HomeMy WebLinkAboutPlanning Comm Rpts./2002/07/10
AGENDA
PLANNING COMMISSION MEETING
Chula Vista, California
6:00 p.m
Wednesday, July 10, 2002
Council Chambers
276 Fourth Avenue, Chula Vista,CA
CALL TO ORDER
ROLL CALL/MOTIONS TO EXCUSE
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
APPROVAL OF MINUTES:
June 12, 2002
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission on any
subject matter within the Commission's jurisdiction but not an item on today's agenda.
Each speaker's presentation may not exceed three minutes.
1. PUBLIC HEARING: ZAV 02-06; Appeal of the Zoning Administrator's decision of
January 23, 2002 to deny a request to exceed the maximum floor
area ration and to encroach into the required erear and side yard
setbacks of the R2T Zone. Applicant: Conrado Cabal bag.
Staff recommends public hearing be opened and continued to the July 24, 2002 Planning
Commission meeting,
2. PUBLIC HEARING: Auld Golf Course wireless facility
Staff recommends public hearing be opened and continued to the July 24, 2002 Planning
Commission meeting,
3. PUBLIC HEARING: Wireless Ordinance
Staff recommends public hearing be opened and continued to the July 24, 2002 Planning
Commission meeting,
4. PUBLIC HEARING: SUPS 02-24 & ZAV 02-05; Special Use Permit for an automobile
sales lot, and a zone variance for 1.) a 420 sf sales office to be
located on the rear property line where a 10-foot setback is
required, and 2.) a reduction in the landscape setback to 10 feet
Planning Commission
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July 10, 2002
along the frontage (Broadway and Silvas Street) where the
requirement is 15 feet per the Montgomery Specific Plan.
Staff recommends public hearing be opened and continued to the July 24, 2002 Planning
Commission meeting,
5. PUBLIC HEARING: PCC 02-42; Conditional Use Permit proposal for a detached, 926
square foot garage with a 920 second accessory dwelling unit
above in a Single-Family Residence (R-1) zone. The project would
be situated behind an existing single-family dwelling located at 250
K Street. The second-story unit is in compliance with State
government code regulations 65852.2(b)(1 )(A)(-(I) for cities without
adopted accessory second unit ordinances.
Staff recommends public hearing be opened and continued to the July 24, 2002 Planning
Commission meeting,
6. ACTION ITEM:
Consideration of a resolution of denial for wireless facility at 455
Quail Court (Applicant: Verizon Wireless)
Project Manager: Kim Vander Bie,
7. ACTION ITEM:
Consideration of a resolution of denial for PCC 02-13; Conditional
Use Permit to permit an existing second dwelling unit as an
accessory second dwelling unit behind the primary single-family
residence, at 736 Church Avenue. Applicant: Daniel Contreras
Project Manager: John Schmitz, Principal Planner
8. ACTION ITEM:
Acceptance of report and recommendation concerning the
proposed fourth amendment to the Redevelopment Plan for the
Southwest Redevelopment Project, and determining its conformity
to the City's General Plan.
Project Manager: Miguel Tapia, Sr, Community Development Specialist
9. PUBLIC HEARING: a) GPA 02-07; Amendment to the City of Chula Vista General Plan
to change the land use designation of approximately 16.4 acres
at southeast corner of Eastlake Parkway and SR-125 freeway
future alignment.
Planning Commission
July 10, 2002
b) PCM 01-15; Amendments to the Eastlake II General
Development Plan and Eastlake II Planned Community Districts
Regulations and Land use Districts Map. Also, adopt a new
Sectional Planning Area (SPA) plan and associated regulatory
documents for the 68.1 acres to be known as the "Village
Center North Supplemental SPA".
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Project Manager: Stan Donn, Associate Planner
10. PUBLIC HEARING: PCC 02-15; Conditional Use Permittoestablish a dwelling group by
adding a second single-family dwelling on a lot that contains an
existing single-family dwelling in a Single-Family Residence (R-1)
zone located at 108 Corte Maria Avenue.
Project Manager: Michael Walker, Associate Planner
11. PUBLIC HEARING: PCM-02-24; Consideration of amendments to the Eastlake III
Sectional Planning Area (SPA) Plan, Otay Ranch Village Six
Sectional Planning Area (SPA) Plan, and Otay Ranch Village Eleven
Sectional Planning Area (SPA) Plan, to incorporate Section 11.7 Air
Quality Improvement Plan into each of the Sectional Planning Area
(SPA) Plans
Project Manager: Mary Venables, Associate Planner
DIRECTOR'S REPORT:
COMMISSION COMMENTS:
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests
individuals who require special accommodations to access, attend, and/or participate in a City
meeting, activity, or service, request such accommodations at least forty-eight hours in advance
for meetings, and five days for scheduled services and activities, Please contact Diana Vargas for
specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TOO) at
585-5647, California Relay Service is also available for the hearing impaired,
PLANNING COMMISSION AGENDA STATEMENT
Item
Meeting Date 07/10/02
ITEM TITLE: Consideration ofthe following applications filed by The EastLake Company for
68.1 acres at the northwest and northeast corners of Otay Lakes Road and
EastLake Parkway within the EastLake II Planned Community:
a) GP A 02-07: Amendment to the City of Chula Vista General Plan to
change the land use designation of approximately 16.4 acres at southeast
corner of EastLake Parkway and SR-125 freeway future alignment.
b) PCM 01-15: Amendments to the EastLake II General Development
Plan and EastLake II Planned Community Districts Regulations and
Land Use Districts Map, Also, adopt a new Sectional Planning Area
(SPA) plan and associated regulatory documents for the 68,1 acres to be
known as the "Village Center North Supplemental SPA".
The applicant, EastLake Development Company, has submitted applications to: 1) amend the City's
General Plan to change the land use designation of approximately 16.4 acres at southeast corner of
EastLake Parkway and the future SR-125 freeway from Retail Commercial to Research and Limited
Manufacturing; 2) amend the EastLake II General Development Plan to change the land use
designation of 16.4 acres at the southeast corner of East Lake Parkway and SR-125 freeway (future
alignment) from Public Quasi-public to Research and Limited Manufacturing; 14.2 acres on the west
side of EastLake Parkway from Public/Quasi-public to Commercial Retail; and 2.0 acres at the
southeast corner of Fenton Street and EastLake Parkway from Research and Limited Manufacturing
to Professional & Administrative Commercial; and 3) amend the EastLake II Planned Community
District Regulations to accommodate the changes in land use.
The applicant is also requesting approval of a new Sectional Planning Area (SPA) plan and
associated regulatory documents for the 68,1 acres to be known as the Village Center North
Supplemental SPA. The new SP A contains Design Guidelines, Public Facilities Finance Plan, Water
Conservation and Air Quality Improvement Plans,
The Environmental Review Coordinator has detennined that, although the proposed project could
have a significant effect on the environment, there will not be a significant effect in this case because
mitigation measures have been incorporated and agreed to by the project proponent, A Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program were prepared, which must
be considered by the Planning Commission prior to a decision on the project (Attaclunent 3),
RECOMMENDATION:
I. Adopt attached Resolution GP A 02-07/PCM 01-15, recommending that the City council adopt
the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (lS-OI-
042) issued for the Project.
Page No.2, Item:
Meetio2 Date: 07/10/02
2, Adopt attached Resolution GPA 02-07/PCM 01-15, recommending that the City Council
approve the proposed amendments to the General Plan and EastLake II General Development
Plan and Planned Community District Regulations and Land Use Districts Map, Also, adopt the
new Sectional Planning Area (SPA) plan to be known as the EastLake Village Center North
Supplemental SPA,
BACKGROUND:
In 1992, the City Council approved amendments to the EastLake II General Development Plan and
EastLake I Sectional Planning Area (SPA) plan to accommodate a 485,000 sq. ft. medical center
complex at the northwest comer of Otay Lakes Road and Fenton Street within a planning area of
EastLake known as the "EastLake I Activity Center." This Activity Center, which replaced the
original commerciall residential mixed-use concept envisioned in the original SPA, incorporates
three major components: I) a neighborhood shopping center (south of Otay Lakes Road); 2) a
mixed-use entertainment and service oriented village center (east and west side of EastLake
Parkway); and 3) a major hospital/ medical center (see Figure 1),
The neighborhood commercial center, which existed at that time, is within the EastLake Greens
SPA, and, consequently, developed and administered under that SPA. Although this component of
the Activity Center was approved under separate design guidelines, its functional and aesthetical
relationship to the northern Activity Center components was significant. This component of the
Activity Center was used as an existing urban design reference,
To properly guide the Activity Center development, in 1992, the City Council also approved the
"EastLake I Activity Center Precise Plan Guidelines" for the above mentioned medical center mixed-
use concept. These design guidelines established specific urban design, landscaping and functional
goals and objectives to insure the integration of all aspects of the Activity Center into the
surrounding industrial and the overall EastLake planned community.
The Kaiser medical center project was never built and the property was re-acquired by The EastLake
Company who is proposing to re-define the northern portion of the Activity Center (north ofOtay
Lakes Road) into three separate and independent parcels tied together with other surrounding
properties/uses by urban design features and amenities. The new concept is outlined more
specifically in a new supplemental Sectional Planning Area (SPA) plan and associated regulatory
documents prepared for this planning area, This new Supplemental SPA plan, which includes
specific design guidelines for each parcel, will replace the previously adopted Activity Center
Precise Plan Guidelines and all other associated regulatory documents,
Page No.3, Item:
Meetin2 Date: 07/10/02
DISCUSSION:
I. Existing Site Characteristics
The Project involves 68.1 in two separate sites: a 54. I-acre site located at the northwest comer of
EastLake Parkway and Otay Lakes Road, hereafter referred to as the Western Parcel, and 13.6 acres
at the northeast comer of EastLake Parkway and Otay Lakes Road, hereafter referred to as the
Eastern Parcel (see Locator).
Western Parcel
The western parcel is presently vacant and has been mass graded in conjunction with the EastLake I
mass-grading program, and recently re-graded under an approved remedial grading permit. After the
most recent grading, the site is divided into two level building pads with an elevation difference of
approximately 20 feet. The lower pad, which is approximately 38.1 acres, drains from the northeast
to southwest to an existing detention basin located at the southwest comer ofthe site. The northerly
16.4 acres drains west to a catch basin located at the southwest, then piped to the above mentioned
detention basin.
The surrounding land uses include: I) the future SR-125 freeway alignment to the west; 2) the
Business Center I to the north and east across EastLake Parkway; and 3) the Von's Shopping Center
to the south across Otay Lakes Road. Access to this site is provided along all surrounding streets (see
Locator).
Eastern Parcel
The Eastern Parcel is located on the east side of East Lake Parkway between Otay Lakes Road and
Fenton Street. This site is approximately 13.6 acres, inclusive of an existing 4.0-acre church at the
east end; the parcel is vacant. As with the Western Parcel, this site was graded as part ofthe original
EastLake I mass grading program. The Church site is approximately 5 feet above the remainder site
and has direct access from Otay Lakes Road to the south.
The site is surrounded by Fenton Street and industrial uses to the north, EastLake Parkway to the
west; Otay Lakes Road to the south and Research and Limited Manufacturing uses to the east.
Access to the site is provided along all surrounding streets (see Locator).
Page No.4, Item:
Meetin2 Date: 07/10/02
2. Existing General Plan, SPA Land Use Designations and land use
General Plan CV Municipal Code PC District Land Existing Land Use
Zoning Use Designation
Western Parcel
Site Commercial Retail PC, Planned Village Center Vacant
Connuunity
North Industrial Research PC, Planned Business Center Industrial, EastLake
& Manufacturing Connuunity Parkway
South Connuercial Retail PC, Planned Open Space, Village Otay Lakes Road,
& Open Space Connuunity Center Von's commercial
center
East Industrial Research PC, Planned Business Center, Vacant, EastLake
& Manufacturing, Connuunity Village Center Parkway
Residential Low-
Medium
West Open Space PC, Planned Open Space Vacant, Future SR-
Community 125 Freeway
Eastern Parcel
Site Conunercial PC, Planned Village Center, Vacant
Professional & Connuunity Business Center,
Administrative Open Space
North Industrial Research PC, Planned Business Center, Industrial, Fenton
& Manufacturing Connuunity Open Space Street
South Residential Low- PC, Planned Residential Residential, Otay
Medium Connuunity Condominium Lakes Road
East Commercial PC, Planned Business Center Vacant, Industrial
Professional & Connuunity
Administrative
West Connuercial Retail PC, Planned Village Center Vacant, EastLake
Connuunity Parkway
3. Project Description
The proposed project includes amendments to the City's General Plan, the EastLake II General
Development Plan, EastLake I Sectional Planning Area Plan, and the EastLake II Planned
Community District Regulations and Land Use Districts Map. The proposed amendments are more
specifically described in the following paragraphs by individual parcel.
Page No.5, Item:
Meetin2 Date: 07/10/02
General Plan Amendments:
Western Parcel:
Change 16.4 acres at the northerly portion of the site from Commercial Retail to Research and
Limited Manufacturing (See Figure 2).
Eastern Parcel:
No General Plan Amendments are proposed for this site.
EastLake II General Development Plan Amendments:
Western Parcel:
Change 16.4 acres at the northerly portion from PQ, Public/Quasi-public to IR, Research and
Limited Manufacturing (see Figure 3).
Eastern Parcel:
Change the northerly 2.0 acres from BC-I, Business Center and OS-7, Open Space to VC-2, Village
Center Land Use designation (See Figure 3).
EastLake II Planned District Regnlations - Land Use Districts Map Amendments:
Western Parcel:
Change the northerly 16.4 acres from VC-I, Village Center to BC-3, Business Center- Core District
land use designation (see Figure 4).
Eastern Parcel:
Change 2 acres at the southeast comer of East Lake Parkway and Fenton Street from BC-I, Business
Center - Manufacturing District to VC-2, Village Center (Professional and Administrative/Limited
Retail), and 2 acres along the eastern edge of the subject site from OS-2, Open Space, to Village
Center (Professional and Administrative/Limited Retail) (see Figure 4).
EastLake II Planned District Regulations - Text Amendments:
In addition to various, minor clean-up type amendments, the project includes the following text
amendments:
Section III, Permitted Uses - Village Center:
Replace the definitions of the permitted, not permitted, CUP, etc symbols in Sections III. I , Permitted
Uses - Village Center and Section III.4; Permitted uses- Commercial Districts and Section IV.I
Permitted and Conditional Uses - Business Center. The new definitions clarify more specifically the
required planning process for land use listed in the Permitted Uses Table.
Page No.6, Item:
Meetin2 Date: 07/10/02
Change the Eating and drinking establishments pennitted land use to allow restaurants, coffee shops
and delicatessens with outdoor seating, subject to Site Plan and Architectural review.
Include Bank/Financial Institution with drive-thru as an allowable use; and delete the SIze
requirement for Furniture and Hardware stores from (<10,000 sf), to be at any size.
Redefine the permitted land uses in VC-2 to promote a Professional and Administrative land use
with Jimited commercial uses.
Section III .2. Property Development Standards - Village Center District:
Incorporate Property development standards, including building setbacks, building height for the
VC-I and VC-2 Land Use Districts
Section IV Business Districts:
Introduce a new BC-3 land use district with its corresponding land use district intent section, list of
permitted and conditional use permitted, and corresponding Property Development Standards.
Section( s) I.3.A Special Purpose Land Use Districts and V.2 Permitted and Conditional uses: Ouasi-
public facilities (PO):
Delete the future urban column fTom the permitted land use table.
Section VIII.2 Schedule of Off-street Parking Requirements:
Modify the off-street parking requirements for Planned shopping centers to allow for outdoor garden
related retail areas and restaurant outdoor seating without providing additional parking (see
Attachment 5, PC Regulations tab).
EastLake I Sectional Planning Area Plan (SPA) - Site Utilization Plan Amendments:
Western Parcel:
Merge the southern 14.2 acres of the 30.6-acre parcel identified as MC-lin the Site Utilization Plan
into the southerly adjacent VC-I parcel. Also, create a new parcel identified as E-IO with the
remaining 16.4 acres of the MC-I parcel (see Figure 5).
Eastern Parcel:
Merge 2-acres at the southeast comer of EastLake Parkway and Fenton Street (identified in the
adopted Site utilization plan as E-IO) and 2- acres along the eastern edge of the subject property
(identified in the adopted Site UtiJization Plan as OS-12, Open Space) into the southerly adjacent
YC-2 parcel (See Figure 5) to expand the existing VC-2 parcel from 10 to 13.6 acre s (According to
the previous calculations, it should be 14.1 acres, but the new figure is based on more precise
measuring of the existing parcels).
Page No.7, Item:
Meetin2 Date: 07/10/02
EastLake I Sectional Planning Area SPA plan - Text Amendments:
The proposed amendments reflect the change in urban design concept for the portion ofthe EastLake
I Activity Center known as the Village Center North. In order to simplify the amendment to the
adopted EastLake I SPA, the proposed SPA plan amendments are reflected in a separate
supplemental document to be known as as the EastLake I, Village Center North Supplemental SPA
(see Attachment 5). The new SPA plan contains Design Guidelines, Public Facilities Financing Plan
(PFFP), Air Quality Improvement Plan (AQIP), Water Conservation Plan (WCP), which are
supplemental to the ones found in the EastLake I SPA plan.
ANAL YSIS:
General Plan Amendment:
The proposed amendments to the General Plan consist primarily of changing the previously adopted
land use designation associated with the Kaiser Medical Center project to accommodate the new
Village Center concept proposed by The EastLake Company.
As indicated above, the requested General Plan amendment consist of changing 16.4 acres at the
northern portion of the site from Commercial Retail to Research and Limited Manufacturing. The
topographical difference of approximately 20 feet with the southerly adjacent portion ofthe site and
the parcel orientation towards the business center to the north, are the basis to support the requested
amendment. The proposed land use change will provide an additional 16.4 acres of Industrial
Research and Limited Manufacturing for employment type uses within the EastLake Community.
EastLake II General Development Plan Amendment:
Western Parcel:
The proposed amendments to the General Development Plan consist of changing the previously
adopted land use designation associated with the Kaiser Medical Center project to accommodate the
new Village Center concept proposed by the EastLake Company. As mentioned above, the
orientation and configuration of the northerly 16.4 acres is substantially more suitable for
employment land use and therefore more compatible with the EastLake Business Center to the north
and east.
The remaining 14.4 acres currently designated for Public Quasi-public and proposed to be changed
to Commercial Retail, will be added to the Commercial Retail parcel directly to the south to crate a
38 . I-acre commercial retail site. The combined acreage will allow the site to be developed as a major
commercial center to serve EastLake residents and the city as a whole.
Eastern Parcel:
The requested GDP amendment for this site involves changing the northerly 2 acres land use
designation from Research and limited Manufacturing to Professional and Administrative
Page No.8, Item:
Meetin2 Date: 07/10/02
Commercial. The land use change provides additional land area to accommodate a cohesive office
commercial development envisioned for this parcel in the new Supplemental SPA. With the
conversion of the 16.4 acres on the western Parcel to Research and Limited Manufacturing, the
acreage designated for employment in the EastLake Plarmed Community, will increase by 14.4
acres. This added acreage will contribute substantially to achieve the city's economic development
goals and objectives.
EastLake I Supplemental EastLake Village Center North SPA Plan:
EastLake I SPA Plan:
The EastLake Village Center North, which is referred to as the EastLake I Activity Center in the
adopted SPA plan, is located within the EastLake I SPA and functions as the town center for the
EastLake Planned Community, intended to serve the business center within the SPA and the
EastLake Planned Community as a whole. This Activity Center concept features three major
components: I) a neighborhood shopping center; 2) a mixed-use entertainment and service oriented
village center; and 3) a major hospital! medical center (see Figure I). This Activity Center replaced
the original commercial/residential mixed-use concept envisioned in the original EastLake I SPA.
To properly guide the above-mentioned EastLake I Activity Center development, in 1992, the City
Council approved the "EastLake I Activity Center Precise Plan Guidelines". The Design Guidelines
established specific urban design parameters, land use features and landscaping and functional goals
to insure the integration of all aspects ofthe Activity Center into the EastLake I SPA and the overall
planned community (see Figure 6). However, this concept, which was based on the Kaiser Medical
Center project as the major anchor, was never built due to Kaiser Permanente Medical Group's
decision not to build an additional hospital in San Diego County. Thus, the property was re-acquired
by the EastLake Company who is proposing to re-define the northern portion of the Activity Center
(north of Otay Lakes Road) into three separate and independent parcels tied together by their
relationship and interface with other surrounding properties and uses.
