HomeMy WebLinkAboutItem 1 - Attch 2 - Addendum to Final EIR 07-01 (IS-15-0003)ATTACHMENT 2
ADDENDUM TO
SECOND - 'PIER FINAL
ENVIRONMENTAL IMPACT REPORT EIR 07 -01
PROJECT NAME: Eastern Urban Center Sectional Planning Area (SPA) Plan
and Form Based Code Amendment
PROJECT LOCATION: Properties within the Eastern Urban Center (EUC) bounded
by Birth Road on the north, Eastlake Parkway on the east,
Hunte Parkway on the south and SR 125 on the west.
PROJECT APPLICANT: SLF 1 V/Mcmillin Millenia JV, LLC
CASE NO: IS -15 -0003
DATE: July 6, 2016
I. BACKGROUND /SCOPE OF ANALYSIS
The purpose of this Addendum is to address the proposed project, which includes an
amendment to the EUC Sectional Planning Area (SPA) Plan and Form Based Code
(FBC) to relocate the primary school site designation to District 5 of the Project.
As the lead agency for the project under the California Environmental Quality Act
(CEQA, Public Resources Code, Sec. 21000 et seq.), the City of Chula Vista prepared
and conducted an environmental analysis (Second -Tier Environmental Impact Report
(EIR- 07 -01). The Final Second Tier Environmental Impact Report (EIR 07 -01) for the
Otay Ranch EUC SPA Plan, Tentative Map and related items was certified on September
15, 2009. The EIR addressed the development of the 207 acres of the Otay Ranch.
There are no -new environmental impacts not examined in .the certified Program EIR
prepared for the Otay Ranch General Development Plan (EIR 90 -01) and the General
Plan Update EIR (EIR- 05 -01) except as described in the Second -Tier Final EIR 07 -01.
The proposed amendment to the EUC SPA Plan and FBC are based on requested changes
to: 1) allow for the primary elementary school site designation to be removed from
District 9 and added to District 5; 2) deletion of a segment of Montage Avenue and
clarify the approval authority for future street deletions; and 3) establish revised parking
rates for Millenia and clarify the approval authority for the projects' parking management
plan.
Mitigation measures from the Mitigation Monitoring and Reporting Program (MMRPs)
associated with FEIR 07 -01 are still valid and applicable to this project. The physical
development of the 207 acres has been previously addressed in the certified EIR. Thus,
this Addendum focuses on the proposed EUC SPA and FBC amendment.
Because the modifications to the SPA plan, and associated FBC would not result in any
increase in allowable units nor an expansion of the limits of grading, the proposed SPA
and FBC amendment is considered to be adequately covered under FEIR 07 -01 and no
further analysis is warranted.
II. PROPOSED AMENDMENTS
The purpose of this Addendum is to address the proposed project, which includes the
following elements:
I. An amendment to the EUC Sectional Planning Area (SPA) Plari and Form Based
Code (FBC) to relocate the Millenia primary school site from the South Central
Neighborhood District (District 9) to the Civic District (District 5).
2. An amendment to delete segment of Montage Avenue between Strata Street and
Avant Street and amend Section 04.06.000 of the EUC Form Based Code to give
the Director of Development Services and City Engineer the authority to approve
street deletions.
3. An amendment to establish revised parking rates and amend Section 03.15.000 of
the EUC Form Based Code to clarify that the Director of Development Services
_has .the authority to- approve. the Millenia Parking Management Plan as well-: as
minor text revisions to reflect the new parking rates.
III. CEQA REQUIREMENTS
Sections 15162 through 15164 of the State CEQA Guidelines discuss a lead agency's
responsibilities in handling new information that was not included in a project's certified
environmental document. Section 15162 of the State CEQA Guidelines provides:
(a) When an EIR has been certified or a negative declaration adopted for a
project, no subsequent EIR shall be prepared for that project unless the
lead agency determines, on the basis of substantial evidence in the light of
the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require
major revisions of the previous EIR or negative declaration due to
the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects;
(2) Substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions
of the previous EIR or negative declaration due to the involvement
of new significant environmental effects or a substantial increase
in the severity of previously identified significant effects; or
(3) New infol nation of substantial importance, which was not known
and could not have been known with the exercise of reasonable
diligence at the.time the previous EIR was certified as complete or
the negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not
discussed in the previous EIR or Negative Declaration;
b. Significant effects previously examined will be substantially
snore severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible and would substantially
reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measure or
alternative; or
d. Mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR would
..._substantially. reduce one - or more- significant effects on- -the .
environment, but the project proponents decline to adopt the
mitigation measure or alternative.
