mitigation measures. Theses unavoidable
effects are described in Section III of the CEQA Findings. In approving this project, the City has balanced
the benefits of the Salt Creek Ranch SPA Plan against these unavoidable environmental effects. In this
regard, the City finds that all feasible mitigation measures identified in the CEQA Findings, have been or will
be implemented with the project, and any remaining significant unavoidable effects are acceptable due to
the following specific planning, social, economic and other considerations, all of which are based upon the
facts set forth below, the CEQA Findings, Final Supplemental F. IR 91-03, and the record of the proceedings
for this project:
1. Salt Creek Ranch, a planned residential community in the City of Chula Vista's Eastern Territories, is
consistent with the demand for housing in Chula Vista. The project is a well-balanced residential
community that will provide local residents of Chula Vista and residents in the region the choice of
diverse housing types in accordance with the following policies contained within the City's General Plan
Update:
· Encourage the development of a diversity of housing types and prices.
· Assure that new development meets or exceeds a standard of high-quality planning and design.
· Provide for the development of multi-family housing in appropriate areas convenient to public
services, facilities and circulation.
· Encourage planned development, with a coordinated mix of urban uses, open space and arnenities.
Resolution No. Z6555
Page 68
· For new developments in Eastern Territories, the predominant character should be low medium
density, single-family housing. Where appropriate in terms of physical setting encourage
development of quality, large-lot housing.
The Salt Creek Ranch SPA Plan (Alternative 5.3, Final SPA Plan Design Alternative) addresses each of
these General Plan policies. The residential planned community provides a broad variety of housing
types, ranging from multi-family attached units to large estate lots consisting of at least one acre. Multi-
family housing is provided in accordance with the Chula Vista General Plan, which previously took into
account the location of multi-family housing in areas convenient to public services, facilities and
roadway circulation. Salt Creek Ranch is uniquely situated between the urbanized areas of Chula Vista
to the west and south and the undeveloped area to the east. The project is an entirely residential
community which will provide residents of Chula Vista with upper-end housing products which are
currently limited in the South Bay area. The Salt Creek Ranch SPA Plan will also provide important
transitions from the higher density developments adjacent to future SR-125 to the lower density estates
in the eastern portion of the project. Development within Salt Creek Ranch will t~ansition from the R-M
and R-LM categories in the western portion to the low density R-L category in the eastern and northern
portions of the properly site.
2. The project provides logical community land uses, enhances opportunities for the long-term productivity
of the community of Chula Vista and the surrounding region, and maintains and conserves valuable
resources, all of which are consistent with the City's long-term planning goals. The mix of single and
multi-family uses in close proximity to proposed commercial and industrial uses will provide
opportunities for persons to reside in areas adjacent to employment facilities and, thus, will help to
relieve typical employment community impacts, such as traffic, noise and air quality effects.
3. With adoption of Alternative 5.3 (Final SPA Plan Design Alternative), the project will result in
construction of a number of roads which are integral parts of the City's General Plan Circulation
Element. For example, roadway improvements will involve construction of portions of East H Street,
Hunte Parkway and Lane Avenue to ultimate standards through the project. The project will also
contribute to off-site roadway improvements on a fair share basis with other are developers by
participation in the Eastern Chula Vista Transportation Phasing Plan (ECYrPP). Significant landscaping
buffer areas will be provided along major roads in accordance with the City's Circulation Element. The
project will incorporate pedestrian and bicycle pathways and equestrian paths or trails within
transportation corridors as recommended by the City's Circulation Element.
4. The project reserves approximately 351 acres of natural open space constituting approximately 2996 of
the project site. Implementation of the project will provide for the long-term preservation of the
sensitive biological resources located in the natural open space areas and provide for wildlife corridor
links in those areas. The natural open space incorporated into the approved Salt Creek Ranch GDP has
wildlife corridors that are, on average, approximately 600 feet wide; the narrowest sections are greater
than 200 feet wide, except in planning area 10b. The project applicant has also agreed to the following
additional mitigation measures:
· The developer shall agree to participate in a regional or sub-regional multi-species coastal sage scrub
conservation plan. If, prior to approval for the grading plan for areas 10a, 10b and 11 (which are
identified as the three easternmost 'L' areas on Figure R-1 of the Final EIR), an off-site regionals
wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved
the City as part of the conservation plan, then development of the 17 acre R-L development area in
the eastern portion of the property shall not occur and a reconfignration of the northeastern R-L
area (as shown on Figure R-1 of the Final EIR) to provide a wider open space for a regional wildlife
corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-
Reso]ution No. Z6555
Page 69
term viability of the wildlife corridor (as shown on Figure R-l). This condition shall also be applied
to conditions of the Tentative Subdivision Map.