This new concept continues to be an increment of the overall EastLake Plarmed Community and it
should be, to a large extent, a continuation of the existing development in design and policy
regulations. The new concept is more specifically outlined in a new Supplemental SPA plan.
This new Supplemental SPA defines the development parameters, including the land use
designation, Urban Design Criteria Circulation, public facilities, Water Conservation Plan, Air
Quality Improvement Plan and other necessary components to ensure the proper integration of the
Village Center North into the existing surrounding Residential, commercial and industrial uses.
The following paragraphs describe in more detail some of the EastLake Village Center North
Supplemental SPA plan components.
Page No.9, Item:
Meetin2 Date: 07/10/02
Land Use:
Under the adopted EastLake II General Development Plan, PQ, Public Quasi-public, the EastLake
Village Center North was envisioned to contain a major medical center complex with a support
commercial, entertainment and civic uses, which resulted in a well integrated mixed-use project
illustrated in the latter adopted precise plan for the subject property. The new land use composition is
intended to create three separate parcels, each with a distinctive target land use designation, but tied
together by common urban design features and urban design guidelines. The land uses have been
crafted to provide independent development parameters and guidelines, but complementing each
other as the area is fully developed.
Circulation:
The EastLake Village Center North will be served by two major streets: EastLake Parkway and
Otay Lakes Road. The western parcel's main access is along Otay Lakes Road with secondary access
points along EastLake Parkway. Otay Lakes Road, which is a 6-lane Prime Arterial road will be
widened to seven lanes to accommodate a queuing lane for the future SR-125 freeway on-ramp and
acceleration and de-acceleration lanes for the commercial center site (Western Parcel) EastLake
Parkway will also be widened to five lanes to accommodate the required turning lanes at the
intersection with Otay Lakes Road (see Attachment 5, SPA Plan tab).
Regional access will be provided primarily by 1-805 located approximately 5 miles to the west, and
eventually by the future SR-125, immediately adjacent to the west. Required improvements
installation timing and financing mechanism are discussed in the Village Center North Public
FaciJities Finance Plan (see Figure 7).
Design Guidelines:
The EastLake Village Center Design Guidelines reflects the physical appearance for the type of
development envisioned such as a research and manufacturing facility within the northerly 16.4 acres
(E-l 0), a commercial center within the southerly 38.lacres (VC-I), and a professional administrative
complex with minor retail uses within the easterly 13.6 acres (VC-2). The Design Guidelines
stipulate design parameters that pertain to site planning, landscape architecture, architecture and
signage for the 68. I-acre project site- westerly and easterly parcels, and serve to provide appropriate
design criteria in the review of proposed developments for the respective areas of the project.
In addition, the EastLake Village Center Design Guidelines feature design elements such as trail
nodes along EastLake Parkway Thematic Corridor Trail System, which consist oftextured paving,
seating/rest areas and canopy trees. The proposed trail system also considers potential for future
transit faciJities. These elements are intended to promote pedestrian activity. The urban design
elements presented in the EastLake Village Center Design Guidelines promote a well-designed
commercial center, which will serve as a landmark "Gateway" to the EastLake Planned Community.
The EastLake Village Center Design Guidelines replaces the EastLake I Activity Center Precise Plan
Guidelines. However, applicable elements of the Precise Plan, such as a Park & Ride facility,
pedestrian oriented trail system, landscaping and signage, water features and community open space
Page No. 10, Item:
Meetin2 Date: 07/10/02
areas such as courtyards, patios, pergolas, and trellises to encourage pedestrian interaction have been
retained and incorporated within the EastLake Village Center Design Guidelines.
The Design Guidelines contain illustrations and guidelines to implement the design ideas presented
therein. Some of the urban design guidelines include land use diversity, site development character
and conceptual building/parking/open space relationships within the project. Because of the
importance of unifying themes and designs over an extended period oftime until full build out, the
Design Guidelines will be utilized to ensure overall consistency while allowing for flexibility on the
part of the Design Review Committee at the detailed site plan level.
Village Center North Supplemental Public Facilities Finance Plan:
The proposed Public Facilities Financing Plan (PFFP) has been prepared by City consultants based
on water, sewer, traffic, drainage, biology and other technical studies. As required by the City's
Growth Management Ordinance, the proposed EastLake Village Center North Supplemental PFFP
analyzes the impact ofthe project on public facilities and services and identifies the required public
facilities and services needed to serve the project to maintain consistency with the City's Quality of
Life Threshold Standards. The PFFP describes in detail the cost, financing mechanism and timing for
constructing public facilities.
The public facilities needed to serve the project will be guaranteed by placing conditions of approval
on the tentative parcel map, payment of DIF fees at the building permit stage, and/or utilizing
Community Facilities Districts to finance or maintain the public facility.
Transportation:
The City's Traffic Threshold Standard specifies that a Level of Service (LOS) of C or better, as
measured by average travel speeds on the arterial roads, shall be maintained with an exception that
during peak hours LOS D can occur for no more than two hours of the day or LOS E for one hour.
The EastLake Village Center North project is calculated to generate a total of 36,356 daily project
trips. Since no specific development is proposed on parcel E-I 0 or VC-2 at this time, an assumption
by the traffic consultant was made as to future traffic generation for these parcels and included in the
traffic model.
Street improvements required to serve the project include a new westbound lane on Otay Lakes Road
from EastLake Parkway to SR-125 and traffic signals and intersection widening at driveway
entrances to the shopping center and at street intersections such as EastLake Parkway and Otay
Lakes Road and EastLake Parkway and Fenton Street and Miller Drive. The applicant will also be
conditioned to provide fair share funding for cumulative impacts that will necessitate the future
widening of Olympic Parkway from SR-125 to EastLake Parkway and Otay Lakes Road from
Telegraph Canyon Road to "H" Street.
Page No. 11, Item:
Meetin2 Date: 07/10/02
With the construction of the project level street improvements and the cumulative level street
improvements, the City's Quality of Life Threshold Standards will be maintained at a Level of
Service of C in the morning peak hour and at a Level of Service ofB in the evening peak hour.
Based on the Traffic Impact Analysis prepared for the EastLake Village Center North project by the
City's traffic consultant, Linscott, Law & Greenspan, dated May 8, 2002, threshold compliance will
be maintained with implementation ofthe street improvements identified in the report and with the
payment of transportation DIF fees listed above. The EastLake Village Center North project will be
conditioned to pay Transportation DIF fees ($6,240 per EDU), Interim SR-125 fees ($820 per EDU)
and Traffic Signal Fees ($23.00 per vehicle trip generated per day) at the rate in effect at the time
building pennits are issued for the project.
Drainage:
The 68.I-acre site lies within the Telegraph Canyon Drainage Basin. This basin is served by
improved concrete drainage channels that run parallel to Telegraph Canyon Road. On-site, runoff is
contained on-site within a detention basin to reduce the impact of a I OO-year flood on downstream
facilities.
The project will be conditioned to provide for the conveyance of storm water flows in accordance
with City standards, policies and requirements. Sedimentation basins, on-site erosion protection,
urban runoff treatment, and ongoing maintenance will be provided as a condition of the project.
Water:
The Otay Water District will provide water service for EastLake Village Center North project.
Annexation into Improvement District 22 will be required prior to water service being provided. The
Otay Water District has facilities in the vicinity of the project that can provide water service. The
District will also provide recycled water to the project for landscape irrigation and other uses.
The total projected potable water demand for the Village Center North project is approximately
0.114 million gallons per day. The commercial fire flow is 5,000-gpm flow for 5 hours, which meets
the City's requirements. The necessary area-wide water improvements to serve the project have
been constructed. Sufficient water capacity and infrastructure exist to serve the EastLake Village
Center North project.
Sewer:
Sewer service to the project site is provided by the City of Chula Vista. The project will connect to
the existing i5-inch diameter Telegraph Canyon Trunk Sewer in Otay Lakes Road either directly or
via a sewer line located in EastLake Parkway. The trunk sewer facilities will accommodate sewage
flows from the project and other uses in the basin.
The City holds capacity rights of 19.843 mgd in the San Diego Metropolitan Sewerage System and
has 5.581 mgd remaining available capacity in the Metro Sewer System. The sewer service charges
Page No. 12, Item:
Meetin2 Date: 07/10/02
for this development will be assessed based on the quantity and quality of effluent that will be
generated from the site.
The sewer analysis determined that the land uses ofthe proposed project would result in a reduction
in sewage flow from those plarmed in previous studies. Because of the reduction in flows, the
planned improvements to the Telegraph Canyon Trunk Sewer will accommodate project flows.
Fire:
Development of the EastLake Village Center North project is not anticipated to change the need for
fire service in the area. Interim Fire Station #6, located at 975 Lane Avenue in EastLake Business
Center I would be the primary station to serve the project. In the long term, Fire Station No.6 will
be relocated to East "H" Street and Mount Miguel Road and Fire Station #8 will be constructed in
EastLake Woods.
Schools. Libraries and Parks:
The proposed project will not generate an increase in dwelling units or population in the project area.
Therefore, the development will not result in a need for new schools, libraries or parks. However,
the applicant will have to pay school fees at the rate in effect at the time building permits are issued.
EastLake II Planned Community District Regulations Amendments:
The EastLake II Planned Community District Regulations function as the zoning regulations for the
project. The PC District Regulations provide standards and regulations to guide the development of
the project. These regulations are applied in conjunction with the EastLake Village Center North
Design Guidelines to ensure the uses within the project are compatible and well designed.
The EastLake II Planned Community District Regulations adopted originally in 1985 and amended
in 1992 to allow the Kaiser medical center project, cover all of EastLake Hills, Shores, Business
Center and the Greens and Trails. This amendment only affects the commercial and industrial uses,
which occur in the EastLake Village Center North portion of the EastLake project.
The amendments essentially consist of fine-tuning the allowable uses in the Village Center North
parcels to reflect the proposed uses for the shopping center and professional and commercial
development on VC-2. Since BC-3 is being created as a new land use district (formerly part ofVC-
I) allowable land uses are being added to the regulations to reflect the City's intent to encourage
medical facilities and uses on BC-3. In addition, the property development standards have been
improved to reflect setbacks from Otay Lakes Road and EastLake Parkway as well as future SR-125.
New property development standards have been included for BC-3. The off-site parking
requirements for planned shopping centers of 5 spaces per 1,000 square feet of building area for all
uses except for outdoor garden areas and dining patios has been added to regulations. The remaining
provisions of the EastLake II Plarmed Community District Regulations remain unchanged.
Page No. 13, Item:
Meetin2 Date: 07/10/02
Water Conservation Plan:
The City's Growth Management Ordinance requires the preparation ofa Water Conservation Plan
for all projects. The reduction in water usage from the previously approved Kaiser Hospital project
(.421 mgd) as compared to the proposed EastLake Village Center North project (.122 mgd), equates
to .299 mgd savings, which is approximately 71 %. Numerous features have been included in the
proposed project to minimize the use of water during the construction and operation of the project.
The estimate potable water consumption with conservation measures is .067 mgd or a45% savings
as compared to no conservation.
The water conservation measures incorporated into the project are mandated fixtures and devices
such as showerheads, lavatory faucets, sink faucets, metering faucets in public restrooms,
flushometer valves, commercial water closets, urinals and irrigation oflandscaping with recycled
water. Non-mandated measures include hot water pipe insulation and pressure reducing valves.
The EastLake Village Center North Water Conservation Plan demonstrates the value in
incorporating all feasible water conservation measures in the buildings and irrigation systems for
commercial development. The implementation of these measures will contribute to preserving a
valuable natural resource.
Air Quality Improvement Plan (AQIP):
An Air Quality Improvement Plan was prepared for the project in accordance with Federal and State
requirements; and the City's General Plan Growth Management Element (OME) to meet federal and
state air quality standards. To implement the GME, the City's Growth Management Program
requires that major commercial/industrial projects prepare Air Quality Improvement Plans for all
Sectional Planning Area (SP A) Plans. The AQIP includes an assessment of how the project has been
designed to reduce emissions as well as identify appropriate mitigation measures.
The design concepts described and implemented in this AIQP for the Village Center North SPA are
essentially the same as those identified in a pilot study recently conducted by the city to develop
meaningful air quality improvement measures. Numerous features have been included in the project
and surrounding EastLake Community to minimize air quality impacts from construction and
operation ofthe EastLake Village Center North Supplemental SPA Plan. The AQIP outlines project-
level features that will assist in reducing air quality impacts (see Attachment 5, SPA Binder Tab).
CONCLUSION:
For the reasons mentioned above, staff recommends approval ofthe project subject to the conditions
listed in the attached draft City Council Resolution.
Page No. 14, Item:
Meetin2 Date: 07/10/02
Attachments
1. Planning Commission Resolution
2. Draft City Council Resolution & Ordinance
3. Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP)
4. Figures
5. Village Center North Supplemental SPA-Binder
6. Ownership Disclosure Form
J:\Planning\LUIS\Vi1lage Ctr. North\VILLAGE eTR REPORTS AND RESOS\PCM 01.15 ELK VCN PC Agenda 26 June 02.doc
RESOLUTION NO. GPA-02-07/PCM-01-15
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE MITIGATED
NEGATIVE DECLARATION IS-01-042 AND MITIGATION MONITORING
AND REPORTING PROGRAM, APPROVE AMENDMENTS TO THE CITY'S
GENERAL PLAN, EASTLAKE II GENERAL DEVELOPMENT PLAN,
EASTLAKE II PLANNED COMMUNITY DISTRICT REGULATIONS AND
LAND USE DISTRICTS MAP. ALSO, ADOPT A NEW SECTIONAL PLANNlNG
AREA SPA PLAN AND ASSOCIA TE REGULATORY DOCUMENT S FOR 68.1
ACRES AT THE NORTHEAST AND NORTHWEST CORNER OF OTAY
LAKES ROAD AND EASTLAKE P ARKW A Y.
WHEREAS, on February 23, 2001, a duly verified application was filed with the City of
Chula Vista Planning Department by The EastLake Company ("Developer"), requesting approval of
amendments to the City's General Plan, EastLake II General Development plan and EastLake II
Planned Community District Regulations. The Developer also requested approval of a new Sectional
Planning Area (SPA) plan and associated regulatory documents, including design guidelines, public
Facilities Finance Plan, Air Quality Improvement plan and Water Conservation plan for 68.1 acres
located at the northeast and northwest comer ofOtay Lakes Road and EastLake Parkway ("Project);
and,
WHEREAS, the area ofland which is subject matter of this Resolution is diagrammatically
represented in Exhibit "A" and commonly known as portion of the Eastlake I Activity Center, and
for the purpose of general description herein consists of approximately 68.1 acres located at the
northeast and northwest comers of Otay Lakes Road and EastLake Parkway within the EastLake
Planned Community ("Project Site"); and,
WHEREAS, the Environmental Review Coordinator determined that, although the proposed
project could have a significant effect on the environment, there will not be a significant effect in this
case because mitigation measures have been incorporated and agreed to by the project proponent. A
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared
which must be considered by the Planning Commission prior to a decision on the project; and,
WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program (IS-OI-042) has been prepared in accordance with the
requirements ofthe California Environmental Quality Act (CEQA), and the Environmental Review
Procedures of the City ofChula Vista; and,
WHEREAS, the Planning Commission finds that the Project environmental impacts will be
mitigated by adoption of the Mitigation Measures described in the Mitigated Negative Declaration,
and contained in the Mitigation Monitoring and Reporting Program, and that the Mitigation
Monitoring and Reporting 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 mitigation Monitoring Program; and,
WHEREAS the Planning Commission having received certain evidence on July 10,2002, as
set forth in the record of its proceedings herein by reference as is set forth in full, made certain
findings, as set forth in their recommending Resolution GPA 02-07/PCM-01-15 herein, and
recommended that the City Council approve the Project based on certain terms and conditions; and,
WHEREAS, the Plauning Director set the time and place for a hearing on the Project, and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the city and it mailing to property owners and within 500 feet of the exterior
boundaries of the property, at least 10 days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m., June
7,2000, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
recommcnds that the City Council adopt the attached Draft City Council Resolution and Ordinance
approving the Project in accordance with the findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA
VISTA, CALIFORNIA, this lOth day of July, 2002, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
Kevin O'Neil, Chairperson
ATTEST:
Diana Vargas, Secretary
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ADDRESS: Otay Lakes Road and Eastlake Parkway
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ATTACHMENT 2
Draft City Council Resolution & Ordinance
RESOLUTION
RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE MITIGATED
NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM IS-OI-042; APPROVE AMENDMENTS TO THE
CITY'S GENERAL PLAN, EASTLAKE II GENERAL DEVELOPMENT
PLAN, EASTLAKE II PLANNED COMMUNITY DISTRICT REGULATIONS
AND LAND USE DISTRICTS MAP. ALSO, ADOPT A NEW SECTIONAL
PLANNING AREA SPA PLAN AND ASSOCIATED REGULATORY
DOCUMENTS FOR 68.1 ACRES AT THE NORTHEAST AND NORTHWEST
CORNERS OF OT A Y LAKE ROAD AND EASTLAKE P ARKW A Y.
I RECITALS
A Project Site
WHEREAS, the areas ofland which are the subject of this Resolution are diagranunatically
represented in Exhibit A and hereto incorporated herein by this Resolution, and commonly
known as EastLake I Activity Center, and for the purpose of general description herein
consist of 54.5 acres at the northwest comer and 13.6 acres at the northeast comer of Otay
Lakes Road and EastLake Parkway within the EastLake Planned Community ("Project
Site")' and
, ,
B. Project; Application for Discretionary Approvals
WHEREAS, duly verified application was filed with the City of Chula Vista Planning
Department on February 23, 2001 by The EastIake Company ("Developer") requesting
amendments to the City's General Plan, EastLake II General Development plan, Eastlake II
Planned Community District Regulations. The Developer also requested approval of a new
Sectional Planning Area (SPA) plan and associated regulatory documents, including
design guidelines, Public Facilities Finance Plan, Air Quality Improvement Plan and
Water Conservation Plan for 68.1 acres located at the northeast and northwest comer of
Otay Lakes Road and EastLake Parkway ("Project); and,
C Prior Discretionary Approvals
WHEREAS, prior discretionary action of the development of the EastLake I portion of the
Project Site has been the subject matter of prior General Development Plan and Sectional
Planning Area (SPA) plan, EastLake II General Development Plan, Planned Community
District Regulations and Land Use District Map amendments, EastLake II Planned
Community District Regulations, resulting in the current land use designations, all
previously approved by City Council Resolution No. 16702 and Ordinance No. 2522 on
July 6, 1992; 2) a prior Development Agreement Between the City of Chula Vista and the
Kaiser Foundation Hospitals previously approved by City Council Ordinance 2522 on July
6, 1992 ; and,
D. Planning Commission Record of Application
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
July 10, 2002 and voted to forward a recommendation to the City Council on
the Proj ect; and,
WHEREAS, the proceedings and all evidence introduce before the Planning Commission at
the public hearing on this project held on July 10, 2002 and the minutes and resolution
resulting there from, are hereby incorporated into the record of this proceedings; and,
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project application
and notices of said hearings, together with its purposes given by its publication in a
newspaper of general circulation in the city, and its mailing to property owners within 500
ft. of the exterior boundaries of the Project Sites at least ten days prior to the hearing.
NOW THEREFORE BE IT RESOLVED that the City Council hereby find, determine and
resolve as follows:
II. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council does hereby find that the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (IS-OI-042) has been prepared in accordance with
requirements of the California Environmental Quality Act (CEQA), the State CEQA
Guidelines and the Environmental Review Procedures of the City of Chula Vista, and
hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program (IS-OI-042).
III. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council does hereby find that in the exercise of their independent review and
judgment, the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program (IS-OI-042) in the form presented has been prepared in accordance with
requirements of the California Environmental Quality Act and the Environmental Review
Procedures of the City ofChula Vista and hereby adopt same.