Section 15164 of the State CEQA Guidelines provides that:
A. The lead agency shall prepare an addendum to a previously
certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for
preparation of a subsequent EIR have occurred.
B. An addendum need not be circulated for public review but can be
included in or attached to the final EIR.
C. The decision - making body shall consider the addendum with the
final EIR prior to making a decision on the project.
D. A brief explanation of the decision not to prepare a subsequent EIR
pursuant to Section 15162 should be included in an addendum to
an EIR, the lead agency's required findings on the project, or
elsewhere in the record. The explanation must be supported by
substantial evidence.
This Addendum has been prepared pursuant to the requirements of Sections 15162 and
15164 of the State CEQA Guidelines. The proposed changes to the project do not
constitute a substantial change to the previously approved project. The modifications
proposed would not result in any environmental effects that were not considered in the
Second -Tier Final EIR 07 -01, nor would the changes increase the severity of any of the .
impacts identified in this FIR. There has been no significant material change in
circumstances relative to the project, and no new information of substantial importance'
has become available after the preparation of the EUC FIR. The mitigation measures
identified in Second -Tier Final FIR 07 -01 would be equally applicable to the revised
project. Thercfore,.in accordance with Sections 15162 and 15164 of the State CEQA
Guidelines, the City has prepared this addendum to Second Tier FEIR 07 -01.
TV. ANALYSTS
No new significant impacts were identified beyond those identified in Second -Tier Final
EIR. 07 -01. Therefore, no new additional mitigation measures or modifications to existing
mitigation measures are required.
Circulation
The FIR for the original EUC SPA Plan approved in 2009 analyzed two potential school
sites, a preferred site on Lot 26 (within District 9) and an alternative site on Lot 27
(District 10). In 2012, the Chula Vista Elementary School District (school district)
formally approved. the school location'-within District 9. Because it was determined at that -
time that the alternative school site in District 10 was no longer needed, the site
designation was removed from District 10 (as part of a 2013 SPA amendment) and no
alternative location was provided at that time. Thus, even though the FIR had assumed
both a primary and alternative school site, all that remained (after the 2013 SPA
amendment) was the primary site. The School District has now requested that the primary
school site in District 9 be removed, and a primary school site designation be placed on
the 8.5 acre site (Lot 16) within the southern portion of District 5.
The new primary school location on Lot 16 within District 5 will be bound on three sides
by access roads, including Millenia Avenue to the west, Montage Avenue to the east and
Strata Street to the south. The. site is bordered on the north by the future Civic Park and
the planned City Library site on Lot 7. While no site plan has been provided to indicate
the layout of the primary school site, with streets at pad level on three sides, there is the
potential to provide for improved access and circulation patterns in and around the
elementary school. Signalized access to the school site will be provided via a planned
traffic signal on Milllenia Avenue.
The City's traffic engineer has reviewed the previous traffic studies prepared for the EUC
and concluded that traffic impacts of providing a primary school, site in District 5 would
be minimal to none. While there may be temporary heavy traffic during morning and
afternoon peak hours, there will be enough capacity for the roadways and intersections to
handle these temporary pears. Further, because the Millenia community is laid out in a
grid pattern of smaller unclassified streets, the City's traffic engineer does not believe
Millenia Avenue will move to a substandard service threshold as a result of the
alternative school site location.
Iti regard to Street Deletion Approval Authority, the Millenia Form Based Code (FBC)
includes specific Subdivision Standards and Procedures (Section 04.06.000) that allow
new streets to be added by Final Map with the approval of the Director of Development
Services and the City Engineer, regardless of whether those streets were shown on the
original Tentative Map. The intent .of the proposed amendment is to add clarifying
language to allow streets to also be deleted with approval of a Final Map with the
Director of Development Services and the City Engineer's approval.
Montage Avenue segment deletion - In 2014, the City Council approved the SPA plan
and related entitlements for the Otay Land Company's Village Nine project. Those
entitlements eliminated the extension of what is Montage Avenue in Millenia, south
across the Otay Land Company property to Main Street (previously known as Hunte
Parkway). This action had the impact of rendering a segment of Montage Avenue
(between Strata Street and Avant Street) on the Millenia site unnecessary. A technical
study dated August 13, 2013 was prepared by Darnell and Associates, Inc. and accepted
by the City showing that the deletion of the street segment would not adversely impact
either the circulation or levels of service (LOS) in the project. In fact, the study
concluded that several of the Millenia intersections operated better with this street
segment removed. That study was reviewed and approved by the City.