5. The project substantially mitigates adverse effects to coastal sage scrub habitat through preservation of
on-site coastal sage scrub in excess of the preservation anticipated in the Chula Vista General Plan.
Specifically, the General Plan anticipated preservation of approximately 158 acres of the existing coastal
sage scrub habitat on the Salt Creek Ranch property. The approved Salt Creek Ranch GDP preserves
approximately 50 acres of additional coastal sage scrub over and above the acreage anticipated to be
preserved in the General Plan. Coastal sage scrub habitat is left intact in sufficiently large blocks to
accommodate most of the California gnatcatcher known to exist on-site. In addition, the project
applicant has agreed to revegetate approximately 30 acres of disturbed habitat with the proposed
biological open space area with coastal sage scrub to partially mitigate the cumulative loss of coastal
sage scrub habitat. This revegatation will have the benefit of providing additional potential California
gnatcatcher habitat. In addition, Alternative 5.3 {Final SPA Plan Design Alternative) will not create any
new significant impacts to the California gnatcatcher as compared to the approved Salt Creek Ranch
GDP. Although coastal sage scrub will be slightly more impacted overall (1.5 acres), a 2.7 acre patch
of sage scrub will be placed in natural open space. This patch contains a large cactus thicket and a
cactus wren, which would have been impacted under the approved Salt Creek Ranch GDP.
6. The General Plan Update calls for creation of a continuous, 28-mile Greenbelt around the City of Chula
Vista. The Greenbelt provides a unique opportunity to develop a significant network of open space,
trails, and recreational activities for the citizens of Chula Vista and residents in the surrounding region.
In essence, the Greenbelt represents a continuous open space are which visually and functionally links
all the communities and the principal parks and recreational resources of the City including active
recreational facilities, natural open space, wildlife habitats and a connecting trail system. This
continuous system begins at the Chula Vista Bayfront, extends through Otay River Valley to the Otay
Lakes, north through the Otay Lakes area and along Salt Creek to Mother Mignel Mountain and
Sweetwater Reservoir and west along the Sweetwater Regional Park to the Bayfront. The Salt Creek
Ranch project supplies an important link in the Greenbelt called for in the General Plan Update. By
adoption of Alternative 5.3 (Final SPA Plan Design Alternative) for Salt Creek Ranch, the City further
implements its Greenbelt in the following ways:
® The 20-acre neighborhood park will be adjacent to Salt Creek which links the park to the City~s
Greenbelt, all of which is consistent with the City's General Plan.
· The 20-acre neighborhood park is the preferred location of the City's Parks and Recreation
Department because it is more centrally located to serve the residents of Salt Creek Ranch and Salt
Creek I, as well as the citizens of the City of Chula Vista and the surrounding region.
· The 20-acre neighborhood park adjacent to Salt Creek allows preservation of an existing stand of
Eucalyptus trees which provides an immediate 'grove' effect for the community park.
· The 20-acre neighborhood park maintains the natural open space link in the southeast corner of the
project site and, thus, allows for the preservation of sensitive coastal sage scrub and wetland
habitats. The sage scrub is habitat for species on-site, including the grasshopper sparrow, the
California gnatcatcher and the nesting sites of the cactus wren.
7. The project will result in a comprehensive planned community providing a logical extension of City
services, including public transportation, law enforcement, fire protection and public utilities.
8. The~r~jectadvancestheCity.senvir~nmentalg~a~sbyenc~uragingwaterc~nservati~nandrec~amati~n
programs, mass transit facilities and an extensive trail system.
Resolution No. Z6555
Page 70
9. The project also contains a number of other additional overriding public benefits, such as:
® Incorporation of two schools sites into the design of the project (20 acres).
· Incorporation of two church sites into the design of the project (7 acres).
· Incorporation of a fire station site into the design of the project (1 acre).
· A standby commitment to participate in a funding program to finance a new library facility.