IV. APPROVAL OF GENERAL PLAN AMENDMENT
The Chula Vista General Plan Land Use Diagram is hereby amended as set forth and
diagrammatically represented in Exhibit "B," a copy of which is on file in the office of the
2
City Clerk, known as Document , to change the land use designation of 16.4 acres at
the northeast comer of EastLake Parkway and the future SR-125 freeway rrom Commercial
Retail to Research and Limited Manufacturing.
V. GENERAL PLAN INTERNAL CONSISTENCY
The City Council hereby finds and determines that the General Plan consistency is
internally consistent and shall remain internally consistent following the amendments
thereon in this Resolution.
VI. GENERAL DEVELOPMENT PLAN FINDINGS
THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL
DEVELOPMENT PLAN IS IN CONFORMITY WITH THE PROVISIONS OF THE
CHULA VISTA GENERAL PLAN, AS AMENDED.
The proposed amendments to the EastLake II General Development Plan reflects the land
use, circulation system and public facilities that are consistent with the City's General Plan
as proposed to be amended.
PLANNED COMMUNITY CAN BE INITIATED BY ESTABLISHMENT OF SPECIFIC
USES OR SECTIONAL PLANNING AREA PLANS WITHIN TWO YEARS OF THE
ESTABLISHMENT OF THE PLANNED COMMUNITY ZONE.
A sectional Planning Area Plan has been previously established for the Project Site, and a
new Supplemental Sectional Planning Area plan, which is a continuation of the EastLake I
SPA plan policies and development regulations, is included with the proposed project.
IN THE CASE OF PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH
DEVELOPMENT WILL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF
SUSTAINED DESlRABLITY AND STABILITY; AND THAT IT WILL BE IN
HARMONY WITH OR PROVIDE COMPATIBLE VARIETY TO THE CHARACTER
OF THE SURROUNDING AREA; AND THAT THE SITES PROPOSED FOR PUBLIC
FACILITIES, SUCH AS SCHOOLS, PLAYGROUNDS AND PARKS ARE ADEQUATE
TO SERVE THE ANTICIPATED POLPULATION AND APPEAR ACCEPTABLE TO
THE PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
The project does not involve residential development.
VII. ADOPTION OF AMENDED GENERAL DEVELOPMENT PLAN
In light of the findings above, the amended EastLake II General Development Plan is
hereby approved and adopted in the form presented to the City Council and on file in the
office of the City Clerk.
3
VIII. SPA FINDINGS/ APPROVAL
A. THE SECTIONAL PLANNING AREA (SPA) PLANS (AS AMENDED) ARE IN
CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN
AND THE CHULA VISTA GENERAL PLAN.
The new Village Center North SPA Plan reflect the land use, circulation system and
public facilities that are consistent with the EastLake II General Development Plan
and the City ofChula Vista General Plan as proposed to be amended.
B. THE SECTIONAL PLANNING AREA PLANS WILL PROMOTE THE
ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREAS.
The new SPA plan includes a Supplemental Public Facilities Finance Plan that
outlines the required inrrastructure to serve the Project, the timing of installation and
the financing mechanisms to promote the orderly sequentialized development of the
Project.
C. THE EASTLAKE SECTIONAL PLANNING AREA (SPA) PLANS, AS
AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE,
RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL
QUALITY.
The Land uses within the EastLake I Village Center Supplemental SPA plan
represent the circulation system and overall land use intent as previously envisioned
in the EastLake II General Development Plan. Thus, the new SPA will not adversely
affect the adjacent land uses, residential enjoyment, circulation or environmental
quality of the surrounding uses.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT
SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION,
AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH
AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF
SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH
DEVELOPMENT WILL MEET PERFORMANCE STANDARDS
ESTABLISHED BY THIS TITLE.
The orientation and configuration of the northerly 16.4 acres is substantially more
suitable for employment land use and more compatible with the EastLake
Business Center to the north and east. Thus, changing the previously adopted land
use designation rrom Public Quasi-Public to Research and Limited Manufacturing
is appropriate in area, and will not affect the surrounding areas. This added
4
acreage will contribute substantially to achieve the city's economic development
goals and objectives.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER
SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA, LOCATION AND OVER-ALL PLANNING TO
THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE
PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH
DEVELOPMENT.
The orientation and configuration of the northerly 16.4 acres is substantially more
suitable for employment land use and more compatible with the EastLake
Business Center to the north and east. Thus, changing the previously adopted land
use designation from Public Quasi- public to Research and Limited
Manufacturing is appropriate in area, and will not affect the surrounding areas.
This added acreage will contribute substantially to achieve the city's economic
development goals and objectives.
F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The Project Site will be served by two major streets: EastLake Parkway and Otay
Lakes Road. The western parcel's main access is along Otay Lakes Road with
secondary access points along EastLake Parkway. Otay Lakes Road, which is a 6-
lane Prime Arterial road will be widened to seven lanes to accommodate a
queuing lane for the future SR-125 freeway on-ramp and acceleration and de-
acceleration lanes for the commercial center site (Western Parcel). EastLake
Parkway will also be widened to five lanes to accommodate the required turning
lanes at the intersection with Otay Lakes Road.
Regional access will be provided primarily by 1-805 located approximately 5
miles to the west, and eventually by the future SR-125, immediately adjacent to
the west. Required improvements installation timing and financing mechanism are
discussed in the Village Center North Public Facilities Finance Plan. Thus, the
streets proposed to serve the Project Site are suitable and adequate to carry the
anticipated traffic thereon.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION (S) PROPOSED AND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION (S).
The proposed amendments increase the acreage designated Commercial Retail to
allow for a major commercial center development to provide needed commercial
5
facilities, such as a major department store, and facilities, including restaurants and
other similar uses, to complement the existing neighborhood serving commercial
center.
H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The proposed amendments are consistent with the previously approved plans and
regulations applicable to surrounding areas, and therefore said development can be
planned and zoned in coordination and substantial compatibility with said
development.
BE IT FURTHER RESOLVED that in light of the findings above, the City Council does
hereby approve the EastLake Greens and EastLake Trails SPA amendments and adopts the
new EastLake II Sectional Planning Area SPA plan as presented in Exhibit C subject to the
conditions set forth below:
IX. SPA PLAN CONDITIONS OF APPROVAL
1. Provide a 50-space park and ride facility within the Western Parcel and a 10-space
facility in the Eastern Parcel. The exact location, configuration, maintenance
responsibility and ownership of the facility shall be defined as part of the precise plan
(DRC) for each individual Parcel.
ry
The EastLake Company shall design and construct a bus stop, shelter, trash receptacle
and bench at the location designated by the City's Transit Coordinator on Otay Lakes
Road.
3. Implement the Federal and State mandated conservation measures outlined In the
EastLake I Supplemental Water Conservation Plan.
4. Implement the non-mandated water conservation measures, which include I) Hot Water
Pipe Insulation 2) Pressure Reducing Valves, and 3) Water Efficient/Drought Tolerant
Landscaping.
5. Prior to approval of building permits for each phase of the project, the applicant shall
demonstrate that air quality control measures outlined in the EastLake I Supplemental Air
Quality Improvement Plan pertaining to the design, construction and operational phases
of the project have been incorporated in the project design.
6. Trash collection areas shall be covered, bermed or other approved method as approved by
the City Engineer to prevent runoff of polluted water across paved areas into the storm
drainage systems.
6
X. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the forgoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, and any of such conditions fail to be so
implemented and maintained according to the their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of shall
future building permits, deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted, instituted and prosecute litigate or
compel their compliance or seek damages for their violations. No vested rights are gained
by Developer or successor in interest by the City approval of this Resolution.
XI. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
enforceability of each and every term provision and condition herein stated; and that in the
event that anyone or more terms, provisions or conditions are determined by the Court of
competent jurisdiction to be invalid, illegal or unenforceable, if the city so determines in its
sole discretion, this resolution shall be deemed to be revoked and no further in force or in
effect.
Presented By:
Approved as to form by:
Robert A. Leiter
Director of Planning
John Kaheny
City Attorney
J:\Planning\LUIS\Vil1age Ctr. North\VILLAGE eTR REPORTS AND RESOS\PCM-OI-15CC RESQ,doc
7
_._,,__.+_ ..__._. "_~""._m,,"_,_"_"_.____"___'mu.._...._
For City Council Resolution
EXHIBIT B
(See Attachment 1 of the staff report,
Exhibit B)
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING AMENDMENTS TO THE EASTLAKE II PLANNED
COMMUNITY DISTRICT REGULATION AND LAND USE DISTRICT MAP.
1. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Ordinance Amendment
are diagrammatically represented in Exhibit A and hereto incorporated herein as
Exhibit A; and for the purpose of General description herein consist of 68.1 acres at
the northwest and northeast comers ofOtay Lakes Road (Project Site); and,
B. Project; Application for Discretionary Approval
WHEREAS, on February 23, 2001, The Eastlake Company ("Developer") filed an
application requesting approval of amendments to the EastLake II Planned
Community District Regulation and Land Use District Map; and,
C. Prior Discretionary Approvals
WHEREAS, prior discretionary action of the development of the EastLake I portion
of the Project Site has been the subject matter of prior General Development Plan
and Sectional Planning Area (SPA) plan, EastLake II General Development Plan,
Planned Community District Regulation and Land Use District Map amendments,
resulting in the current land use designations, all previously approved by City
Council Resolution No. 16702 and Ordinance No. 2522 on June 30, 1992; 2) a prior
Development Agreement Between the City of Chula Vista and the Kaiser
Foundation Hospitals previously approved by City Council Ordinance 2522 on July
6, 1992 ; and,
D. Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on said
project on July 10, 2002, and voted to recommend that the City Council approve the
amendments to the EastLake II Planned Community District Regulations and Land
Use Districts Map in accordance with the findings listed below.
The proceedings and all evidence introduced before the Planning Commission at
their public hearing on this Project held on July 10, 2002, and the minutes and
resolutions resulting therefrom, are hereby incorporated into the record of this
proceeding.
E. City Council Record on Applications
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on July 23, 2002 on the Discretionary Approval
Application, and to receive the recommendations of the Planning Commission, and
to hear public testimony with regard to same; and,
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this Ordinance was
introduced for first reading on July 23,2002, the City Council of the City ofChula
Vista approved Resolution No. by which it imposed amendments on
EastLake II General Development Plan, and adopted a new Supplemental Sectional
Planning Area (SPA) for 68.1 acres to be known as the Village Center North
Supplemental SPA, including Design Guidelines, Public Facilities Financing Plan,
Supplemental Public Facilities Finance Plan, Air Quality and Water Conservation
Plans.
II NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain as
follows:
A. FINDINGS FOR APPROVAL OF P-C PLANNED COMMUNITY ZONE
The City Council hereby finds that the proposed Amendments to the Planned
Community District Regulation and Land Use District Map are consistent with the
City of Chula Vista General Plan, as amended, and public necessity, convenience,
the general welfare and good zoning practice support the amendments.
B. APPRO V AL OF PLANNED COMMUNITY ZONE
The City Council does hereby approve the Planned Community District Regulation
and Land Use District Map as represented in Exhibit C.
III. INV ALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that in
the event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be
deemed to be automatically revoked and of no further force and effect ab initio.
IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
Presented by:
Approved as to form by:
Robert A. Leiter
Director of Planning
John Kaheny
City Attorney
J:\Planning\LUIS\Village Crr. North\VILLAGE CTR REPORTS AND RESOS\PCM.OI.15 CCORD.doc
F or City Council Ordinance
EXHIBIT A
(See Attachment 1 of the staff report,
Exhibit A)
and
EXHIBIT C
(See Attachment 5 of the staff report,
PC District Regulations Tab)
ATTACHMENT 3
Mitigated Negative Declaration
Mitigated Negative Declaration
PROJECT NAME:
EastLake Village Center North
PROJECT LOCATION:
Northwest and northeast of the EastLake Parkway/Otay Lakes
Road intersection
ASSESSOR'S PARCEL NO.: 595-070-27,28; 595-232-22, 23
PROJECT APPLICANT:
The EastLake Company
CASE NO.:
Case No. IS-Ol-042
DATE:
June 1],2002
A. Project Setting
The proposed EastLake Yillage Center North projcct (hereinafter referred to as "the proposed
project") involves approximately 68.1 acres (ac) located at the northwest and northeast comers of
EastLake Parkway and Otay Lakes Road in the City of Chula Yista. Adjacent uses include:
future SR-125 to the west; the retail/commercial "Yons" center to the south; vacant land and
developed parcels within the EastLake Business Centcr I to the east and north. Single-family
homcs (EastLake Shores) are located to the west of future SR-125. Townhomes within EastLake
Grccns are locatcd to thc southeast of thc site, south of Otay Lakes Road (Figures I and 2).
The site has been prcviously graded in accordance with the approved master grading plan for the
EastLakc I Sectional Planning Area (SPA). Approximately 54.5 acrcs of the site (designated as
YC-I (38.1 ac) and E- I 0/BC-3 (16.4 ac) is locatcd west and south of EastLake Parkway and is
currcntly being graded under an approved rcrncdial grading pernlit (see Section C below). The
elevation of this portion of thc sitc has bccn altercd due 10 the current grading operations.
Generally. the site slopcs Irom the northeast to thc southwest toward an existing, onsite delcntion
basin. Disturbed land covers the majority of the site. Non-native grassland and ornamenlal
landscaping also occur onsite.
The EastLakc II General Development Plan (GDP) designatcs the approximate southern half of
thc site for Rctail Commcrcial (RC) use, and dcsignates the approximate northern half of the site
for Public/Quasi-Public Use (PQ) (Figurc 3). The EastLake I SPA currently designates the
approximate southcrn half of the sile for Yillage Center uses (i.e., retail, restauranls, offices,
open space, public facility, etc.) and thc approximate northern half of the site for medical center
use (Figure 4).
The projcct sitc also includes approximatcly 13.6 ac. east of EastLake Parkway (designated as
YC-2). The western approximately tcn acres of this site is vacant, and an existing church
occupics the remaining acreagc within YC-2. Thc YC-2 site has also been previously graded
undcr the aforementioned master grading plan. This portion of thc projcct site also drains from
06/11/02
the northeast to thc southwest. Non-native grassland and ornamental landscaping occurs on this
portion of thc site. The EastLakc II General Dcvelopment Plan (GDP) designates the southern
approximately II acres of this portion of the site as Professional and Administrative and
approximately two acres of the site as Research & Limited Manufacturing. The EastLake I SPA
currently designates the southern approximatcly II acres of the site for Village Center uses and
the remainder of the site for Employment uses.
B. Project Description
The proposed project encompasses three separate land use districts (Figure 5):
. Yillage Center-l (YC-l): 38.I-acres at the northwest comer of Otay Lakes Road and
EastLake Parkway intendcd for retai1Jconunercial use;
. Business Center-Core District (BC-3): 16.4-acres north of VC-I and west of EastLake
Parkway intended as a cxtension of thc EastLakc Business Center District to the north;
and
. Village Center-2 (VC-2): l3.6-acres at the northeast corner of Otay Lakes Road and
EastLakc Parkway intended for professional administrative and limited retail uses.
The majority of thc proposcd project addresscs the futurc development of VC-l. Specifically,
the proposed projecl involvcs thc development of an approximately 380,000 square foot (SF)
shopping center on the YC-I portion of the project site. The site would be dividcd into
approximately 12 parcels. Two of the parcels would include "big box" users, potentially Target
and Lowe's, with the remaindcr of the parcels providing a variety of retail, commercial,
restaurant llses. Under the proposcd amended EastLake II Planncd Community (PC) District
Regulations, two uses currcntly bcing proposed for the shopping center would rcquire a
Conditional Usc Pcnnit (CUP). These uses arc a car wash/gasoline station and a drive-thru
restaurant.
Several discretionary actions are required to implement the shopping centcr within the YC-I
district. These include:
. EastLake II GDP Amendment to: change 16.4 acres of Public/Quasi-Public Use to Research
& Limited Manufacturing and 2.0 acres located at the northeast comer of EastLake Parkway
and Fenton Street from Research & Limitcd Manufacturing to Professional & Administralive
. EastLake I SPA Amendment (Supplcmcntal SPA Plan) to:
o change 30.6 acrcs of Medical Ccnter-l (MC-l) use to 16.4 acres of Village Ccnter
Employment (E-l 0) and 14.2 acres ofYillage Center-I (YC-I);
o change pcnnitted land uses and property dcvelopment standards for VC-I (PC District
Regulations);
o rcpeal thc Prccise Plan and adopt new Dcsign Guidclines;
o replace the cxisting Air Quality Improvemcnt Plan and Watcr Conservation Plan; and
o prepare a Supplemental Public Facilities Financing Plan that addresses thc proposed
proj ect.
. Design Review;
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06/11102
. Parcel Map to subdivide the VC-I site into approximately 12 separate lots for sale or lease;
and
. CUP pursuant to Section III.I of the proposed EastLake II Planned Community District
ReguIations for the proposed gas station/car wash and drive-thru restaurant.
The Applicant is also requesting the fol1owing discretionary actions that would affect future
development of the BC-3 and VC-2 parcels ofthe project:
BC-3
. General Plan Amcndment (GPA) to change 16.4 acres of Commercial Retail designation to
Industrial Rcsearch & Limited Manufacturing;
. EastLake II GDP Amcndrncnt to change 16.4 acres of Public/Quasi-Public use to Industrial
Research & Limitcd Manufacturing;
. EastLake I SPA Amcndmcnt (Supplemental SPA Plan) to:
o change 30.6 acres of Mcdical Center-l (MC-l) use to 16.4 acres to Yillage Center
Employment (E-IO) and 14.2 acres ofYil1age Center-l (YC-I);
o change 16.4 acres from VC-l to BC-3 and change permitted land uses for BC-3 (PC
District Regulations);
o repeal the Precise Plan and adopt new Design Guidelincs;
o replace the existing Air Quality Improvement PIan and Water Conservation Plan; and
o preparc a Supplemental Public Facilities Financing Plan that addresses the proposed
project.
. Land Use District Map Amendment to change 16.4 acres of Village Center I (YC-I) to
Busincss Ccnter -- Core District.
No site plan is being proposed for the BC-3 parcel at this time. See Section E below for a
discussion of futurc environmental evaluation pertaining to futurc development of this parcel.
YC-2
. EastLake II GDP Amcndmenl to change two acres of Research & Limited Manufacturing to
Professional & Administrative;
. EastLake I SPA Plan Amendmcnt to:
o change two acres of Employment designation to Yil1agc Center-2 (VC-2);
o change two acres from Business Center-Manufacturing Park District (BC-l) and Open
Space (OS-7) to Yillagc Ccntcr-2 (YC-2) and change the permilted uses and property
developmcnt standards for YC-2 (PC District Regulations);
o repeal the Prccise Plan and adopt ncw Design Guidelines; and
o replacc the existing Air Quality Improvement Plan and Water Conservation Plan; and
o prepare a Supplemenlal Public Facilities Financing Plan that addresscs the proposed
project.
No site plan is being proposed for the YC-2 parccl at this time. See Section E below for a
discussion of future environmental evaluation pcrtaining to future development of this parceL
3
06/1 1/02
C. Prior Approvals and Environmental Documentation
EastLake Master EIR
A Master EIR (ErR 81-03) was completed for the 3,073-acre EastLake community in February
1982. This Master ErR considered the impacts associated with the armexation of the project site
from the County of San Diego to the City of Chula Vista, as well as the potential impacts
associated with the implementation of a General Plan Amendment, prezoning and General
Development Plan for the future EastLake Development.
EastLake I SPA Plan Supplemental EIR
Subsequently in 1984, a Scctional Planning Area (SPA) Plan was developed for approximately
1,268 acres of the 3,073-acre EastLake community. This SPA plan, referred to as EastLake I,
was prepared as a refinement and implementation framework for the Planned Conununity zoning
previously applicd to the sile in 1982. A Supplemcntal EIR (ErR 84-01) was certified in
February 1985 that addressed the EastLake I SPA Plan and two accompanying Tentative
Subdivision Maps, one of which included thc subject EastLake Village Center.