The deletion of the segment of Montage Avenue south of Strata Street, which would be
deleted by the Director of Development Services if the proposed amendment is approved,
will not impact pedestrian or other alternative modes of circulation, as sufficient
sidewalks and bike accessibility is provided to the lots adjacent to the deleted street
segments via Millenia Avenue, Orion Avenue and Strata Street. The removal of this
segment will also not impact any planned transit routes or facilities.
In terms of Parking Management Plan, this component of the proposed SPA amendment
is intended to clarify the approval authority for the Millenia Parking Management Plan
(PMP) and well as to establish initial parking rates to replace those currently shown in
Table III of the EUC FBC (Said rates will subsequently be established as Appendix B to
the subsequently adopted PMP). The Millenia PMP plan is contemplated by and required
by the Millenia SPA Plan (Section 03.15.00) to manage the parking supply in the
commercial areas of the project. The SPA plan provisions are very specific as to the
elements of the PMP, the scope of what is to be included in the plan„ and what the
respective roles and responsibilities are for the various parties. There are no
environmental impacts associated with this portion of the SPA amendment as it is
procedural only.
Land Use
The EIR for the original EUC SPA Plan approved in 2009 analyzed two potential school
sites, the preferred site on Lot 26 (within District 9) and an alternative site on Lot 27
(District 10). In 2012, the Chula Vista Elementary School District (School District)
formally approved the location within District 9. Because it was determined at that time
that the alternative school site in District 10 was no longer needed, the site designation
was removed from District 10 (as part of a 2013 SPA. amendment) and no alternative
location was provided at that time. . Thus, even though the EIR had assured both a
primary and alternative school site, all that remained (following the 2013 SPA
amendment) was the primary school site.
Subsequently, the school district has been considering a joint use elementary school and
YMCA facility or other similar compatible non - profit use Due to the requirement for
additional acreage to provide for a joint facility, the school district found the available
acreage in District 9 (the existing primary school site location) would not be sufficient.
As a result, the school district has now formally selected a site in District 5 as their
desired school site for Millenia. The applicant has requested that the FBC be amended to
reflect this desired change in the designated location for the primary school site. The 8.5
acre parcel within District 5 is located in the southern portion of this District and is of
sufficient size that it could accommodate such a joint use facility. This District already
contains a requirement for a CPF site to be developed within it.
While not within a residential district, the new location of the primary school site in SPA
Lot 16 within District 5 is both'immediately adjacent to other residential districts and is
centrally located overall within Millenia. District 5 functions as the focus of community,
government,- and cultural activities and will provide a major office campus, a CPF-site; a
Fire Station, a 1.62 -acre public park and multi- purpose venues. The relocated primary
school site is in proximity to a future City Library site. The site is adjacent to future
public park with access to the Regional Trail and an extensive sidewalk and bicycle
network.
CONCLUSION
Pursuant to Section 15162 and 15164 of the State CEQA Guidelines, and based upon the
above discussion and substantial evidence in the record supporting said discussion, I
hereby find that the proposed project will result in only minor technical changes or
additions which are necessary to make the Environmental Impact Reports adequate under
CEQA.
of t ' h
ssociate Planner
Attachments:
I. Project Site Plan(s)
2. Executive Summary to EIR 07.01
References:
City of Chula Vista Environmental Review Procedures
City of Chula Vista General Plan Update
Second 'Pier EIR #07 -01
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Exhibit 1 -1
(1016109) SPA Pi: -AN
EXECUTIVE SUMMARY
This Environmental Impact Report (E!R) is an informational document intended for use by the
City of Chula Vista, other public agencies, and members of the general public in evaluating the
potential environmental effects of the proposed Eastern Urban Center (EUC) Sectional
Planning Area (SPA) Plan located in the Otay Ranch subregion of the City. The proposed SPA
Plan is a document that refines and implements the land use plans, goals, and objectives of
the Otay Ranch General Development Plan (GDP) for the development of the EUC
CEQA Statute Section 21002 requires that an EIR identify the significant effects of a project on
the environment and provide measures or alternatives that can mitigate or avoid these effects
This Draft EIR evaluates the environmental effects associated with development of the
proposed EUC SPA Plan and discusses the manner in which the SPA Plan's significant effects,
can be reduced' or avoided through the implementation of mitigation measures or feasible
alternatives to the proposed project. In accordance with Section 15130 of the CEQA
.Guidelines, this. EIR. also includes-an examination. of the effects of cumulative development.