· Commitment to participate in a regional or sub-regional multi-species coastal sage scrub
conservation plan. If, prior to approval of the grading plan for areas 10a, 10b and 11 (which are
identified as the three easternmost "L" ares on Figure R-1 of the Final FAR), an off-site regional
wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved
by the City as part of the conservation plan, then development of the 17-acre R-L development area
in the eastern portion of the property shall not occur and a reconflguration of the northeastern R-L
area (as shown on Figure R-1 of the Final FAR) to provide a wider open space area for a regional
wildlife corridor shall be implemented. The width of the open space area shall be sufficient to
ensure long-term viability of the wildlife corridor (as shown on Figure R-I). This condition shall
also be applied to conditions of the Tentative Subdivision Map.
· A focal point of the open space system is the Salt Creek Corridor, designated in the Chula Vista
General Plan as a major portion of the Chula Vista Greenbelt, a 28-mile open space and park system
within the City. Salt Creek will form a major open space corridor within the project and will be
extensively landscaped. A park system, consisting of a 20-mile neighborhood park along the Salt
Creek Corridor and a 7-acre neighborhood park in the western portion of the project, will provide
recreational activities along the City's Greenbelt. The Salt Creek open space corridor will connect
to the EastLake open space corridor within Salt Creek to the south and will provide a significant
passive open space amenity for the entire Eastern Territories. An extensive undeveloped open space
system in the eastern portion of the property will provide connections from Upper Otay Lake to the
San Mignel Mountains to the north. This open space system will connect to the portion of the
Chula Vista Greenbelt planned around Otay Lakes. Open space greenbelt, parkway and bikeway
systems throughout Salt Creek Ranch, and an equestrian Izail system, will be linked to the enhanced
Salt Creek, the eastern undeveloped open space areas, the park along the Salt Creek eorrldor and
the City's Greenbelt.
· The landscaping for Salt Creek Ranch will establish the eonunnnity character east of future SR-12S
and is envisioned as a more native, naturalized plant type than in the development area west of the
SR-125 corridor; drought-tolerant plant materials will be emphasized.
For these reasons, on balance, the City finds that there are planning, social, economic and other
considerations resulting from this project that serve to override and outweigh the projeees unavoidable
significant environmental effects and, thus, the adverse environmental effects are considered acceptable,
Resolution No. 16555
Page 71
EXHIBIT F
Ame~dm~nf~ to
Salt Creek Ranch Wate~ Cox~enmlioa Pla~
Wibon r~ee~ October 1991
Page 17, RFXX)MIVINDAllONS:
RECOMMENDATIONS
We ~ecommend that in the deve]opment of the Sa]t Creek Ranch Project, the fol]owing on-site water
conservation measures should be included:
· LTXt~a low flow toileD.
· Ultra low flow showerheads.
· Faucet aerators.
· Pressure reducing valves.
· Water conservation guide.
· Use of reclaimed water where possib]e.
· Drought resistant plants in parks and public landscaping.
· Effective irrigation system such as soil moisture sensors or drip irrigation.
The water conservation guide should urge the homeowner to use low water use landscaping, install
automatic timers on hoses, and choose an effective irrigation system.
--- The project shall comply with a City-approved water use off-set policy in which one or more of the following
off-site measures may be required:
· Compliance with a regional water use off-set program, to be administered by the San Diego County
Water Authority.
· Compliance with a locally administered water use off-set program (such program may be
administered by the City, water district, or a combination of both);
· Implementation of specific water use offset measures for this project, if neither a regional or locally-
administered water use off-set program is in place prior to issuance of building permits for any
portion of this project.
In the event that a City-approved water off-set policy is not in effect a the time building penits are issued,
the requirements of this plan shall be met through implementation of specific water off-set measures to be
approved by the City.
Resolution No. Z6555
Page 72
EXHIBIT G
Resolution No. 16555
Page 73
PASSED, APPROVED and ADOPTED by the City Council of the City of Chula Vista,
California, this 24th day of March, 1992, by the following vote:
YES: Councilmembers: Grasser Horton, Malcolm, Moore,
Rindone, Nader
NOES: Councilmembers: None
ABSENT: Councilmembers: None
ABSTAIN: Councilmembers: None
Tim Nader, Mayor
ATTEST:
~ Aut~elet, City Cterk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do
hereby certify that the foregoing Resolution No. 16555 was duly passed, approved,
and adopted by the City Council held on the 24th day of March, 1992.
Executed this 24th day of March, lgg2.
Beverly A/Authelet, City Clerk