EastLake I SPA I'laJ1__Amg1dmcnt/Kaiser Permancnte C~hula Vista Medical Center Supplemental
EIR
In June 1992, a Supplcmcntal EIR (EIR 92-01) was certified for the EastLake I SPA Plan
Amendment/Kaiser Permancntc Chula Vista Medical Center. EIR 92-01 specifically addressed
the subject Village Center sitc. The EIR addressed an amendment to the EastLakc I General
Development Plan and SPA Plan in order to: I) convert the adopted land uses in the northern
portion of thc site to medical center uses; 2) delete the adopted residential land use within the site
and expand the acrcagc allocated for office/retailuses; and 3) eliminate 2.0 acres from the site in
order to create additional cmploymcnt uses with the EastLakc Business Center. The SPA plan
amendment required the approval of the EastLake [ Public Facilities Finance Plan (PFFP)
Update and the approval of an Air Quality Improvement Plan (AQIP) and Water Conservation
Plan (WCP) pursuant to the City's Growth Management Program. ErR 92-01 also addressed a
Conditional Use Permit/Precise Plan for the phascd constructionofJhe Kaiser Permanente Chula
Vista Medical Center on the northern 30.6 acres of the subject site. The EastLake I GDP and
SPA Amcndment was approved by Resolution No 16702 on June 30,1992 and provided for the
following entitlcments:
. 785,000 SF. 439-bed (full buildout) Mcdical Center, 485,000 SF of medical and
administrative offices, 35.000 SF central plant, three parking structures to accommodate
4.271 cars. and surface parking for an additional 148 cars on northern 30.6 acres of site;
4
06/11/02
. 17.3 acres retail commercial (village center use) and 11.9 acres of open space/public facility;
and
. 6 acres of office/commercial, 4 acres of community purpose facility and 2 acres of
employment.
While GDP and SPA amendments and a CUP for thc hospital were approved, no development
has occurred on the sitc to date.
Olympic Parkway Disposal Sites 1'vfND
In December 2001, a Mitigated Ncgativc Declaration (IS-02-009) was prcpared for the Olympic
Parkway Disposal Sites. This MND addressed the temporary disposal of up to 250,000 cubic
yards of material from thc grading of Olympic Parkway at lhe EastLake Village Center site. A
grading permit was issued for the disposal of the material on the site. These grading activities
are ongomg.
D. Compliance with Zonin2 and Plans
The proposed project site is within a Planned Community (PC) District. The EastLake II PC
District Regulations are proposed 10 be amended as part of this project to change permitted land
uses and property development standards for the Village Center-I (VC-I), Business Center-Core
District (BC-3) and Yillage Center-2 (YC-2) land use districts. Amendments to the General
Plan, EastLake 11 General Dcvclopment Plan and EastLake I SPA Plan are also required for the
proposed projcct to comply with regulating plans.
Eo Subsequcnt Environmcntal Review for YC-2 and BC-3
As stated in Section B above, the focus of this analysis is thc commcrcial development proposed
for YC-l. No site plans are being proposcd for the VC-2 and BC-3 parcels at this time. Future
development of these parcels would be govcrned by thc proposcd Planncd Community District
Regulations am! Design Guidclincs. Specifically, the PC District Regulations set forth the
developmcnt and land use standards for an property within the EastLake 11 General Development
Plan area by cstablishing: setbacks; building hcights; parking requirements; landscape
requiremcnts; use restrictions; animal regulations; density of development; lot size, width and
depth; fencing requirements; and signing regulations. Sections III and IV of the PC District
Regulations specify the types of uses that are permitted, conditionally permitted and not
permitted within YC-2 and BC-3 districts. respectively.
5
0611 1102
Future site plans for the VC-2 and BC-3 parcels will be evaluated against the adopted PC District
Regulations and Design Guidelines specific to these parcels. In addition, an environmental
evaluation of issues related to the proposcd land uscs, such as but not limited to land use
compatibility with adjacent uses, noise, and aesthetics would need 10 be conducted at the time a
future site plan is proposed. In addition, the nced for any new, or cxpansion of, a public service
specifically related to a proposed use (such as emergency services and disposal of medical/toxic
waste related to hospital or other medical facility, disposal of biotechnical waste related to
biotechnical research facilities, etc.) would need to be evaluated for environmental
considerations.
On the other hand, physical features of these parcels, including geology, biology, cultural and
paleontological resources and drainage, have been addressed in current technical studies or prior
environmental documentation, and therefore would not need further analysis. With respect to
traffic, a worst-case traffic analysis has bccn prepared that assumed the highest trip-generating
land uses allowed on thcse parcels. As long as the total trip generation for the three parcels (VC-
I, YC-2 and BC-3) does not exceed that projectcd in the 2002 LLG traffic study for the EastLake
Yillage Center North project (i.e., 36,356 average daily trips), no further traffic analysis would
be required. Similarly, a worst-case scwage gencration and watcr demand analysis was
conducted. Provided that the ultimate development that is proposed for the VC-2 and BC-3
parcels is in confonnancc with the PC District Regulations and Design Guidelines, no additional
water or sewer analyses would bc required.
F. Identification of Environmental Effects
The City ofChula Vista detennined that the proposed project will have significant cnvironmental
effects othcr than what has becn previously identi tied in prior environmental documentation.
These effects have been mitigatcd. The preparation of an Environn1ental Impact Report will not
be requircd. This Mitigated Negative Declaration has been prepared in accordance with Section
15070 of the State CEQA Guidelines.
Transportation and Circulation
The Transportation and Circulation analysis contained in SEIR 92-0 I has been updated with a
traffic study specific to the proposed project. This study, entitled "Traffic Impact Analysis,
EastLake Village Center North" prepared by Linscott, Law & Greenspan and dated May 8, 2002,
addressed the traffic impacts of a 420,000 SF regional shopping >:enter and 50 park and ride
spaces on the YC-I parcel, 4.30 acres ofrctail, 2.3 acres of restaurant use, 2.74 acres of medical
offices on the YC-2 parcel, and a 12S-bed hospital and 78,000 SF of medical offices on the BC-3
parcel. While a site plan and rcgional shopping center on YC-I are currently being considered
and are the primary subject of this analysis, no site plan has been proposed for YC-2 or BC-3 at
this time. However, in ordcr to analyze a worst-case future traf'llc condition, the highcst traffic-
generating allowable uses on these parcels was assmncd.
The aforementioned land uscs would generatc 36,356 avcrage daily trips (ADT). This is 13,084
less average daily trips than thc traffic volumc calculated for the development currently entitled
for the sitc (Kaiscr Pcrmanente Medical Center, YC-2, E-l 0, YC-I and OS-16; see Section C).
6
06/11/02
Accounting for pass-by trips (trips attracted to thc site from traffic already on the street system
and passing near the site while going from one location to another), the PM peak hour trip
generation would be 3,050 trips. Only the PM peak hour time frame was analyzed since this
rcpresents lhe worst-case scenario. Of the PM peak hour trips, 1,558 trips (51%) would be
attributed to the proposed regional shopping center on the VC-I parcel, 850 trips (28%) would be
attributed to the worst-case development of the VC-2 parcel, and 642 trips (21 %) would be
attributed to the worst-case development of the BC-3 parcel.
Intersection (PM peak hour) and strcet scgmcnt operations (ADT) within the study area were
analyzed for the following scenarios:
. Existing plus Project (near term)
. Year 2005 without SR-125 (short tern1, approximate opening year of the project)
. Year 2005 with SR-125 (short tcrm, approximate opening year of the project)
. Buildout (complete buildout of planned developments and the street nctwork in the Eastern
Territories)
Intersection Analysis
Table I shows the PM peak hour signalized and unsignalized intersection operations for the
Existing plus Project, Year 2005 without SR-125 and Year 2005 with SR-125 scenarios. All
signalized intersections are calculated to operate at LOS D or bctter with projcct traffic. Based
on the City of Chula Vista's Significance Criteria, two unsignalized intersections (EastLake
Parkway/Miller Drive and EastLakc Parkway/Fenton Street) are calculated to operate at LOS F
during the Existing plus Project, Year 2005 without SR-125 and Year 2005 with SR-125
scenaflOS. The proposed project would result in direct, but mitigable impacts on these
intcrscctions in the near and short-term sccnarios.
Table 2 shows the peak hour intersection operations at kcy study area signalized and
unsignalized intersections with project traffic at buildout. With buildout tramc, all signalized
intersections are calculated to operate at LOS D or bcttcr cxcept thc Otay Lakes RoadlMain
Entrance (Vons Driveway) which is calculated to operate at LOS E. AM and PM peak hour
analyses were conducted at Otay Lakes Road/EastLake Parkway intersection. This intersection
was calculated to operate at LOS D in the PM peak hour and LOS E in thc AM peak hour. The
unsignalized intcrscctions of EastLake Parkway/Miller Drive and EastLake ParkwayIFenton
Street continuc to operate at LOS F in the buildout condition. The proposed project would rcsult
in direct. but mitigabJe impacts on these intersections at buildout.
Street Segments
Table 3 shows the daily street segment operations for the Existing plus Project, Year 2005
without SR-125 and Year 2005 with SR-125 scenarios. In the Existing plus Project scenario, all
key study arca scgments are calculated to opcratc at LOS C or better with project traffic except
the segment of Telcgraph Canyon Road between Paseo Ranchero and Otay Lakes Road and
EastLakc Parkway north of Miller Drive which are calculated to operate at LOS D. For Year
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06/11102
2005 with project traffic and without SR-125, all key study area segments are calculated to
operate at LOS C or better exccpt Otay Lakes Road north of East H Street (LOS F) and Otay
Lakcs Road between East H Street and Telegraph Canyon Road' (LOS F). These same two
segments are calculated to operate at an unacceptable LOS in the Year 2005 with SR-125
scenario. Otay Lakes Road North of East H Strcet would operate at LOS D, and Otay Lakes
Road between East H Street and Telegraph Canyon Road would operate at LOS E.
A near-term analysis of Telegraph Canyon Road and Otay Lakes Road segments was conducted
based on the City of Chula Vista's Growth Management Ovcrsight Committee (GMOC) Traffic
Monitoring Program (TMP) methodology. Only these segments were analyzed because the
City's significance criteria dictatcs that if planning analysis (volume/capacity) indicates LOS D,
E or F, the GMOC method shall be utilized in the short-term (0-4 years). These segments are the
only roadways located within GMOC arterial street segments that are calculated to operate at
LOS D or worse. While EastLake Parkway north of Miller Road would operate at LOS D in the
near term, it is not a GMOC arterial. The GMOC analysis concluded that the decrease in speeds
on the subject segments of Telegraph Canyon Road and Otay Lakes Road were not sufficient to
reduce the levels of service below C, and lhere would be adequate arterial level of service on
thesc segments in the ncar term. Based on the GMOC threshold, the proposed project would not
result in significant impacts on these segments ofTelcgraph Canyon Road and Otay Lakes Road.
Table 4 shows the daily strcet segment operations with projcct traffic at buildout. With buildout
traflic, all street segments are calculated to opcrate at LOS C or better cxcept the following:
. Otay Lakes Road, north of East H Strcet (LOS E),
. Otay Lakes Road, East H Slreet to Tclegraph Canyon Road (LOS F),
. Otay Lakes Road, SR-125 to the Vons drivcway (LOS F),
. Otay Lakes Road, Vons driveway to EastLake Parkway (LOS E),
. EastLake Parkway, south of Olympic Parkway (LOS D), and
. Olympic Parkway, SR-125 to EastLake Parkway (LOS F).
The proposed project would result in direct impacts on Otay Lakes Road between SR-125 and
the Vons driveway and between the Vons driveway and EastLake Parkway. The proposed
project would result in cumulative, but mitigable impacts on Otay Lakes Road north of H Street
and between H Street and Telegraph Canyon Road, as well as Olympic Parkway from SR-125 to
EastLake Parkway. The traffic impact is considered cumulative because these three segments
are not adjaccnt to the project. Thc scgment of EastLake Parkway south of Olympic Parkway
would operate al LOS D, however lhe adjacent intersections are calculated to operate at an
acccptable level. Therefore. the proposed project would not result in a significant impact on this
intcrscction.
Thc LLG traffic analysis also addrcsscd site circulation including truck access. left-turn storage
lengths, and intersection geometry at project driveways for VC-2 and BC-3 parcels and storage
lengths of turn lanes. Potential impacts that were identified internal to the site do not represent
impacts to public streets, and therefore do not require mitigation. Bascd on the site
circulation/access analysis, thc currcnt storage provided in the eastbound, northbound and
southbound Icft-tulll lanes at the Otay Lakes Road/EastLake Parkway intersection may not be
8
06111102
adequate to accommodate buildout traffic volumes. Similarly, at the EastLake ParkwaylFenton
intersection, the southbound, westbound, and northbound left-turn lane lengths may not be
adequate to accommodate buildout traffic volumes based on existing left-turn lengths. At the
EastLake Parkway/Miller Drive intersection, the westbound and northbound left-turn lengths
may not be adequate to accommodate buildout lraffic volumes based on the existing left-turn
lane lengths. Additional storage length can be provided at these three intersections to mitigate
these cumulative impacts.
Air Quality
The proposed project would contribute to ambient air quality during the construction and
operation phases of the project. The air quality analyses in SEIR 92-01 and the Olympic
Parkway Disposal Sites MND (IS-02-009) address temporary construction-related emissions
pcrtaining to the grading of the site. These analyses are incorporated by reference and
summarized herein. Grading and site improvements would gcnerate sufficient emissions and
fugitive dust to rcsult in a short-term significant, but mitigable, impact on air quality. Mitigation
measures from SEIR 92-01 pertaining to compliance with the project's Air Quality Improvement
Plan (AQIP) and dust control during grading are applicable to the proposed project.
Geophysical
The geologic features of lhe project site were analyzed in SEIR 92-01 and updated by the
"Revised Supplemental Geotechnical Investigation for EastLake Village Center North
Commercial Center" by Pacific Soils Enginecring, Inc. datcd March 5, 2002. The 2002 study
confirmed that the majority of thc site has been graded in the past. Onsite elevations range from
496 feet to 596 above mean sea Icvel (MSL). Existing slope gradients average between 2:1 and
50: I (horizontal to vertical). Site drainage is by sheet flow to the southwest comer of the project.
The site is undcrlain by Tcrtiary sediments consisting of Oligocene-age Otay Fonnation
consisting of silty sandstone to sandy siltstone. It is modcrately hard to hard and well graded.
Relatively thick topsoil occurs on rcmaining natural slopes within the southwest portions ofVC-
I. They consist of dark brown, clayey sand and silty sand. Alluvium is also present in VC-l
primarily in the site drainagcs. Alluvial soils range in depth from one to 32 feet and consist of
intcrbeddcd sands, claycy sands, sandy silts, and sandy clays. Undocumented, uncompacted
artificial fill is located within the desilting basin and along the northeast comer of VC-l. These
fills are estimated to range from one to 40 feet in thickncss and. consist of brown, loose to
moderately dense silty sand and clayey sand. Compacted artificial fills are found throughout the
site. The presence of these fiJls trace back to several previous grading activities, including the
mass grading of Otay Lakcs Road and EastLake Village Centcr, the disposal of soils gencratcd
from adjacent areas and construction of temporary drainage, construction of a fill for Brehm
Communities, and rcgrading of thc building pads east of EastLake Parkway_
Faulting is not known to be present onsite. The nearest known fault is the La Nacion Fault zone,
which is classified as potentially active (the last movement occurred prior to 11,000 years ago).
This fault zone is located approximately four miles west of thc EastLakc Village Ccnter North
9
06/11102
project site. Based on the considerable distance from thc site and the lack of Recent (Holocene)
activity, the La Nacion Fault is not anticipated to significantly impact the site.
The closest active fault zone is Rose Canyon, which is located eleven miles west of the site.
Notwithstanding, the project site is located in a seismically active area. Proposed development
will be required to comply with the current and applicable Uniform Building Code (1997) and
City parameters pertaining to seismic design.
Minor seepage and/or groundwater was observed in numerous borings onsite. Dewatering will
likely be required to effectively grade the site. Highly compressible and expansive soils also
occur onsite. Remedial grading will be required to removc deleterious materials prior to site
preparation. Susceptibility of lhe site to liquefaction, seiches and seismically-induced landslides
is considered low.
Water Quality
A "Water Quality Technical Report for EaslLake Village Center" dated March 5, 2002 was
prepared by Rick Engineering Company. According to the Rick Engineering study, the typical
storm water pollutants that may be anticipated from a commercial development such as the
proposed development include, but are not limited to oil and grease, heavy metals, and trash and
dcbris. A home improvement center and relail facility, such as Lowe's and Target, may
potentially generate pollutants not common to most commercial developments, including
synthetic organics (e.g., pesticides, herbicides, etc.), nutrients (e.g., nitrogen and phosphorus
fertilizers), and oxygen-demanding substances (e.g., decaying vegetation, animal waste).
The project site is not expected to generate a large amount of sediment once buildout has becn
complctcd and landscaping has been established. However, some sediment would be tracked in
by cars and a small amount may be gcnerated on the site. This sediment is defined as a pollutant
and may contain attached pollutants such as heavy metals. The majority of these typical
pollutants would be transported by low flows occUlTing during the initial stage of a storm event.
The aforementioned pollutants could enter receiving waters. The receiving water of each
discharge point from thc proposcd project is Telegraph Canyon Creek. Telegraph Canyon Creek
is not listed on the 1998 Clean Water Act Section 303( d) list of impaired water bodies.
Discharge into an impaired water body would require enhanced Best Management Practices
(BMPs). Since the pollutants of concern would not directly di.scharge into an impaired watcr
body as identified on the Clean Water Act Section 303(d) list, the proposed project will be
required to install and implcment standard BMPs.
During the construction phase, the projecl is subject to lhe requirements of the State Water
Resources Control Board (SWRCB) Order No. 99-08-DWQ National Pollulant Discharge
Elimination System (NPDES) General Pem1it No. CA S000002 (GcneraJ Construction Permit)
adopted on August 19, 1999 and the modifications to the General Construction Permit Order No.
2001-046 adopted by the SWRCB on April 26, 2001. For coverage by the General Construction
Permit, the project Applicant is required to submit to the SWRCB a Notice of Intent (N0l) to
comply with lhe Pcrmit, and develop a Storm Watcr Pollution Prevcntion Plan (SWPPP)
10
06/11/02
describing BMPs to be used during and after construction to prevent the discharge of sediment
and other pollutants in storm water runoff from the site. The site inspection requirements and
site-specific Storm Water Sampling and Analysis Strategy (SWSAS) required in the SWPPP will
provide recommendations for storm water tcsting to evaluate the effectiveness of the BMPs.
Adjustments to the BMPs will be made as necessary to maintain or improve their effectiveness.
In order to terminate coverage under the General Construction Permit, the Applicant/developer
must submit a Notice of Tennination fonn (NOT) and a Post-Construction Storm Water
Operation and Management Plan (PCSWOMP). The PCSWOMP requires permanent BMPs be
established to prevent the discharge of sediment or other pollutants in storm water runoff from
the completed project. BMPs shall be implemented that spccifically prevent pollution of storm
drain systems from the gas station, car wash, restaurants, parking lots, and trash collection areas.
Post construction, the project is also subject to the requirements of the Municipal Storm Water
Pelmit (Municipal Permit) adopted by the California Regional Water Quality Control Board, San
Diego Region Order No. 2001-01, National Pollutant Discharge Elimination System (NPDES)
NO.CA S0108758. The Municipal Permit requires new developments to comply with the Model
Standard Urban Storm Water Mitigation Plan (SUSMP) and to consider water quality and
watershed protections principles and policies in planning and design.
The SUSMP requires that four types of BMPs be implemented: site design (i.e., minimizing
impervious arcas and dircctly connected impervious areas, increasing rainfall infiltration,
maximizing rainfall interception, and protecting slopes and cham1els), source control (i.e., public
education, CC&Rs, providing covcred outdoor material and trash storage areas to prevent
cxposurc to rainfall, and strcet and parking lot swccping), category specific (i.e., for parking lots
incorporatc landscape areas into the drainage dcsign and construct overflow parking wilh
pcrmcable paving). and trcatmcnt control (i.e., biofilters, detention basins, infiltration basins,
drainage inserts, filtration). In general, sitc design, source control, and category speciJlc BMPs
are non-structural; the treatment control BMPs are structural. In this case, the Applicant will be
required to provide and implement BMPs that specifically prcvent pollution of stonn drain
systems from the gas station, car wash. restaurants, parking lots. and trash collection areas.