The Otay Ranch GDP Program Final EIR (EIR 90 -01, SCH #89010154) is incorporated by
reference in accordance with CEQA Guidelines Section 15168(d). This Draft EIR addresses
environmental issues associate with the EUC that were not evaluated at a project level in the
Otay Ranch GDP Program Final EIR and updates Information in the Otay Ranch GDP EIR
pertaining to the EUC SPA Plan area
This summary provides a brief synopsis of the project description, project alternatives, and the
results of the environmental analysis presented in this EIR document
1. PROJECT LOCATION AND SETTING
The Otay Ranch GDP planning area lies within 'the East Planning Area of the City of Chula
Vista.. The EUC is located in the northeastern portion of the approximate 9,500 -acre Otay
Valley Parcel of the Otay Ranch GDP project area. Telegraph Canyon Road and the Eastlake
Community bound the Otay Valley parcel on the north; Lower Otay Lake and the Arco Olympic
Training Center from the eastern limits; the Otay River Valley encompasses the southern limits;
and other recent development, including Sunbow I and 11, the Otay Landfill, and the Coors
Amphitheater and Water Park, comprise the western limits The ELIC is an approximately 237 -
acre parcel located at the east side of State Route 125 (SR -125) between Birch Road and
Hunte Parkway. The proposed EUC SPA Plan site comprises approximately 207 acres, or
approximately 90 percent, of the total EUC land area.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
Page ES-1
City of Chula Vista
May 2609
Executive Summary
The EUC parcal consists of fairly flat mesa tops and gently roiling hills within the high point of
the Otay Ranch, with elevations ranging from approximately 520 feet above mean seal level
(MSL) in the southeast corner of the site to a high of approximately 640 feet above MSL in the
center of the property. The EUC area has historically been used for grazing and agriculture
and no development presently occurs on the site.. The project site is surrounded by existing
Otay Ranch development, including the Otay Ranch Town Center (Planning Area Twelve) to
the north, north of Birch Road, Village Seven to the west, west of SR -925; and Village Eleven
to the east; east of Eastlake Parkway.
2„ PROJECT BACKGROUND
The proposed EUC SPA Plan is part of the designated EUC planning area within the Otay
Ranch GDP The Otay Ranch GDP was adopted by both the Chula Vista City Council and the
San Diego County Board of Supervisors in October 1993. Both agencies were involved in the
development and approval of the plan because the planning area included land falling within
the jurisdiction of both agencies The GDP was amended in December 2005 The GDP
establishes land plans, design guidelines, objectives, policies, and implementation measures
5u
poring a that a �P I . to -all � orti6d,s of Otay Ranch while balance of housing; shops,
workplaces, schools, parks, civic facilities, and open spaces on a total of approximately
23,976 5 acres. The majority of development is intended to be clustered in villages, with
conveniently located features and well- defined edges such as the Chula Vista greenbelt, open
spaces, and wildlife corridors.
Under the implementation program for the Otay Ranch GDP, review and City Council approval
of SPA plans is required before final development entitlements can be considered. The GDP
defines the EUC as a regional center that would contain the most intense development In Otay
Ranch and would serve as the urban heart of the region. Uses and Intensities are intended to
create a lively 24 -hour environment, with a creative combination of uses, building types and
amenities. These uses include regional retail commercial, hotel, office uses, and medium to
high density residential uses. Retail and office development within the EUC would be of an
intensity compatible with a "downtown" urban center. The most intense development is
concentrated near the transit station, with building heights and sizes gradually decreasing near
the edge of the planning area
3. PROJECT DESCRIPTION
The proposed project consists of four components, including (1) the EUC SPA Plan, (2) the off -
site Soils Stockpiling Area (SSA); (3) off site Salt Creek Sewer Lateral Improvement Area
(SCSI_); and (4) the off -site Poggl Canyon Sewer Improvement Area (PCSI)_
Eastern Urban CenterSectlanal PianningArea ElR
State Clearinghouse No. 2007041074
Page ES -2
City of Chu la vista
May 2009
Exeuutive Summary
A. EUG SPA Plan
The proposed SPA Plan is comprised of the following land uses. a maximum of 2,983 multi-
family residential units; a maximum of 3.487 million square feet of non - residential floor area;
approximately 15 acres of urban parks; a potential approximately 5 5 -acre elementary school
site; an approximately one-acre fire station site; and approximately 30 acres of street right-of-
way. Development would occur in ten specific districts, including five residential neighborhood
districts, two gateway districts, a business district, a mixed -use civic /office care district, and a
main street district. Although the orientation of specific districts may be more residential or
non - residential in character, mixed use would be permitted within all districts The EUC SPA
Plan establishes densitylintensity ranges for each district, although density /intensity may be
transferred between districts.