Based on the requirements outlined in the Model SUSMP, a BMP maintenance program will be
required for the proposed project once detailed locations and treatment devices are sized during
final design of each phase of lhe proposed project (VC-l, VC-2 and BC-3). When developed,
the maintenance program will include an operation and maintenance (O&M) plan, an estimate of
maintenance costs, a funding mechanism for financing the program, and an access/easement
agreement. In addition, a Maintenance Agreement between the City and the developer will
ensure the O&M of the structural BMPs.
Palcontological Resources
According to the "Revised Supplemental Geoteclmical Investigation for EastLake Village North
Commercial Center" (March 5, 2002), the Otay Fonnation underlies the project site. Compacted
artificial fill, undocumented artificial fill, topsoil and alluvium overlie portions of the bedrock.
The Otay Formation exhibits high palcontological resource sensitivity. Fossils potentially buried
in the undcrlying fonnation could be impacted during site preparation. The occurrence of fossils
11
06/11/02
within the covered bedrock cannot be evaluated prior to exposure. Destruction of the
paleontological resources would be a significant, but mitigable, impact.
Noise
Site pJans for the VC-2 and BC-3 components of the site are not being proposed at this time.
The noise level generated by the uses in these locations would vary depending upon the specific
type of use developed at the site. If the noise level at outdoor use areas exceeds the City's noise
standards, the noise impact would be considered significant. When specific land uses and site
plans are prepared, an acoustical analysis will be required to assure that noise levels on- and off-
site do not exceed City standards. Therefore, noise impacts associated with the VC-2 and BC-3
parcels would be potentially significant but mitigable .
G. Mitigation Necessary to Avoid Significant Impacts
Project-spceific mitigation measures arc required to reduce potential environmental impacts
identified in this Mitigated Negative Declaration to a less than significant level. These
mitigation measures arc listed below and included in the Mitigation Monitoring and Reporting
Program (MMRP) includcd as Attachment A to this MND.
Traffic and Circulation (Direct Impacts)
L Prior to approval of the Parcel Map for VC-I, the Applicant shall construct and secure the
north leg of Otay Lakes Road/Projcct DrivewayIV ons driveway intersection and provide one
len-turn lane, one through/right lane, one right-turn lane, and dual eastbound left-turn Janes
and corresponding signal improvements (see Figure 27 from the project traffic report
altached to the MMRP).
2. Prior 10 approval of the Parccl Map for VC-l, the Applicant shall construct and secure the
extcnsion of the existing southbound right-turn lane on EastLake Parkway from Otay Lakes
Road to the right-in/right-out drivcway accessing VC-L The Applicant shall also provide a
fourth wcstbound through lane on Olay Lakcs Road from EastLake Parkway to the project
driveway such that the southbound right-turn movement is free and shall provide an island to
direct thc flow of traffic unless otherwise approved by the City Engineer (see Figure 27 /Tom
the project traffic report attached to the MMRP).
3. Prior to approval of the Parcel Map for VC-I, the Applicant shall constmct and secure the
nccessary improvements for providing a fi.Jlly activated traffic signal at the Otay Lakes
Road/EastLake Parkway interscction, including intcrcOlmect wiring, mast arms, signal heads
and associated equipment, underground improvements. standards and luminaries.
4. Prior to approval of the Parcel Map for VC-I, the Applicant shall constmct and secure a fully
activated traffic signal at the Fenton Slreet/EastLake Parkway intersection, including
interconnect wiring, mast arms, signal heads and associated equipment, underground
improvements, standards and luminaries and provide the following intersection geometry
(see Figurc 27 from the projcct traffic report altachcd to the MMRP).
12
06/11/02
Northbound - Two left-turn lanes, one through lane and one shared through/right lane.
Eastbound - One shared through/left and one right-turn lane.
Southbound - Two left-turn lanes, one through lane and one shared through/right lane.
Westbound - Two left-turn lanes and one shared through/right lanc.
In addition, the Applicant shaH provide for 200 feet of storage for the planned dual
southbound left-turn lanes. If only one lane is provided. a storage length of 350 feet would
be necessary.
5. Prior to approval of the Parcel Map for VC-I, the Applicant shaH construct and secure a
fourth westbound lane from the project driveway to the SR-125 northbound on-ramp.
6. Prior to issuancc of the first Building Permit for development within BC-3 (E-IO) and as
determined by thc City Engineer, thc Applicant shaH construct and secure a fuHy activated
traffic signal at the Miller Drive/EastLake Parkway intersection including interconnect
wiring, mast arms, signal heads and associated equipment, underground improvements,
standards and luminaries and provide thc following intersection geometry (see Figure 27
from the project traffic report attached to the MMRP):
Northbound. One left-turn lanc, one through lane and one shared lhrough/right lane.
Eastbound - One sharcd left/through/right lane and one right-turn lane.
Southbound - One left-turn lane, one through lanc and one shared through/right lane.
Westbound Onc Iclt-turn lane and one shared through/right lane.
7. Prior to thc applicable Building Pcrmit for development within the BC-3 and VC-2 parcels as
dctcrmined by the City Engineer, the Applicant shall construct and sccure the applicable
intersections at thc projcct access driveways as shown in Figure 27 from thc project traffic
report (attachcd to the MMRP).
8. Prior to issuance of the first Building Permit for developmcnt within BC-3 (E-IO) and as
detennined by thc City Engineer, the Applicant shaH construct and secure a 250-foot long
northbound left-turn lane at the Miller Drive/EastLake Parkway intersection.
Traffic and Circulation (Cumulative Impacts)
9. As a condition of approval of the EastLake I SPA Plan Amendment, the City of Chula Vista
shall initiate and direct a General Plan Amendment to designate Olympic Parkway from SR-
125 to EastLake Parkway as an Enhanccd Prime Artcrial with eight lanes. The Applicant
shall contribute a fair share toward the construction of the two additional lanes.
10. As a condition of approval of the EastLake I SPA Plan Amendmcnt. the City of Chula Vista
shall initiate and direct a Gcneral Plan Amendmcnt to designatc Otay Lakes Road from SR-
125 to EastLake Parkway as an Enhanced Primc Arterial wilh seven lanes. The Applicant
shall contribute a fair share toward thc construction of the additionallanc.
13
06/11102
11. Prior to issuance of Building Permits for development within VC-I, VC-2 and BC-3, the
Applicant shall contribute a fair share toward widening of Otay Lakes Road from H Street to
Telegraph Canyon Road to six lanes or toward intersection improvements, which provides
additional capacity along Otay Lakcs Road.
12. Prior to issuance of Building Permits for development within VC-I, VC-2 and BC-3, the
Applicant shall contribute a fair share toward the widening of Otay Lakes Road fTom Bonita
Road to H Street to six lanes or toward an intersection improvement, which provides
additional capacity along Otay Lakes Road.
13. Prior to approval of the Parccl Map for YC-I, the Applicant shall construct and secure a
second southbound left-turn lane at the Eastlake Parkway/Otay Lakes Road intersection to
provide the necessary left-turn storage length required. Minimum storage to be 250 feet in a
single lane or in duallancs combined (see Figure 27 from the project traffic rcport attached to
this MMRP)
Noise
14. Prior to approval of the Final Map, Parcel Map, or Site Plan for BC-3 and VC-2 (whichever
occurs first), an acoustical analysis of the proposed land uses shall be prepared and approved
to detennine conformance with City standards.
Paleontology
15. Prior to approval of any grading permit for VC-l, BC-3 and/or VC-2, the Applicant shall
incorporate into grading plans, to the satisfaction of the City Engineer and Environmental
Review Coordinator, the following:
a) Prior to approval of the grading permit, the Applicant shall confirm to the City of
Chula Vista that a qualified paleontologist has been retained to carry out the
following mitigation program. (A qualified palcontologist is defined as an individual
with a M.S. or Ph.D. in paleontology or geology who is familiar with paleontological
procedures and tcehniques.) Thc paleontologist shall attcnd pregrade meetings to
consult with grading and cxeavation contractors.
b) During grading operations, a paleontological monitor shall be on-site at all times
during the original cutting of previously undisturbed sediments of highly sensitive
geologic formations (i.e., Otay Formation) to inspcct cuts for contained fossils. (A
paleontological monitor is dcfined as an individual who has cxpericnce in the
collection and salvage of fossil materials.) The paleontological monitor shall work
under the direction of a qualified paleontologist. The monitor shall periodically
(cvcry several wecks) inspect original cuts in deposits with unknown resourcc
sensitivity (alluvium).
14
06111102
In the event that fossils are discovered in unknown sensitive formations, it may be
necessary to increase the per-day field monitoring time. Conversely, if fossils are not
discovered, the monitoring effort may be reduced.
c) When fossils are discovered, the paleontologist (or paleontological monitor) shall
recover them. In instances where recovcry requires an extended salvage time, the
paleontologist (or paleontological monitor) shall be allowed to direct, divert, or halt
grading to allow recovery of fossil remains. Where deemed appropriate by the
paleontologist (or palcontological monitor), a screen washing operation for small
fossil remains shall be set up.
d) Prepared fossils, along with copies of all pertinent field notes, photographs, and maps,
shall be deposited in a scientific institution with paleontological collections such as
the San Diego Natural History Museum. A final summary report shall be completed
which outlines the results of the mitigation program. This report shall include
discussion of the methods used, stratigraphy exposed, fossils collected, and
significance of rccovered fossils.
Geology
16. Prior to approval of any grading permit for VC-I, BC-3 and/or VC-2, the grading plans shall
incorporatc, to the satisfaction of the City Engineer, the geotechnical recommendations in lhe
"Supplemental Geotechnical Investigation for EastLake Village Center North Commercial
Center" preparcd by Pacific Soils Engineering, Inc. dated March 5, 2002, including but not
limited to sitc preparation and removals, slope slabilily and rcmediation, temporary backcut
stability, over excavation of building pads, subsurface drainage, construction staking and
survey, settlemcnt monitoring, earthwork and design considcrations, and slope maintenance.
17. Prior to approval of the improvement plans and building permits for all phases of the project,
all improvcments shall be in compliance with seismic design standards of the Uniform
Building Code and requirements of local governing agencies.
Water Quality
18. Prior to approval of grading/construction plans for VC-I, BC-3 and/or VC-2, the Applicant
shall obtain either (a) General Construction Activity Storm Water Permit (NPDES Pernlit
No. CA 0108758) from the SWRCB or (b) a municipal permit from the City ofChula Vista
that is in efTcct at the timc of issuance of construction/grading permits. Such permits are
required for specific (or a series of related) construction activities which exceed five acres in
size and include provisions to climinatc or rcduce ofT-site discharges through implementation
of the SWPPP. Specific SWPPP provisions include requirements for erosion and sediment
control, as well as monitoring requirements bolh during and after construction. Pollulion
control measures also requirc the lIse of best available technology, best conventional
pollutant control tcchnology, and/or best managemcnt practices to prevent or reduce pollutant
discharge (pursuant to SWRCB definitions and direction).
15
06111/02
The SWPPP also includes specified vehicle fueling and maintenance procedures and
hazardous materials storage areas to preclude the discharge of hazardous materials used
during constmction (e.g., fuels, lubricants, and solvents) and specific measures to preclude
spills or contain hazardous materials, including proper handling and disposal techniques and
use of temporary impervious liners to prevent soil and water contamination.
19. Prior to approval of gradinglconstmction plans, site plans, and/or building permits for VC-I,
BC-3 and/or VC-2, the Applicant shall demonstrate to the satisfaction of the City Engineer
compliance with all of the applicable provisions of the Municipal Code, Model SUSMP for
the San Diego Region, and the City of Chula Vista SUSMP as may be adopted in the future.
Thc Applicant shall incorporate into the project planning and dcsign effective post-
construction BMPs and provide all necessary studies and reports demonstrating compliance
with the applicable regulations and standards. BMPs shall be idcntified and implemented
that specifically prevent pollulion of storm drain systcms from the gas station, car wash,
restaurants, parking lots, and trash collection arcas.
20. Prior to approval of final or parcel map, and/or building pennits for VC-l, BC-3 and/or YC-
2 (as determined by the City Engincer), the Applicant shall submit and obtain approval from
thc City Engineer of a maintenance program for the proposed post-construction BMPs. The
maintenancc program shall include, but not be limited to: I) a manual describing the
maintenance activities of said facilities, 2) an estimate of the cost of such maintenance
activitics, and 3) a funding mechanism for financing the maintenance program. In addition,
thc Dcvelopcr shall enter into a Maintenancc Agreement with the City to ensure the
maintenance and operation of said facilities.
Air Quality
21. Prior to approval of building pem1its for cach phase of the project, the Applicant shall
demonstrate that air quality control measures outlined in the EastLakc I Supplemental Air
Quality Improvcmenl Plan pertaining to the design, construction and operational phases of
the project have been implementcd.
22 Prior to approval of any grading pcrmit for YC-l, BC-3 and/or YC-2, the following measures
shall be placed as notes on all grading plans and implcmcntcd during grading of each phase
of thc project:
a) Minimize simultaneous opcration of multiple constmction cquipment units;
b) Use low pollutant-emitting equipmcnt;
c) Usc catalytic rcduction for gasoline-powered cquipment;
d) Use injection timing retard for diesel-powered equipment;
e) Water the grading areas a n1iniIl1Um of twice daily to minimize fugitive dust;
f) Stabilizc grad cd areas as quickly as possible to minimizc fugitive dust;
g) Apply chemical stabilizer or pave the last 100 fcet of internal travel path within the
construction site prior to public road entry;
h) Inslall wheel washers adjacent 10 a paved apron prior to vchiclc cntry on public roads;
16
06/11/02
i) Remove any visible track-out into traveled public streets withiJi 30 minutes of
occurrence;
j) Wet wash the constmction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurred;
k) Provide sufficient perimeter erosion control to prevent washout of silty material onto
public roads;
I) Cover haul tmcks or maintain at least 12 inches of fTeeboard to reduce blow-off
during hauling;
m) Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph;
n) Cover/water on site stockpiles of excavated material; and .
0) Enforce a 20 mile-per-hour speed limit on unpaved
I agree to implement the mitigation measures required as stated In this Section G of this
Mitigated Negative Declaration.
r;;j,
vice !}.e-s,cle", ,-
Name, Tit]c
.]'<-1",,-/2.(
Date
200"L-
Name, Title
Datc
H. Consultation
I. CityofChula Vista:
Alex Al-Algha, Senior Civil Enginccr
Lombardo DeTrinidad, Civil Engineer
Jim Newton, Civil Engineer
Luis Hernandez, Principal Planner
Stan Donn, Associate Planner
Mary Venables, Project Planncr
Applicant's Agent..:
Bud Gray and Associates, Bud Gray, Principal
Cinti and Associates, Gary Cinti, Principal
Village Center Marketplace Dcvclopcr:
Colton Sudberry, Sudberry Properties Inc.
17
06/11102
2. Documents:
. EastLake Master EIR (EIR 81-03), February 1982.
. EastLake I SPA Plan Supplemental EIR (EIR 84-01) January 1985.
. EastLake I SPA Plan AmendmentlKaiscr Permanente Chula Vista Medical Center
Supplemental EIR (EIR 92-01), June 12, 1992.
. Olympic Parkway Disposal Sites MND (IS-02-009), December 6,2001.
. City Council Resolution No. 16702, June 30,1992.
. City Ordinance No. 2522, July 6,1922.
. Draft EastLake II General Development Plan Amendment, May I, 2002.
. Draft Supplemental Scctional Planning Area Plan for EastLakc Village Center North,
May 20, 2002.
. Draft EastLakc II Planned Community District Regulations Amendment, May I, 2002
. Draft Design GuideJines for the EastLake Village Center Supplemental Sectional
Planning Area, May 20, 2002.
. Draft EastLake Village Centcr North Public Facilities Financc Plan, prcpared by Burkett
& Wong, May 17,2002.
. Revised Supplemental Geotechnical Investigation for EastLake Village Center North
Commercial Center, Pacific Soils Engineering, Inc. March 5, 2002.
. Watcr Quality Technical Report for EastLakc Village Center, Rick Engineering
Company, March 5, 2002.
. Detention Basin Analysis for EastLake Village Ccnter North, Hunsaker & Associates,
March 4, 2002.
. Traffic Impact Analysis for EastLakc Villagc Cenlcr North, Linscott, Law & Grccnspan,
May 8, 2002.
. EastLake Village Center Projcct Environmental Noisc Assessmcnt, Dudek & Associates,
Inc. April 29, 2002.
. Draft EastLakc I Supplemental Waler Conservation Plan, Jay Kniep Land Planning, May
10,2002.
. Draft EastLake I Supplemental Air Quality Improvement Plan, Jay Knicp Land Planning,
May 10, 2002.
. EastLake Village Center North Water Analysis. PBS&J, February 2002.
. EastLake Village Center North Sewer Analysis, PBS&J, March 2002.
. Phase I Environmental Site Assessment, LD Romine and Associates, January 7, 2002.
. Biological Resources Technical Report & Impact Analysis-for EastLake Village Center
Project, Dudck & Associatcs, April 2002.
1. Environmental Determination
I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the miligation measurcs described in this
document and thc MMRP (Attachment A) have bcen addcd to thc project or agreed to by thc
Applicant prior to rclcasc of this document for public review. Such mitigation measures would
avoid or reduce the environmental effects of the proposed project to below significance. This
Mitigatcd Negative Declaration has been prepared in accordance with Section 15070 of the
18
06/11102
Guidelines for the California Environmental Quality Act (CEQA) as amended December 2001.
This report reflects the independent judgment of the City of Chula Vista. Further information
regarding the enviromnental review of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 91910.
21~~~CO~~
Environmcntal Review Coordinator
Date:
&;/<2/ D.;z
, /
19
06/11102
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,11111<', :2002
FIGURE 4
Adopted SPA Plan
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__ c..oduo..ium
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_otiaI~omiy
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VILLAGE CENTER & COMMERCIAL
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een. (Retail)
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PA -.aI&_
BUSINESS CENTER
tij--.eer- - ~Par1< Disn;t
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RESIDENTIAL
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SPECIAL PURPOSE
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GHJ ~ _ Und Use DMid 0\Ie<Iay
(ReIer 10 Sodon n.XJ in PC Dist ReQs)
rrrrm Proposed Amendment Location
FIGURE 5
Proposed Land Use Districts
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I Parcel Land Use Acres
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Boundary
Total 68.1
Note: This exhibit and stahstics are for the Village Center North
Supplemental SPA Planning Area only. Refer to the Eastiake I
Site Utiliz alion Plan for lotal SPA Plan slahstics.
Draft !Supplemented SPA Plan
!\lay 20, 2002
FIGURE 8
Proposed Site Utilization Plan
..."._.,~-,.. ,.~-,----_._--, ...._-_..-_.._...__._.,..._--._-_..._---~---,_.........- _._.
TABLE 1
PM Peak Hour Intersection Operations
INTERSECTION EXISTING EXISTING + YEAR 2005 YEAR 2005
PROJECT WITHOUT WITH
SR 125 SR 125
DELAY'l LOS 1 DELAY LOS DELAY LOS' DELAY LOS
Telegraph Canyon Rd/Olay Lakes Rd. 34.0 C 40.0 0 542 0 41.9 0
Otay Lakes Rd./Rutgers Ave. i 3.4 B 143 B 20.8 C 16.0 ~
D
Olay Lakes Rd./SR 125 SB Ramps ONE ONE DNE ONE ONE ONE 40.4 0
Olay Lakes Rd./SR 125 NB Ramps ONE ONE DNE ONE DNE ONE 10.6 B
Olay Lakes Rd./Maln Enlrarlce 130 B 43.0 D 46.0 0 495 0
Olay Lakes Rd ./Easltake Pkwy 309 C 38.0 0 41.2 0 51.6 D
Easllake f'kwy./ Miller Dr. 3 WBL 4 161 C
EBL 4 5 5
3 WBL 4 16.2 C
Easllake Pkwy./ Fenlon St.
EBL 4 5 5
Olympic Pkwy./Ed,;lIake Pkv.'Y Co b 6 fi 343 C 52.5 D
Olay Lakes Rd./Lanc Ave. 199 tJ 200 C 2GB C 2/.6 C
Olay Lakes Rd./Hunte Pkv.'Y 31.1 C 332 C 289 C 339 C
Notes:
1
2
3
4
5
6
7
Delay - Average delay rcr vehicle in seconds: LOS - Level of Serviu'_
ONE - Does not exist
UnsignaJized intersection
WBL - Westbound left-turn movement; EBL - Eastbound left-turn rnovcrnent;
This movement does not exist currently_
Currently not an intersection as only two legs of the intersection afC builL
LOS E and F shown in Bold and Italics_
UNSIGNALIZED INTERSECTIONS
SIGNALIZED INTERSECTIONS
AVERAGE CONTROL DELAY LEVEL OF
PER VEHICLE SERVICE
0.0 " 10_0 A
10_1 10 15_0 B
151 10 25.0 C
251 10 35.0 D
35.1 10 5D.0 E
~ 50_0 F
AVERAGE CONTROL DELAY
PER VEHICLE
LEVEL OF
SERVICE
O.D
101
211
35.1
551
10
10
to
to
10.0
200
350
550
800
800
A
B
C
D
E
Linsf:ott, Law &. Greenspan, T\fay 8, 2002
TABLE 2
Buildout Peak Hour Intersection Operations
Telegraph Canyon RdJOtay Lakes Rd.
Otay Lakes RdJRutgers AVe.
PM
DELAY LOS
52.1 0
23.2 C
49.6 D
16.0
INTERSECTION
PEAK
HOUR
PM
Otay Lakes RdJSR 125 SB Ramps
PM
Olay Lakes RdJSR 125 NB Ramps
Otay Lakes RdJMain Entrance (Vons Dwy)
Otay Lakes RdJEastlake Pkwy
PM
PM
AM
PM
WBL 3
WBR'
WBL 3
WBF,4
Eastlake f'kwyJMiller Dr 2
East!ake FJkwy.lFcnton Sf. 2
Olympic I'kwyJEastlake Pkwy
OldY Lakes RcULane l'we.
Olay Lakes t\.d./Hunte Pkvvy.
PM
PM
PM
51.5 D
290 C
52.0 D
Notes:
1 Delay -- Average delay per vehicle in seconds: LOS -- Level of Service.
2 Unsign<Jlizcd intersection.
3 WBL -- Westbound left-turn movement; EBL -- Eastbound left-turn movement;
LOS E and F shown in shaded cells in Bold and Italics.
Mitigated LOS and Delay shown in BOLD.
UN SIGNALIZED INTERSECTIONS
SIGNALIZED INTERSECTIONS
AVERAGE CONTROL DELAY
PER VEHICLE
LEVEL OF
SERVICE
AVERAGE CONTROL DELAY
PER VEHICLE
LEVEL OF
SERVICE
<
10.0
150
25.0
35.0
50.0
500
A
B
C
D
E
F
0.0
101
211
351
55.1
<c
to
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to
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200
35.0
55.0
80.0
800
A
B
C
D
[
F
0.0
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15.1
25.1
351
to
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Linsc:ott, Law & Greenspan, May 8, 2002
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TABLE 4
Buildout Daily Segment Operations
STREET SEGMENT
TELEGRAPH CANYON ROAD
Pasco Ranchero to Ot3Y Lakes Rd.
OTAY LA.KES ROAD
North of East "H" St
East "H" St to Telegraph Canyon Rd
Telegraph Canyon Rd. to Rutgers Rd.
Rutgers RrJ. to SR 125
SR 125 to Vans D\Nj.
Vans Dwy to Eastlake Pkwy.
East!ake Pkwy. to Lane Ave.
Lane Ave. to Hunte Pkv..y
FENTON STREET
East of Eastlake Pkv'lY.
LA MEDIA ROAD
TelegL'Iph Canyon Rei
EASTLAKE PARKWAY
N/O Miller Dr.
Miller Dr to Fenton SI.
to PalOnl;1r St
F cnlon St to Otay lakes Rd.
OL'JY takes f-\oad to Olympic Fkvvy.
South of Olympic Pkwy.
OL YMPtC PARKWAY
SF~ 12:) to Eastlake Pkwy.
Eastlake Phl/Y_ to Hunte Pkwy.
Notes:
1.
2.
ROADWAY CLASS
Prime Arterial
Major Arterial (4L)
Major Arterial (4L)
Prime Arterial
Prime Arterial
Prime Arterial
Prime Arterial
Prime Ariena!
Prime Arteria!
2
Prime l'"\rterial
Class I Co!\ector
M:Jjor Artcrj~JI (4L)
Major t\rterial (4L)
Prime Arierial
Major Arteria! (6L)
Prime Arteria!
Prime Arieria!
CAPACITY
AT LOS C
50,000
30.000
30.000
50.000
50,000
50,000
50.000
50.000
50,000
11.000
50.000
22.000
30.000
30.000
50,000
40.000
50.000
50.000
BUILDOUT '
Volume I LOS
34.000
A
.12.000 B
33.000 A
14.000 C
28.000 A
6,000 A
8.000 A
25,000 B
26.000 A
;:~4:~~~;{:!W"5:;514:;':;~O-;~~_~ti%J;..~i&~", ;,,~~--
~0'1l&'th-:2-~?itE~~'d.~~
Eastlake III Traffic Impact Analysis. March 2001 (and includes project traffic)
Built to neither Class I Collector nor Class II Colleclor standards. Mid-point LOS C capacity
betvveen the roadway classifications assumed.
Levels of service D. E and F indicated in bold with shading.
linscott, L:lW & Gret'n-",pan, May 8, 2002
ATTACHMENT "A"
Mitigation Monitoring Reporting Program
IS-O 1-042
This Mitigation Monitoring Reporting Program (MMRP) is prepared for the City ofChula Vista
in conjunction with the proposed EastLake Village Center North (IS-OI-042) project. The
proposed project has been cvaluated in a Mitigated Negative Declaration (MND) prepared in
accordancc with the California Environmental Quality Act (CEQA) and City/State CEQA
Guidelines. The legislation requires public agencies to ensure that adequate mitigation measures
are implemented and monitorcd ou Mitigatcd Negative Declarations, such as IS-OI-042. The
MMRP for this project ensures adequate implementation of mitigation for the following potential
impacts:
1. Water Quality
J
As discussed in the EastLake Village Center North MND, grading, construction and operation of
the proposed project would increase the potential for erosion and impacts on water quality from
runoff that contains silt, oils, fuel residucs, etc.
2. Air Quality
As discussed in the EastLake Village Center MND, the proposed grading of the site would
gencratc construction equipmcnt emissions and airbornc particulates. In addition, particulates
associated with grading cquipment (particulates from haul trucks, dirt on the truck tires, and dirt
on unimproved portions of haul routes) would become airborne during hauling operations. The
incremental increase in mobile emissions from site improvement would contribute to existing air
quality violations on a short-ternl basis.
3. Geology
As discussed in the EastLake Village Center North MND, grading of site would impact
unsuitable geologic conditions.
4. Transportation
As discussed in thc EastLake Village Ccntcr North MND, the project would generate sufficient
volume of traffic to reduce levels of service on segments of EastLake Parkway and Otay Lakes
Road. as well as several intersections on Otay Lakes Road and EastLake Parkway to
unacceptable levels.
5. I'aleontologieal Resources
As discussed in the EastLakc Village Center North MND. the grading of the site may impact the
Otay Fonllation, which has high paleontological resource potential.
(J/i ),'2002
6. Noise
Site plans for the YC-2 and BC-3 parcels are not being proposed at this time. If the noise level at
outdoor use areas in the parcels exceeds the City's noise standards, the noise impact would be
considered significant.
Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinator
shaH be the Environmental Review Coordinator for the City of ChuJa Vista. It shaH be the
responsibility of the applicant to ensure that the conditions of the Mitigation Monitoring
Reporting Program are met to the satisfaction of the Environmental Review Coordinator.
Evidence in written form confirming compliance with the mitigation measures specified in the
EastLake YiHage Center North MND (IS-OI-042) shaH be provided by the applicant to the
Environmcntal Review Coordinator. The Environmental Review Coordinator wiH thus provide
the ultimate verification that the mitigation measures have been accomplished.
(11'] 1/2002
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Figure 27
RECOMMENDED INTERSECTION GEOMETRY
-70-
FAc:T1 Ak'F VIII U::F ('TNTFR NnRT~
~ "" r. I "-' 1= ~ J:> <::
ATTACHMENT 4
Figures
..____ ".__._. .,_,.~...~"_ __..' w_o... ..~.._._ _ __ ...___.._.___......_,~.....,_ _ "_~._~,_.~._._ ___.___~~_.
EASTLAKE I ACTIVITY CENTER
EASTLAKE
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EASTLAKE II LAND USE
DISTRICTS MAP (PROPOSED)
Change 16.4 acres from
(VC-l) Village Center
to (BC-3) Business Center. ,;'
~/
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Change 2.0 acres from
(BC-l) Business Center
and (OS-7) Open Space
to (VC-2) Village Center.
RESIDENTIAL
P. . I .... EstIIIos
-I . ........ SIngle F8II1iIy
ReIIliIII.... SIngle F8II1iIy
,... ." ............. ConcopI
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VILLAGE CENTER & COMMERCIAL
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~(Relail)
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BUSINESS CENTER
tij~een.- -.-mgPark DiRicI
ElC-2 __ een. - MnJIac:Iuring Senrice Dio4rict
BC-3 Business Center - Core District
FIGURE 4
EASTLAKE I SPA PLAN (PROPOSED)
SALT CREEK I
Parcel Land Use I Acres I Density I Target I Permitted
Number Ranae Den;Hv DU
R-16 Residential - Detached 43.6 0-5 3.9 169
R-17 Residential - Attached 20.0 5-15 11.9 237
R-18 Residential - Attached 8.5 15-25 16.9 144
Parcel Land Use I Acres
Number EMPLOYMENT ISuslness Center II
E-1 Employment 32.1
E-2 Employment 16.6
E-3 Employment 8.0
E-4 Employment 17.6
E-5 Employment 13.9
E-6 Employment 6.2
E-7 Employment 12.5
E-JI Employment 4.6
E-9 Employment 14.6
Total
126.1
ACTIVITY CENTER rNarth I
VG-1 Village Center 38.1
VG-2 Village Center 13.6
E-10 VII. Ctr. Employment 16.4
Total
68.1
OPEN SPACE/PARKS
05-10 Open Space 3.4
05-13 Open Space 0.7
05-14 Open Space 0.5
P-4 Park 9.1
Total
13.7
Sub-total
0S-9 Open Space
0S-15 Open Space
05-17 Open Space
05-18 Open Space
05-19 Open Space
Sub-total
Total
72.1
6.5
1.0
1.0
3.2
7.2
18.9
91.0
Change 16.4 acres from
(MC-I) Medical Center
to (E-IO) Villagc Center
Employment.
Change 14.2 acres from
(MC-I) Medical Centerto
(VC-I) Village Center.
7.6
550
Note: This legend is for the EastLake Business Center I, Eastlake VIlage Center (north)
and Sal Creek I only. The EastLake I SPA also includes Eastlake Shores. Eastlake Hils,
and EastLake Business Center II. Village Center (south) Is within the Eastlake Greens
SPA.
R-16
Change 2.0 acres from
(E-IO) Villagc Center
Employment and (OS-12)
Open Space to (VC-2)
Village Center.
Busincs
E-1
Location
FIGURE 5
EASTIAKE I
ACTIVITY CENTER
. CONCEPT (ADOPTED)
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FIGURE 6
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REGIONAL MAP
San Miguel Ranch
EastLake III GDP
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ill
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o
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Greens & Trails
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II
II
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Center
North
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F1GURE 7
ATTACHMENT 5
Village Center North Supplemental SPA
(Binder)
ATTACHMENT 6
Ownership Disclosure Statement
Appendix B
THE CITY l ~HULA VISTA DISCLOSURE STATe.. -,NT
You are required to file a Statement of Disclosure of certain ownership or financial interests, payments,
or campaign contributions, on all matters which will require discretionary action on the part of the City
Council, Planning Commission, and all other official bodies. The following information must be disclosed:
1. List the names of all persons having financial interest in the property which is the subject of the
application or the contract, e.g., owner applicant, contractor. subcontractor, material supplier.
~AC:;TLA~E (OM..f'ANY
J. ~. ~WELL L.b.ND CoMP^"'-,<
2. If any person' identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership interest
in the partnership.
::r. ~ . -p.,l)~WEU_
3. If any person' identified pursuant to (1) above is non-profit organization or a trust, list the names of
any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of
the trust.
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees, and Council within the past twelve months? Yes No ...--
If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants, or
independent contractors who you have assigned to represent you before the City in this matter.
~I Ll [)s-\.12.c,,^ Bl..\D f;g""
Guy A<;A,(l.D G~RY CIIo..\..I
~ILL ~113'P,lt-I
6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Councilmember in the current or preceding election period? Yes No v" If yes, state which
Councilmember(s):
Date: i-
Z -Z"5 -D /
'f
contractor/applicant
(NOTE: ATTACH ADDITIONAL PAGES AS NECESSAR
81
(-:> IJ y As A ~O
Print or type name of contractor/applicant
* Person is defined as. "Any individual, firm, co-partnership, joint venture, association, social club, freaternal organization, corporation,
estate, trust, receiver, syndicate, this and any other county, city and country, city municipality. district, or other political subdivision, or any
other group or combination aCling as a unit. "
PLANNING COMMISSION AGENDA STATEMENT
Item: 2?
Meeting Date: 07/10/02
ITEM TITLE:
PLANNING COMMISSION RESOLUTION NO.
RECOMMENDING ADOPTION OF NEGATIVE DECLARATION IS-
02-048, MAKING ITS REPORT AND RECOMMENDATION
CONCERNING THE PROPOSED FOURTH AMENDMENT TO THE
REDEVELOPMENT PLAN FOR THE SOUTHWEST
REDEVELOPMENT PROJECT, AND DETERMINING ITS
CONFORMITY TO THE CITY'S GENERAL PLAN
BACKGROUND:
The Southwest Redevelopment Plan was adopted on November 27, 1990 in order to improve
deteriorated properties in the areas along Main Street, south Broadway, and south Third Avenue
(see map attached). Since its adoption, the Redevelopment Plan has permitted the use of eminent
domain authority to acquire property within the Southwest Redevelopment Project Area.
Pursuant to the California Community Redevelopment Law and the Redevelopment Plan, the
Agency's eminent domain authority is restricted to an initial 12-year time period following the
effective date of the ordinance adopting the Redevelopment Plan. The Redevelopment Plan's
eminent domain authority is scheduled to expire on November 27, 2002.
Redevelopment Law allows the City Council to extend this time limit for an additional 12 years
by amending the Redevelopment Plan. Eminent domain can be an essential adjunct to property
acquisition negotiations involving redevelopment of incompatible uses, inadequately sized lots,
and dilapidated buildings. The Redevelopment Agency, in the Fourth Amendment to the
Redevelopment Plan, proposes extending its eminent domain authority as referred to in the
attached amendment in order to continue having all of the tools necessary to effectively address
redevelopment of the Southwest Redevelopment Project Area.
Under City policy, the Planning Commission acts as an advisory body to the Agency on
redevelopment matters relating to the Project Area. In addition, Redevelopment Law requires
the Planning Commission to determine whether the Redevelopment Plan conforms to the City's
General Plan. The Planning Commission would act on both matters by adopting the attached
resolution.
BOARDS/COMMISSIONS RECOMMENDATION:
At its meeting of July I, 2002, the Resource Conservation Commission reviewed the Negative
Declaration prepared for this action and recommended its adoption to the Redevelopment
Agency/City Council.
/
RECOMMENDATION:
That the Plarming Commission adopt the Resolution recommending adoption of Negative
Declaration IS- 02-048, making its report and recommendation concerning the proposed Fourth
Amendment. to the Redevelopment Plan for the Southwest Redevelopment Project, and
determining its conformity to the City's General Plan.
DISCUSSION:
Attached is the proposed Fourth Amendment to the Southwest Redevelopment Plan, which
shows the language that need to be added to amend the plan. The added phrase appears
underlined on the third paragraph of Section 503 (page 5) of the existing Plan. Said paragraph
with the proposed amendment reads as follows:
"Except as otherwise provided herein, or otherwise provided by law, no eminent domain
proceeding to acquire property within the Project Area shall be commenced after twelve
(12) years following the date of adoption of the ordinance approving and adopting the
Fourth Amendment to this Plan on September 17, 2002. Such time limitation may be
extended only by amendment of this Redevelopment Plan."
Although it has been sparingly used, the ability to acquire property through the use of eminent
domain has been an effective tool to facilitate redevelopment of the Project Area. While the
Agency does not have specific plans to use eminent domain to acquire property at this time, staff
recommends preserving this authority in the event that it is necessary to complete future
redevelopment projects. The proposed Fourth Amendment would extend the Agency's eminent
domain authority by 12 years to 2014.
As a part of the amendment process, the Agency is referring the proposal to the Planning
Commission for their report and recommendation. The Planning Commission acts as an
advisory body to the City Council and Agency on redevelopment matters. The attached
resolution addresses two points to be reviewed by the PI arming Commission. First, the
Commission is being asked to make a report and recommendation on the amendment itself. For
the reasons described in this report, the continued ability to use eminent domain, as a potential
redevelopment tool, will be critical to the Agency's redevelopment program in the Project Area,
and staff is recommending that the Planning Conunission approve the extension of this tool.
Second, the Plarming Commission is asked to affirm that the Redevelopment Plan, as amended
by the proposed Amendment, continues to conform to the City's General Plan. When the Plan
was originally adopted in 1990, the Planning Commission found that the Redevelopment Plan
conforms to the City's General Plan, because the Redevelopment Plan uses General Plan and
other applicable state and local land use policies and standards as land use controls within the
Project Area. The proposed Amendment does not alter the Redevelopment Plan's land use
controls (which currently conform to the City's General Plan, as it exists today or is hereafter
~
amended). Therefore the proposed Amendment is consistent, and the Redevelopment Plan as
amended by the Fourth Amendment remains consistent, with the City's General Plan.
Though the Planning Commission's action does not require a public hearing, a joint City
Council/Agency public hearing on the Amendment will be held on Tuesday, August 6, 2002, at
4:00 p.m. (or as soon as possible thereafter) in the Council Chambers. All Project Area
residents, property owners, and business owners will be mailed notice of the public hearing,
which will also be published for three consecutive weeks prior to the meeting.
C-\My File~\Project3\P!an Amendments & Expansion\Planning Commission Repon Em Do.doc [07/0312002 439 PM]
-3
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RESOLUTION No.
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING ADOPTION OF RESOLUTION IS-02-048, MAKING ITS
REPORT AND RECOMMENDATION CONCERNING THE PROPOSED FOURTH
AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE SOUTHWEST
REDEVELOPMENT PROJECT, AND DETERMINING ITS CONFORMITY TO
THE CITY'S GENERAL PLAN
WHEREAS, the City Council of the City of Chula Vista ("City Council") adopted
Ordinance No. 2420 on November 27, 1990, approving and establishing the Redevelopment Plan for
the Southwest Redevelopment Project, and the City Council has since amended said Redevelopment
Plan on July 9, 1991 by Ordinance No. 2467, on November 6, 1994 by Ordinance No. 2612, and on
August 22,2000 by Ordinance No. 2819; and,
WHEREAS, in connection with the adoption of the Plan, the City of Chula Vista
Planning Commission adopted Resolution No. on November 13, 1990 finding that the Plan
conformed to the City of Chula Vista General Plan ("General Plan"); and.
WHEREAS, the Redevelopment Agency of the City of Chula Vista ("Agency") has
proposed a fourth amendment to the Redevelopment Plan for the Southwest Redevelopment Project
("Amendment") in the form attached hereto as Exhibit "A"; and,
WHEREAS, the Amendment proposes to extend the time limit to commence eminent
domain on Southwest Redevelopment Project Area properties; there has not been, and would not be
as a result of this extension condemnation authority with respect to residential property in a residential
zone; and,
WHEREAS, eminent domain is a critical tool needed by the Agency to effectuate the
redevelopment of blighted properties in the Project Area; and
WHEREAS, eminent domain can be an essential adjunct to property acquisition
negotiations involving redevelopment of incompatible uses, inadequately sized lots, and dilapidated
buildings; and
WHEREAS, Redevelopment Law allows the City Council to extend this time limit for
an additional 12 years by amending the Redevelopment Plan.