The SPA Plan would feature an internal grid street system, with a primary (4 -lane major) north -
south street providing uninterrupted access between Birch Road and Hunte Parkway The
SPA Plan would provide two access points on Birch Road, three access points on EastLake
Parkway, and two access. points on Hunte Parkway A greenway trail linking with the City's
Greenway Trail system would enter the EUC via Bob Pletcher Way on the west and exit the
- EUC via a pedestrian bridge across EastLake Parkway on the east, The EUG would pi-ovide-a -
transit station and guideways for Bus .Rapid Transit (BRT) and Chula Vista Transit (CVT),
Transit stops would be located within l mile of the majority of uses in the EUC
Site preparation and grading for the EUC would occur under one of two options_ Grading
Option 1 and Grading Option 2 The estimated earthwork quantity under Grading Option 1
would be approximately 3.6 million cubic yards of cut and fill. Earthwork would be balanced
between the EUC and off -site locations, with 2.5 million cubic yards of fill to remain in the EUC
and 1,1 million cubic yards to be exported off site to an approximately 30.3 -acre parcel to the
south in the designated Village Nine. Grading Option 2 recognizes that adjacent property
owners may not consent to off -site grading and balances quantities within the project site and a
portion of the remainder of the EUC, including the Hunte Parkway right -of -way. Under this
option, the estimated earthwork quantity under Option 2 would comprise 3.2 million cubic yards
of cut and fill. Under this option, the grading necessary for the construction of the off site
portions of Streets A, B, C and M, and Hunte Parkway is evaluated,
Development of the EUC SPA Plan would occur non- sequentially to allow flexibility based on
market changes or regulatory constraints and public infrastructure needstrequirements, It is
assumed that construction could begin in late 2009 with buildout of all residential units within
the EUC SPA Plan area by Year 2020, along with approximately two million square feet of non -
residential uses. The remainder of the project is estimated to be built out by Year 2030.
The proposed EUC SPA Plan is consistent with the maximum residential development and non-
residential floor area set forth in the Otay Ranch GDP and no amendments of the General Plan
or GDP are required.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No 200704'€ 074
Page ES -3
City of Chula Vista
May 2009
Executive Summary
B. Off -site Soils Stockpiling Area SSA
Under Grading Option 1, the approximately 59 -acre off -site SSA to the south would be
affected , Therefore, stockpiling on the SSA is evaluated in the' EIR as a potential component
of the proposed project. Stockpiling activities include grading and compaction of fill soils.
Grading would be completed in one or two phases, Under the single phase, stockpiling and
grading would be completed in approximately 1.2 -18 months and under the two- phase, the first
phase would be completed in 9 months and second phase would be completed in 12 months
C. Off -site Salt Creek Sewer Lateral Improvement Area SCSI,
The SCSL would Involve the addition of a 173 -foot, 15 -Inch diameter sewer line to the Salt
Creek trunk sewer within an approximate 1,44 -acre area. The proposed sewer pipeline would
be installed using -a combination of conventional open trench excavation and boring and
jacking, The SCSL will also include modification of an upstream manhole. This project would
be short -term in nature
D. -Off-site Po_qqi Canyon Sewer Improvement Area .1'CS.I .. ..
The PCSI involves the replacement of a section of 18 -inch line with a section of 21 inch line
within the Olympic Parkway and Brandywine Avenue intersection. The PCSI project would
require an approximately 8- foot -wide, 14 -foot -deep excavation trench This project would be
short -term in nature.