WHEREAS. Section 33346 of the California Community Redevelopment Law ("Law")
provides that before the proposed Amendment is submitted to the City Council for consideration, it
shall first be submitted to the Planning Commission for its report and recommendation concerning the
Amendment and its conformity to the General Plan; and
WHEREAS, the Planning Commission has received and reviewed the Amendment;
and,
WHEREAS, Negative Declaration IS-02-048 has been prepared in accordance with
CEQA and Planning Commission received and reviewed said Negative Declaration; and
WHEREAS, the Amendment does not propose to alter the land use controls as set
forth in Section 600 of the Plan which had previously been determined to be in conformance with the
General Plan.
~
NOW, THEREFORE, BE IT RESOLVED that the City of Chula Vista Planning
Commission hereby:
1. Finds that the Redevelopment Plan for the Southwest Redevelopment Project, as it
may be amended by the proposed Fourth Amendment, conforms to the City of
Chula Vista General Plan.
2. Recommends that the City Council adopt Negative Declaration IS-02-048 and the
proposed Amendment.
3. Authorizes and directs the officers, employees, staff, consultants and attorneys for
the Planning Commission to take any and all actions that may be necessary to
effectuate the purposes of this resolution or which are appropriate or desirable in
the circumstances. In the event that prior to the adoption of the Amendment. the
City Council desires to make any minor, technical, or clarifying changes to the
Amendment, the Planning Commission hereby finds and determines that any such
minor. technical, or clarifying changes need not be referred to it for further report
and recommendation.
4. This Resolution shall constitute the report and recommendation of the Planning
Commission on the Amendment to the City Council pursuant to Section 33346 of
the Law.
PASSED AND APPROVED BY THE CITY OF CHULA VISTA PLANNING
COMMISSION this 10th day of July 2002 by the following vote to-wit.
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Chairperson
Secretary
~
EXHIBIT "A"
PROPOSED FOURTH AMENDMENT
TO THE
REDEVELOPMENT PLAN FOR THE
SOUTHWEST REDEVELOPMENT PROJECT
7
EXHIBIT "AU
PROPOSED FOURTH AMENDMENT
TO THE
REDEVELOPMENT PLAN FOR THE
SOUTHWEST REDEVELOPMENT PROJECT
f
FOURTH AMENDMENT TO THE
REDEVELOPMENT PLAN FOR THE
MERGED SOUTHWEST REDEVELOPMENT PROJECT
The Redevelopment Plan for the Merged Southwest Redevelopment Project adopted on
November 27, 1990 by Ordinance No. 2420, as amended on July 9, 1991 by Ordinance No.
2467, November 6,1994 by Ordinance No. 2612, and August 22, 2000 by Ordinance No. 2819
(the "Plan"), is hereby further amended as follows:
Section 503 of the Plan is hereby amended to read as follows:
"I. (503) Acquisition of Real Property
The Agency may acquire real property by any means authorized by law,
including by gift, grant, exchange, purchase, cooperative negotiations, lease
Or any other means authorized by law including eminent domain. However,
for the duration of the Redevelopment Plan, the Agency shall not exercise
the power of eminent domain to acquire any residential dwelling units,
except with the consent of the owner, that are then being used for residential
purposes, within land use designations or zoning classification areas
designated for such residential purposes under the adopted Specific and
General Plans of the City of Chula Vista, or as these documents may
hereafter be amended by the City of Chula Vista.
The Agency shall not acquire real property on which an existing building is
to be continued on its present site and in its present form and use without the
consent of the owner, unless: (1) such building requires structural alteration,
improvement, modernization, or rehabilitation; or (2) the site or lot on
which the building is situated requires modification in size, shape, or use; or
(3) it is necessary to impose upon such property any of the standard
restrictions and controls of the Plan and the owner fails or refuses to
participate in the Plan by executing a participation agreement.
Except as otherwise provided herein, or otherwise provided by law, no
eminent domain proceeding to acquire property within the Project Area shall
be commenced after twelve (12) years following the date of adoption of the
ordinance approving and adopting the Fourth Amendment to this Plan on
SCI''''111bc'l 17. 2002. Such time limitation may be extended only by
amendment of this Redevelopment Plan."
~
ClMyFiles\projecu\Plan Amendments &. Exp4lUionlAmdmenllO South_I Plan.doc
Negative Declaration
PROJECT NAME:
Southwest Redevelopment Plan Amendment To
Extend Eminent Domain Authority
PROJECT LOCATION:
Southwest Redevelopment Project Area
ASSESSOR'S PARCEL NO.:
VARIOUS
PROJECT APPLICANT:
City of Chula Vista
CASE NO.:
IS-02-048
DATE:
May 29, 2002
A. Project Setting
The amended Southwest Redevelopment Project Area (SWRPA) boundaries, found totally
within the City of Chula Vista, are illustrated on the map attached hereto and incorporated as
Exhibit A.
B. Project Description
The project involves an amendment to the existing Amended Southwest Redevelopment
Project Area Plan, dated November 1990. While the Redevelopment Plan itself does not
expire until the year 2030, the power of eminent domain, which the Redevelopment Agency
of the City of Chula Vista may exercise (under the provisions of the California Community
Redevelopment Law) is set to expire on November 26, 2002, unless otherwise amended. The
Redevelopment Agency of the City of Chula Vista, with the approval of the City Council,
proposes to amend that Plan by extending the provision of eminent domain to'November 27,
2014, as allowed by California Community Redevelopment Law. Although there are no
current plans to acquire additional property through the use of eminent domain, the Agency
has indicated that should either a commercial or residential project be undertaken in the
future, that the extension of the time limit to exercise its eminent domain powers could be
crucial to the success and completion of those projects, and hence, to its overall success in
removing blight from the Project Area.
C. Compliance with Zoning and Plans
The proposed use is consistent with the underlying zone districts and General Plan
designation.
D. Comments
On April 29, 2002 a Notice of Initial Study was circulated to City and governmental staff.
Seven Department staff members responded with no comments.
/6
05/29/02
E. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an attached Environmental
Checklist fonn) determined that the proposed project will not have a significant
environmental effect, and the preparation of an Environmental Impact Report will not be
required. This Negative Declaration has been prepared in accordance with Section 15070 of
the State CEQA Guidelines.
F. Mitigation Necessary to A void Significant Impacts NO MITIGATION REQUIRED
G. Consultation
1. City of Chula Vista:
Marilyn Ponseggi, Planning Division
Paul Hellman, Planning Division
John Schmitz, Planning Division
Jim Geering, Fire Marshall
Frank Rivera, Engineering Department
Joe Gamble, Landscape Architecture Division
Bill Ullrich, Public Works/Operations
Frank Herrera-A. Planning Division
Miguel Z. Tapia, Community Development
Benjamin Guerrero, Community Development
2. Documents
Chula Vista General Plan (1989) and EIR (1989)
Title 19, Chula Vista Municipal Code, September 1997
Redevelopment Project Area Plans
Initial Study
This environmental determination is based on the attached Initial Study, any comments
received on the Initial Study and any comments received during the public review period
for this negative declaration. The report reflects the independent judgement of the City
of Chula Vista. Further information regarding the environmental review of this project is
available from the Chula Vista Planning Departinent, 276 Fourth A venue, Chula Vista,
CA 91910.
~]"~
Date: b
Planning & Environmental Services Manager
1/
OS/29/02
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Case No.IS-02-048
ENVIRONMENTAL CHECKLIST FORM
1. Name of Proponent: City of Chula Vista
2. Lead Agency Name and Address: City of Chula Vista
276 Fourth A venue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent: 276 Fourth Avenue
Chula Vista, CA 91910
(619) 691-5291
4. Name of Proposal: Fourth Amendment to the Southwest
Redevelopment Plan to extend Eminent Domain
Authority
5. Date of Checklist: May 30, 2002
I. LAND USE AND PLANNING. Would the proposal:
a) Con!1ict with general plan designation or zoning?
b) Con!1ict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
c) Affect agricultural resources or operations (e.g.,
impacts to soils or farmlands, or impacts from
incompatible land uses)?
d) Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to land use. Indirect
physical changes resulting in land use impacts as a result of the Redevelopment Agency's future acquisition
of property through its power of eminent domain and subsequent development are too speculative to
analyze at this time. Any redevelopment projects, which may occur in the furure as a result of the
extension of eminent domain power, would, at the time of proposal, be subject to further environmental
review. Said projects would also be required to comply with the City's General Plan, Zoning Ordinance
and all applicable codes, conditions, ordinances, regulations and procedures of the City of Chula Vista.
Compliance with all applicable federal, state and local laws with any approval from any responsible public
agency would also be required.
f'<<elltiaU,.
Sipif)uJlt
Im..,.
Po!:UllialJ,.
S"LpifJaDI
u.....
Mitipl~
N.
Im..,.
L= th..
Si(nirlc:aDI
Im..,.
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
The approval of this extension would not disrupt or divide the physical arrangement of an established
community. 13
1
5/30/02
_..._.. - ____._ .___._.._.~_ ..---0....-.
Potentially
Slpil'kaDt
Impad
PoI:eotLaDl
Sipmcaol
UDI~
Mitlpled
L= ....
S'tplIicut
imp'''
N.
Impact
Mitigation: None
II.
POPULATION AND HOUSING.
proposal:
a) Cumulatively exceed official regional or local
population projections?
Would the
o
o
o
I!J
b) Induce substantial growth in an area either directly
or indirectly (e.g., through projects in an
undeveloped area or extension of major
infrastrucrure)?
c) Displace existing housing, especially affordable
housing?
o
o
o
I!J
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to population and
housing. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its eminent domain authority and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain authority, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws with any approval from any
responsible public agency would also be required.
Mitigation: None
III. GEOPHYSICAL. Would the proposal result in or
expose people to potential impacts involving:
a) Unstable earth conditions or changes in geologic 0 0 0 I!J
substructures?
b) Disruptions, displacements, compaction or 0 0 0 I!J
overcovering of the soil?
c) Change in topography or ground surface relief 0 0 0 I!J
fearures?
d) The destruction, covering or modification of any 0 0 0 I!J
unique geologic or physical features?
e) Any increase in wind or water erosion of soils, 0 0 0 I!J
either on or off the site?
t) Changes in deposition or erosion of beach sands, 0 0 0 I!J
or changes in siltation, deposition or erosion which
may modify the channel of a river or stream or the
bed of the ocean or any bay inlet or lake?
g) Exposure of people or property to geologic hazards 0 0 0 I!J
such as earthquakes, landslides, mud slides, ground ('I 5/30/02
2
~_m_'_~____~___,~_ ------_._._.~.-
PocrutlaU,.
SlplIkaDI
imp'''
Potmtlally
Sipif"KIIIDI
U.....
Mjdpted
N.
Impact
L= ....
Si~t
imp'''
failure, or similar hazards?
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to ground surface or
geologic conditions. Indirect physical changes resulting in land use impacts as a result of the
Redevelopment Agency's furure acquisition of property through its eminent domain authority and
subsequent development are too speculative to analyze at this time. Any redevelopment projects, which
may occur in the furure as a result of the extension of eminent domain authority, would, at the time of
proposal, be subject to further environmental review. Said projects would also be required to comply with
the City's General Plan, Zoning Ordinance and all applicable codes, conditions, ordinances, regulations
and procedures of the City of Chula Vista. Compliance with all applicable federal, state and local laws
with any approval from any responsible public agency would also be required.
Mitigation: None
IV . WATER. Would the proposal result in:
a) Changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff?
b) Exposure of people or property to water related
hazards such as flooding or tidal waves?
c) Discharge into surface waters or other alteration of
surface water quality (e.g., temperarure, dissolved
oxygen or turbidity)?
d) Changes in the amount of surface water in any
water body?
e) Changes in currents, or the course of direction of
water movements, in either marine or fresh
waters?
t) Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations?
g) Altered direction or rate of flow of groundwater?
h) Impacts to groundwater quality?
i) Alterations to the course or flow of flood waters?
j) Substantial reduction in the amount of water
otherwise available for public water supplies?
0 0 0 I!J
0 0 0 I!J
0 0 0 I!J
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
0 0 0 181
0 0 0 I!J
0 0 0 I!J
0 0 0 I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to water resources.
Indirect physical changes resulting in land use impacts as a result of the Redevelopment Agency's future
acquisition of property through its eminent domain authority and subsequent development are too
speculative to analyze at this time. Any redevelopment projects, which may occur in the future as a result
3 IS- 5/30/02
Potentiall,
PotenliaD, S"rpilk'JInt Less than
S'lpmC:3bt UnJess Si:gu.iftcant No
Impact Mitlpl~ Impact Impact
CDf the extension of eminent domain authority, would, at the time of proposal, be subject to further
eenvironmental review. Said projects would also be required to comply with the City's General Plan,
ZZoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
cof Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
aany responsible public agency would also be required.
M:litigation: None
w.
AIR QUALITY. Would the proposal;
a) Violate any air quality standard or contribute to an
existing or projected air quality violation?
b) Expose sensitive receptors to pollutants?
c) Alter air movement, moisture, or temperature, or
cause any change in climate, either locally or
regionally?
d) Creaie objectionable odors?
e) Create a substantial increase in stationary or non-
stationary sources of air emissions or the
deterioration of ambient air quality?
o
o
o
I!J
o
I!J
o
o
o
o
o
I!J
o
o
I!J
o
o
o
I!J
o
CComments:
TThe proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
eextension of existing eminent domain authority will not result in any direct physical changes to the
eenvironment; therefore, the proposed project will not result in any significant impacts to Air Quality.
Ilndirect physical changes resulting in land use impacts as a result of the Redevelopment Agency's future
;:acquisition of property through its eminent domain authority and subsequent development are too
sspeculative to analyze at this time. Any redevelopment projects, which may occur in the future as a result
cof the extension of eminent domain authority, would, at the time of proposal, be subject to further
eenvironmental review. Said projects would also be required to comply with the City's General Plan,
ZZoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
cof Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
aany responsible public agency would also be required.
!\Mitigation: None
'VI. TRANSPORTATION/CIRCULATION. Would the
proposal result in:
. a) Increased vehicle trips or traffic congestion?
b) Hazards to safety from design features (e.g., sharp
curves or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
c) Inadequate emergency access or access to nearby
uses?
d) Insufficient parking capacity on-site or off-site?
e) Hazards or barriers for pedestrians or bicyclists?
4 1&
o
o
I!J
o
o
o
o
I!J
o
I!J
o
o
o
o
o
I!J
o
o
o
I!J
5/30/02
PoteDdaUy
PolentbDy Si~ficaDt Less tban
SipU.ODt U..... Si:aific:aDC N.
Impact Mitig20tecl Impact Impact
t) 0 0 0 I!J
Conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts,
bicycle racks)?
g) Rail, waterborne or air traffic impacts? 0 0 0 I!J
h) A "large project" under the Congestion 0 0 0 I!J
Management Program? (An equivalent of 2400 or
more average daily vehic1e trips or 200 or more
peak-hour vehic1e trips.)
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to the city's
transportation or circulation system. Indirect physical changes resulting in land use impacts as a result of
the Redevelopment Agency's future acquisition of property through its eminent domain authority and
subsequent develppment are too speculative to analyze at this time. Any redevelopment projects, which
may occur in the future as a result of the extension of eminent domain authority, would, at the time of
proposal, be subject to further environmental review. Said project would also be required to comply with
the City's General Plan, Zoning Ordinance and all applicable codes, conditions, ordinances, regulations
and procedures of the City of Chula Vista. Compliance with all applicable federal, state and local laws and
with any approval from any responsible public agency would also be required.
Mitigation: None
VII. BIOLOGICAL RESOURCES. Would rhe proposal
result in impacts 10:
a) Endangered, sensitive species, species of concern 0 0 0 I!J
or species that are candidates for listing?
b) Locally designated species (e.g., heritage trees)? 0 0 0 I!J
c) Locally designated natural communities (e.g., oak 0 0 0 I!J
forest, coastal habitat, etc.)?
d) Wetland habitat (e.g., marsh, riparian and vernal 0 0 0 I!J
pool)?
e) Wildlife dispersal or migration corridors? 0 0 0 I!J
t) Affect regional habitat preservation planning 0 0 0 I!J
efforts?
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to biological
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its eminent domain authority and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain authority, would, at the time of proposal, be subject to further
environmental review. Said project would also be required to comply with the City's General Plan,
5 (7 5/30/02
Potentially
Pote.atially S'apifkut Less (han
SiplrKaDt UDkss Sipificant No
Impact MitiGated Impact Impact
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible pubJic agency would also be required.
Mitigation: None
V1II. ENERGY AND MINERAL RESOURCES. Would
the proposal:
a) Conflict with adopted energy conservation plans?
b) Use non-renewable resources in a wasteful and
inefficient manner?
c) If the site is designated for mineral resource
protection, will this project impact this protection?
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
Comments:
The proposed proj~ct only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to energy or mineral
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said project would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
Mitigation: None
IX. HAZARDS. Would rhe proposal involve:
a) A risk of accidental explosion or release of
hazardous substances (including, but not limited to:
petroleum products, pesticides, chemicals or
radiation)?
b) Possible interference with an emergency response
plan or emergency evacuation plan?
c) The creation of any health hazard or potential
health hazard?
d) Exposure of people to existing sources of potential
health hazards?
e) Increased fire hazard m areas with flammable
brush, grass, or trees?
o
o
o
I!J
0 0 0 I!J
0 0 0 t8!
0 0 0 I!J
0 0 0 I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not resulf--in any creation or exposure of humans or
6 1([ 5/30/02
Potfllll.lDy
PotealbU,. SigniJk2Dt Less than
SiguiflC1Dl Uakss Sip-meant No
lrop3ct Milipled Impact Impact
animal species to hazardous situations. Indirect physical changes resulting in land use impacts as a resuJt
of the Redevelopment Agency's future acquisition of property through its power of eminent domain and
subsequent development are too speculative to analyze at this time. Any redevelopment projects, which
may occur in the future as a result of the extension of eminent domain power, would, at the time of
proposal, be subject to further environmental review. Said projects would also be required to comply with
the City's General Plan, Zoning Ordinance and aU applicable codes, conditions, ordinances, regulations
and procedures of the City of Chula Vista. Compliance with all applicable federal, state and local laws and
with any approval from any responsible public agency would also be required.
Mitigation: None
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels?
o
o
o
I!J
b) Exposure of people to severe noise levels?
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant noise impacts. Indirect
physical changes resulting in land use impacts as a result of the Redevelopment Agency's future acquisition
of property through its power of eminent domain and subsequent development are too speculative to
analyze at this time. Any redevelopment projects, which may occur in the future as a result of the
extension of eminent domain power, would, at the time of proposal, be subject to further environmental
review. Said project would also be required to comply with the City's General Plan, Zoning Ordinance
and aU applicable codes, conditions, ordinances, regulations and procedures of the City of Chula Vista.
Compliance with aU applicable federal, state and local laws and with any approval from any responsible
public agency would also be required.
Mitigation: None
XI. PUBLIC SERVICES. Would the proposal have an
effecr upon, or result in a need for new or altered
government services in any of the following areas:
a) Fire protection? 0 0 0 I!J
b) Police protection? 0 0 0 I!J
c) Schools? 0 0 0 I!J
d) Maintenance of public facilities, including roads? 0 0 0 I!J
e) Other governmental services? 0 0 0 I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to public services.
Indirect physical changes resulting in land use impacts as a result of the Redevelopment Agency's future
acquisition of property through its power of eminent domain and subsequent development are too
speculative to analyze at this time. Any redevelopment projects, which may occur in the furure as a result
of the extension of eminent domain power, would, at the time of proposal, be subject to further
7 19 5/30/02
PolenlbDy
PotmtiaUl Signltkaat Less thaD
SigDifJCant liDless Signilkant No
Impact Mitlgated Impact Impact
environmental review. Said project would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
No new or altered governmental services will be required for this project.
Mitigation: None
XII. Thresholds. Will the proposal adversely impact rhe
City's Threshold Standards?
As described below, the proposed project does not significantly impact any of the seven Threshold
Standards.
o
o
o
I!J
a) Fire/EMS
o
o
o
I!J
The Threshold Standards requires that fire and medical units must be able to respond to calls
within 7 minutes or less in 85 % of the cases and within 5 minutes or less in 75 % of the cases.