E. Discretionary Actions
A discretionary action is an action taken by an agency that calls for the exercise of judgment in
deciding whether to approve or how to carry out a project, The following discretionary actions
are associated with the proposed EUC project and would be considered by the Chula Vista
Planning Commission and City Council:
(1) Adoption of the SPA plan and associated documents including, but not limited to:
-- SPA Plan,
— Form Based Code (Planned Community District Regulations & Village Design
Plan),
— Public Facilities Financing Plan /Fiscal Impact Analysis,
— Air Quality Improvement Plan,
Water Conservation Plan,
Ikon- renewable Energy Conservation Plan,
Eastern Urban Center sectional Planning Area EIR
State Clearinghouse No 2007041074
Page ES -4
City of Chula Vista
May 20G9
}i.
Y
— Affordable Housing Plan, and
— Urban Parks, Recreation, Open Space & Trails Plan.
Executive Summary
(2) Approval of Tentative Subdivision Map to establish the layout of land uses, deveiopable
and open space lots, and infrastructure requirements for the EUC;
(3) Certification of a Final EIR and adoption of.a Mitigation Monitoring and Reporting Program
pursuant to the California Environmental Quality Act (CEQA).
Potential future discretionary actions may include approval and adoption for a Parks
Agreement and a Development Agreement If it is determined that either of the agreements
deviates from the impacts analyzed In this EIR, additional environmental review will be
conducted prior to approval of the Agreement, in accordance with CEQA
In addition, this EIR may be used by other responsible agencies to implement the proposed
project, including the Regional Water Quality Control Board.
h. ENVIRONMENTAL ANALYSIS
Table ES -1, Summary of Environmental Impacts ancf Mitigation Measures, on page ES -8
summarizes the project's impacts according to established thresholds under each environmental
issue, proposed mitigation measures, and potential significant and unavoidable impacts alter the
implementation of all feasible m €flgation measures as analyzed in detail in Section 4.0 of this EIR.
5. PROJECT ALTERNATIVES
Three project alternatives have been evaluated in the Draft EIR. These include: (1) the "No
Project" Alternative ;" (2) the .'Reduced Density Alternative;" and (3) the "Adjusted Land Use
Mix" Alternative.. The No Project Alternative assumes that no SPA Plan would be developed
within the EUC, and the existing land uses within the project site would remain unchanged
Accordingly, this alternative would be equivalent to the conditions discussed under existing
conditions for each category analyzed in this Draft EIR., The project site would remain in
agricultural use or remain fallow. Since no development would occur, environmental impacts
associated with construction and development would be avoided. The No Project Alternative
would avoid the proposed EUC SPA Plan's significant and unavoidable impacts associated
with the permanent change in visual character of the project site from open space to dense
urban development; construction and operation air emissions; cumulative traffic impacts on
three segments of the 1 -805 freeway; and permanent loss of Farmland of Local Importance
However this alternative would be less beneficial than the project in "meeting the General Flan
and GDP objectives, that call for the Eastern Urban Center to function as the high - density,
mixed use downtown and regional heart of the Otay Ranch Subarea and East Planning Area.
Eastern Urban Center Sectional Planning Area El}t
State Clearinghouse No 2007041074
Page ES -5
City of Chula Vista
May 2009
Executive Summary
In addition, the No Project would be less beneficial in that it would not provide a link in the
City's Greenway Trail; it would not remediate existing stockpiled soils that have the potential to
impact downstream habitat; it would not remediate soils containing OPCs associated with the
former use of pesticides in the project site; and it would not provide affordable housing, as
would the proposed project. -the No Project Alternative would not achieve any of the project
objectives and would be inconsistent with the General Plan and GDP. As school, fire, and
library sites would not be provided this alternative would result in a significant impact on these
region - serving public services.
The Reduced Density Alternative ( "Alternative 2 ") would reduce overall development by 25
percent, resulting in a total 2,237 residential units and 2,.52 million square feet of non-
residential floor area. This alternative assumes that the project's library and fire station would
be respectively reduced commensurate with reduced demand. The Greenway Trail would be
developed as under the proposed EUC SPA Plan, In addition, a 5- to 6 -acre school site would
be provided as under the proposed project, However, parkland and in lieu fees would be
proportionately reduced by 25 percent for a total of 11.72 acres of parkland and in lieu fees
equivalent to 5 8 acres, for a total equivalent to 17.5 acres. Alternative 2 would meet the basic
objectives of the projects, but assumes that the EUC.would have an overall lower building
profile than anticipated under the Otay Ranch GDP. In contrast to the proposed project, this
alternative would be inconsistent with the General Plan and GDP and would, therefore, require
a General Plan Amendment and GDP Amendment., Alternative 2 would reduce impacts that
are population based and, therefore, would have incrementally less impact on services and
utilities Due to reduction in daily and peak hour traffic, this alternative would incrementally
reduce impacts associated with mobile air quality, mobile noise, and traffic, including four
previously significantly impacted intersections prior to mitigation. However, this alternative
would not reduce the project's significant and unavoidable impacts associated with the
permanent change from open space to dense urban development, construction and operation
air emissions, cumulative traffic on three segments of 1-805, and the permanent loss of
Farmland of Local Importance.
The Adjusted Land Use Mix Alternative ( "Alternative 3 ") would change the project's mix of land
uses, including a 62.5 percent increase in residential units and a 53..5 percent decrease in total
non - residential floor area. Alternative 3 would .provide 1,62 million square feet of non -
residentlaf uses (including an elementary school) and 4,850 residential units, Other changes
from the EUC SPA Plan would be a 40 percent reduction in .hotel rooms, and an increase in
parkland (20.37 acres of parkland and seven parks, compared to the proposed project which
would provide 15 63 acres of parkland and six parks). Although Alternative 3 would provide 30
percent more parkland than the proposed project, as residential uses would increase 62.5
percent, parkland obligation would respectively increase High Rise Commercial /Offlce floor
area and civic /public facilities would be the same as under the proposed project and the
reduction in non - residential floor area would be primarily made with respect to regional and
local retail uses. Alternative 3 would generate 52,097 fewer trips than the proposed project.
There would be a corresponding reduction in A,.M and P.M, peak hour trips. As with the
proposed project, all impacts to the study area intersections and roadway segments would be
Eastern urban Center sectional Planning Area EIR
State Clearinghouse No 2007044074
Page ES -6
City of Chula Vista
May 2009
1 €,.
Executive Summary
reduced to less than significant. Significant and unavoidable impacts along three segments of
the 1 -865 freeway would not be avoided with the alternative.
Alternative 3 would not implement the GDP in providing a mixed -use environment in which
residential uses are intermixed with a strong retail component to the same Extent as the EUC
SPA Plan. In addition, it would exceed the GDP and General Plan estimated residential units
for the EUC by 62 5 percent The 53 5 percent reduction in non - residential floor area would be
less in keeping with the objective to establish a flexible and responsive land use and facility
plan which assures project viability in existing and future economic cycles, since Alternative 3
is predominantly residential Due to the change in the balance of residential and non-
residential uses, Alternative 3 would not implement the goals, objectives, and policies of the
Chula Vista General flan and the €stay Ranch GDP to achieve a mixed -use urban place that
sets itself apart from surrounding suburban villages to the same extent as the proposed
project, Amendments to the General Plan and GDP would be required to Implement this
alternative. Alternative 3 would have the same significant and unavoidable impact as the
project regarding the change in the open space character of the project site to dense urban use
and would not avoid the project's significant and unavoidable impact construction and
operation air emissions; permanent loss of f=armland of Local Importance; and cumulatively
significant and unavoidable impacts on three - segments of the 1 -805 freeway. In additions unlike -
the proposed project, Alternative 3 would have a significant and unavoidable impact on
schools Alternative 3 would have an incrementally greater impact on geology, fire, police,
library, water, wastewater, solid waste, and population,
The No Project Alternative would be the environmentally superior alternative, as it would
entirely avoid the proposed project's significant and unavoidable reduction of open space, air
quality, loss of agricultural lands, and cumulative impacts on the 1 -805. However, as the No
Project Alternative is determined to be environmentally superior, an environmentally superior
alternative must also be identified among the remaining alternatives.. Thus, Alternative 2 is
identified as the environmentally superior alternative as it would incrementally reduce traffic;
mobile and stationary operational air emissions; operational noise; biological resources, water
quality, exposure to geologic hazard; demand for fire and emergency services, police services,
schools, libraries, water supply, wastewater, solid waste services; and impacts affecting global
climate change. However, as with Alternative 3, this alternative would not eliminate any of the
project's significant and unavoidable impacts associated with the change in the open space
character of the project site; construction and operation emissions, and loss of Farmland of
Local Importance
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
Page ES -7
City of Chula vista
May 2009