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to fire rescue or
emergency medical services. Indirect physical changes resulting in land use impacts as a result of the
Redevelopment Agency's future acquisition of property through its power of eminent domain and
subsequent development are too speculative to analyze at this time. Any redevelopment projects, which
may occur in the future as a result of the extension of eminent domain power, would, at the time of
proposal, be subject to further environmental review. Said project would also be required to comply with
the City's General Plan, Zoning Ordinance and all applicable codes, conditions, ordinances, regulations
and procedures of the City of Chula Vista. Compliance with all applicable federal, state and local laws and
with any approval from any responsible public agency would also be required.
Mitigation: None
b) Police
o
o
o
I!J
The Threshold Standards require that police units must respond to 84 % of Priority I calls
within 7 minutes or less and maintain an average response time to all Priority I cans of 4.5
minutes or less. Police units must respond to 62.10% of Priority 2 calls within 7 minutes or
less and maintain an average response time to all Priority 2 calls of 7 minutes or less.
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to police services.
Indirect physical changes resulting in land use impacts as a result of the Redevelopment Agency's future
acquisition of property through its power of eminent domain and subsequent development are too
speculative to analyze at this time. Any redevelopment projects, which may occur in the future as a result
of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said project would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances and regulations and procedures of the
DLO
8 5/30/02
Potentla!]1
Polnltiall1 Sipmaaa~ Less Ih.an
Sicnilkaat Vaiess SipillicanC No
Jmpact Mitlpled Jmpact Impact
City of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval
from any responsible public agency would also be required.
Mitigation: None
c) Traffic
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to the city's traffic
system. Indirect physical changes resulting in land use impacts as a result of the Redevelopment Agency's
future acquisition of property through its power of eminent domain and subsequent development are too
speculative to analyze at this time. Any redevelopment projects, which may occur in the furure as a result
of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
Mitigation: None
d) Parks/Recreation
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to parks or
recreational resources. Indirect physical changes resulting in land use impacts as a result of the
Redevelopment Agency's future acquisition of property through its power of eminent domain and
subsequent development are too speculative to analyze at this time. Any redevelopment projects, which
may occur in the future as a result of the extension of eminent domain power, would, at the time of
proposal, be subject to further environmental review. Said project would also be required to comply with
the City's General Plan, Local Coastal Plan, Zoning Ordinance and all applicable codes, conditions,
ordinances and regulations and procedures of the City of Chula Vista. Compliance with all applicable
federal, state and local laws and with any approval from any responsible public agency would also be
required.
Mitigation: None
e) Drainage
o
o
o
I!J
The Threshold Standards require that storm water flows and volumes not exceed
City Engineering Standards. Individual projects will provide necessary
improvements consistent with the Drainage Master Plan(s) and City Engineering
Standards.
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to city's drainage
9 C)-( 5/30/02
PoteutiaUy
PotelltWJy Sipifk.all.t Less thaD
SipWKant UII.kss Si~iJic.ant No
Impact Mitiealtd Impact Impact
system. Indirect physical changes resulting in land use impacts as a result of the Redevelopment Agency's
future acquisition of property through its power of eminent domain and subsequent development are too
speculative to analyze at this time. Any redevelopment projects, which may occur in the future as a result
of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
Mitigation: None
t) Sewer
o
o
o
I!J
The Threshold Standards require that sewage flows and volumes not exceed City
Engineering Standards. Individual projects will provide necessary improvements
consistent with Sewer Master Plants) and City Engineering Standards.
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to the city's sewer
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
No sewer facilities or services are required to serve this project. Therefore, no conflict with the City's
threshold is anticipated.
!\1itigation: None
g) Water
o
o
o
I!J
The Threshold Standards require that adequate storage, treatment, and transmission facilities
are constructed concurrently with planned growth and those water quality standards are not
jeopardized during growth and construction.
Applicants may also be required to participate in whatever water conservation or fee off-set
program the City of Chula Vista has in effect at the time of building permit issuance.
Comments: The proposed project only extends the Redevelopment Agency's existing eminent domain
authority. The extension of existing eminent domain authority will not result in any direct physical
changes to the environment; therefore, the proposed project will not result in any significant impacts to
water resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances and regulations and procedures of the
10 ~r2- 5/30/02
PotutbDy
Potcnt.iaDy SIpifican( Less than
Signmcant Unless Sip1iIkaDI No
Impact Mjligalnl Impact IDlpact
City of Chula Vista. Compliance with aH applicable federal, state and local laws and with any approval
from any responsible public agency would also be required.
No water service is required for this project. Therefore, no conflict with the City's threshold is anticipated.
Mitigation: None
XIII. UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems, or
substantial alterations to the following wilities:
a) Power or natural gas? 0 0 0 I!J
b) Communications systems? 0 0 0 I!J
c) Local or regional water treatment or distribution 0 0 0 I!J
facilities?
d) Sewer or septic tanks? 0 0 0 I!J
e) Storm water drainage? 0 0 0 I!J
t) Solid waste disposal? 0 0 0 I!J
Comments:
The proposed projec! only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to utility and service
systems. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedlJres of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
The proposed project would not require new systems to be installed, or alterations of existing utilities.
Mitigation: None
XIV. AESTHETICS. Would the proposal:
a) Obstruct any scenic vista or view open to the
public or will the proposal result in the creation of
an aesthetically offensive site open to public view?
b) Cause the destruction or modification of a scenic
route?
o
o
o
I!J
o
o
o
I!J
c) Have a demonstrable negative aesthetic effect?
o
o
o
I!J
d) Create added light or glare sources that could
increase the level of sky glow in an area or cause
this project to fail to comply with Section
19.66.100 of the Chula Vista Municipal Code,
Title 19?
o
o
o
I!J
11
;0
5/30/02
e) Reduce an additional amount of spill light?
PottDliaU,
Sipiftc.anl
llnpact
Pot~tbU1
SipirlOnl
u.""
Mitigated
N.
Impact
Less than
Significant
Impact
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to aesthetic
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's furure acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan, Local
Coastal Plan, Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and
procedures of the City of Chula Vista. Compliance with all applicable federal, state and local laws and
with any approval from any responsible public agency would also be required.
Jltlitigation: None
XV. CULTURAL RESOURCES. Would the proposal:
a) Will the proposal result in the alteration of or the
destruction or a prehistoric or historic
archaeological site?
b) Will the proposal result in adverse physical or
aesthetic effects to a prehistoric or historic
building, structure or object?
c) Does the proposal have the potential to cause a
physical change that would affect unique ethnic
cultural values?
d) Will the proposal restrict existing religious or
sacred uses within the potential impact area?
e) Is the area identified on the City's General Plan
EIR as an area of high potential for archeological
resources?
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to cultural
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
Mitigation: None ;;2 V
12 5/30/02
XVI. PALEONTOLOGICAL RESOURCES. Will the
proposal result in the aIreration of or the destruction of
paleontological resources?
PoteDtIally
PotnltbU,. Sip;JncaD' Less thaD
SlpirtalPI Unless SipiIiC.aD1 N.
Impact Miliplt'd Impact Impact
0 0 0 I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts to paleontological
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
Mitigation: None
XVII. RECREATION. Would the proposal;
a) Increase the demand for neighborhood or regional 0 0 0 I!J
parks or other recreational facilities?
b) Affect existing recreational opporTUnities? 0 0 0 I!J
c) Interfere with recreation parks & recreation plans 0 0 0 I!J
or programs?
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant impacts '"to recreational
resources. Indirect physical changes resulting in land use impacts as a result of the Redevelopment
Agency's future acquisition of property through its power of eminent domain and subsequent development
are too speculative to analyze at this time. Any redevelopment projects, which may occur in the future as
a result of the extension of eminent domain power, would, at the time of proposal, be subject to further
environmental review. Said projects would also be required to comply with the City's General Plan,
Zoning Ordinance and all applicable codes, conditions, ordinances, regulations and procedures of the City
of Chula Vista. Compliance with all applicable federal, state and local laws and with any approval from
any responsible public agency would also be required.
Mitigation: None
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE:
See Negative Declaration for mandatory findings of
significance. If an EIR is needed, this section should
be completed.
a) Does the project have the potential to degrade the 0
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
13c:2S--
o
o
I!J
5/30/02
PottJlWlU,.
Signlf"tcnt
Impact
poteJltiaU,.
Sipif\c:aJlt
UJlless
Mitipted
Less !haD
Siplf"talJlt
Impact
No
Impo"
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal or
eliminate important examples of the major periods
or California history or prehistory?
Comments:
The proposed project only extends the Redevelopment Agency's existing eminent domain authority. The
extension of existing eminent domain power win not result in any direct physical changes to the
environment; therefore, the proposed project win not result in any significant impacts to sensitive plant or
animal communities. Indirect physical changes resulting in land use impacts as a result of the
Redevelopment Agency's furure acquisition of property through its power of eminent domain and
subsequent development are too speculative to analyze at this time. Any redevelopment projects, which
may occur in the future as a result of the extension of eminent domain authority, would, at the time of
proposal, be subject to further environmental review. Said project would also be required to comply with
the City's General Plan, Zoning Ordinance and all applicable codes, conditions, ordinances, regulations
and procedures of the City of Chula Vista. Compliance with all applicable federal, state and local laws and
with any approval "from any responsible public agency would also be required.
Mitigation: None
b) Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals?
o
o
o
I!J
Comments:
Extending the existing eminent domain authority of the city would not significantly affect the long-term
environmental goals of the City of Chula Vista.
c) Does the project have impacts that are individuany
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable furure projects.)
o
o
o
I!J
Comments:
The proposed project only extends the Redevelopment Agency's existing power of eminent domain. The
extension of existing eminent domain authority will not result in any direct physical changes to the
environment; therefore, the proposed project will not result in any significant cumulative impacts. Indirect
physical changes resulting in land use impacts as a result of the Redevelopment Agency's future acquisition
of property through its eminent domain authority and subsequent development are too speculative to
analyze at this time. Any redevelopment projects, which may occur in the future as a result of the
extension of eminent domain authority, would, at the time of proposal, be subject to further environmental
review. Said projects would also be required to comply with the City's General Plan, Zoning Ordinance
and all applicable codes, conditions, ordinances, regulations and procedures of the City of Chula Vista.
Compliance with an applicable federal, state and local laws and with any approval from any responsible
public agency would also be required.
14
c2(,
5/30/02
Pottl1tbD,
SiplUtcaot
imp'''
PoCtDtbUy
SipW"K2l1t
U.....
Mitipted
1=.....
Siplificant
Impact
N.
Impact
Mitigation: None
d) Does the project have environmental effects that
will cause substantial adverse effects on human
beings, either directly or indirectly?
o
o
o
I!J
Comments:
No substantial significant effects on human beings would result from extending the ~ity's existing eminent
domain authority.
XIX. PROJECT REVISIONS OR MJTIGATION MEASURES: NONE REOUIRED
XX. AGREEMENT TO IMPLEMENT MJTIGATION MEASURES
NO MJTIGATION MEASURES REQUIRED
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: NONE CHECKED
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated, n as
indicated by the checklist on the following pages.
0 Land Use and Planning o Transportation/Circulation 0 Public Services
0 Population and Housing 0 Biological Resources 0 Utilities and Service Systems
0 Geophysical 0 Energy and Mineral Resources 0 Aesthetics
0 Water 0 Hazards 0 Cultural Resources
o Air Quality 0 Noise 0 Recreation
o Paleontology 0 Mandatory Findings of Significance
15
cJ-l
5/30/02
XXII. DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, ·
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, 0
there wil1 not be a significant effect in this case because the mitigation measures described
on an attached sheet have been added to the project. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an 0
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at 0
least one effect: I) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheets, if the effect is a "potential1y significant
impacts" or "potential1y significant unless mitigated." An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
there WILL NOT be a significant effect in this case because al1 potentially significant effects 0
(a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b)
have been avoided or mitigated pursuant to that earlier EIR, including revisions or
mitigation measures that are imposed upon the proposed project. An addendum has been
prepared to provide a record of this detennination.
J)4~
Signarure
Date
May 29. 2002
Brian Hunter
Planning & Environmental Services Manager
City of Chula Vista
~g
5/30/02
16
PLANNING COMMISSION AGENDA STATEMENT
Item q
Meeting Date 07it0i02
ITEM TITLE: Consideration ofthe following applications filed by The EastLake Company for
68.1 acres at the northwest and northeast comers of Otay Lakes Road and
EastLake Parkway within the EastLake II Planned Community:
a) GPA 02-07: Amendment to the City of Chula Vista General Plan to
change the land use designation of approximately 16.4 acres at southeast
comer of EastLake Parkway and SR-125 freeway future alignment.
b) PCM 01-15: Amendments to the EastLake II General Development
Plan and EastLake II Planned Community Districts Regulations and
Land Use Districts Map. Also, adopt a new Sectional Planning Area
(SP A) plan and associated regulatory documents for the 68.1 acres to be
known as the "Village Center North Supplemental SPA".
The applicant, EastLake Development Company, has submitted applications to: I) amend the City's
General Plan to change the land use designation of approximately 16.4 acres at southeast comer of
EastLake Parkway and the future SR-125 freeway from Retail Commercial to Research and Limited
Manufacturing; 2) amend the EastLake II General Development Plan to change the land use
designation of 16.4 acres at the southeast comer of EastLake Parkway and SR-125 freeway (future
alignment) from Public Quasi-public to Research and Limited Manufacturing; 14.2 acres on the west
side of EastLake Parkway from Public/Quasi-public to Commercial Retail; and 2.0 acres at the
southeast comer of Fenton Street and EastLake Parkway from Research and Limited Manufacturing
to Professional & Administrative Commercial; and 3) amend the EastLake 1I Planned Community
District Rcgulations to accommodate the changes in land use.
The applicant is also requesting approval of a new Sectional Planning Area (SPA) plan and
associated regulatory documents for the 68.1 acres to be known as the Village Center North
Supplemental SPA. The new SPA contains Design Guidelines, Public Facilities Finance Plan, Water
Conservation and Air Quality Improvement Plans.
The Environmental Review Coordinator has determined that, although the proposed project could
have a significant effect on the environment, there will not be a significant effect in this case because
mitigation measures have been incorporated and agreed to by the project proponent. A Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program were prepared, which must
bc considered by thc Planning Commission prior to a decision on the project (Attachment 3).
RECOMMENDATION:
I. Adopt attached Resolution GP A 02-07/PCM 01-15, recommending that the City council adopt
thc Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-Ol-
042) issued for the Project.
/
Page No.2, Item:
Meetin~ Date: 07/10/02
2. Adopt attached Resolution GPA 02-07/PCM 01-15, recommending that the City Council
approve the proposed amendments to the General Plan and EastLake II General Development
Plan and Planned Community District Regulations and Land Use Districts Map. Also, adopt the
new Sectional Planning Area (SPA) plan to be known as the EastLake Village Center North
Supplemental SPA.
BACKGROUND:
In 1992, the City Council approved amendments to the EastLake II General Development Plan and
EastLake I Sectional Planning Area (SPA) plan to accommodate a 485,000 sq. ft. medical center
complex at the northwest corner of Otay Lakes Road and Fenton Street within a planning area of
EastLake known as the "EastLake I Activity Center." This Activity Center, which replaced the
original commercial/ residential mixed-use concept envisioned in the original SPA, incorporates
three major components: I) a neighborhood shopping center (south of Otay Lakes Road); 2) a
mixed-use entertainment and service oriented village center (east and west side of EastLake
Parkway); and 3) a major hospital/ medical center (see Figure I).
The neighborhood commercial center, which existed at that time, is within the EastLake Greens
SP A, and, consequently, developed and administered under that SPA. Although this component of
the Activity Center was approved under separate design guidelines, its functional and aesthetical
relationship to the northern Activity Center components was significant. This component of the
Activity Center was used as an existing urban design reference.
To properly guide the Activity Center development, in 1992, the City Council also approved the
"EastLake I Activity Center Precise Plan Guidelines" for the above mentioned medical center mixed-
use concept. These design guidelines established specific urban design, landscaping and functional
goals and objectives to insure the integration of all aspects of the Activity Center into the
surrounding industrial and the overall EastLake planned community.
The Kaiser medical center project was never built and the property was re-acquired by The EastLake
Company who is proposing to re-define the northern portion of the Activity Center (north ofOtay
Lakes Road) into three separate and independent parcels tied together with other surrounding
properties/uses by urban design features and amenities. The new concept is outlined more
specifically in a new supplemental Sectional Planning Area (SPA) pIan and associated regulatory
documents prepared for this planning area. This new Supplemental SPA plan, which includes
specific design guidelines for each parcel, will replace the previously adopted Activity Center
Precise Plan Guidelines and all othcr associated regulatory documents.
;z
Page No.3, Item:
Meeting Date: 07/10/02
DISCUSSION:
I. Existing Site Characteristics
The Project involves 68.1 in two separate sites: a 54. I-acre site located at the northwest comer of
EastLake Parkway and Otay Lakes Road, hereafter referred to as the Western Parcel, and 13.6 acres
at the northeast comer of EastLake Parkway and Otay Lakes Road, hereafter referred to as the
Eastern Parcel (see Locator).
Western Parcel
The western parcel is presently vacant and has been mass graded in conjunction with the EastLake I
mass-grading program, and reccntly re-graded under an approved remedial grading permit. After the
most recent grading, the site is divided into two level building pads with an elevation difference of
approximately 20 feet. The lower pad, which is approximately 38.1 acres, drains from the northeast
to southwcst to an existing detention basin located at the southwest comer of the site. The northerly
16.4 acres drains west to a catch basin located at the southwest, then piped to the above mentioned
detention basin.
The surrounding land uses include: I) the future SR-125 freeway alignment to the west; 2) the
Business Center I to the north and east across EastLake Parkway; and 3) the Von's Shopping Center
to the south across Otay Lakes Road. Access to this site is provided along all surrounding streets (see
Locator).
Eastern Parcel
The Eastern Parcel is located on the east side of EastLake Parkway between Otay Lakes Road and
Fenton Street. This site is approximately 13.6 acres, inclusive of an existing 4.0-acre church at the
east end; thc parcel is vacant. As with the Western Parcel, this site was graded as part of the original
EastLake I mass grading program. The Church site is approximately 5 feet above the remainder site
and has direct access from Otay Lakes Road to the south.
The site is surrounded by Fenton Strect and industrial uses to the north, EastLake Parkway to the
west; Otay Lakes Road to the south and Research and Limited Manufacturing uses to the east.
Access to the site is provided along all surrounding streets (see Locator).
3
Page No.4, Item:
Meeting Date: 07/10/02
2. Existing General Plan, SPA Land Use Designations and land use
General Plan CV Municipal Code PC DistTict Land Existing Land Use
Zoning Use Designation
Western Parcel
Site Commercial Retail PC, Planned Village Center Vacant
Community
North Industrial Research PC, Planned Business Center IndustTial, EastLake
& Manufacturing Community Parkway
South Commercial Retail PC, Planned Open Space, Village Otay Lakes Road,
& Open Space Community Center Von's commercial
center
East Industrial Research PC, Planned Business Center, Vaeant, EastLake
& Manufacturing, Community Village Center Parkway
Residential Low-
Medium
West Open Space PC, Planned Open Space Vacant, Future SR-
Community 125 Freeway
Eastern Parcel
Site Commercial PC, Planned V illage Center, Vaeant
Professional & Community Business Center,
Administrative Open Space
North Industrial Research PC, Planned Business Center, IndustTial, Fenton
& Manufacturing Community Open Space StTeet
South Residential Low~ PC, Planned Residential Residential, Otay
Medium Commnnity Condominium Lakes Road
East Commercial PC, Planned Business Center Vaeant, Industrial
Professional & Community
Administrative
West Commercial Retail PC, Planned Village Center Vacant, EastLake
Community Parkway
3. Project Description
The proposed project includes amendments to the City's General Plan, the EastLake II General
Development Plan, EastLake I Sectional Planning Area Plan, and the EastLake II Planned
Community District Regulations and Land Use Districts Map. The proposed amendments are more
specifically described in the following paragraphs by individual parcel.
<f
Page No.5, Item:
Meeting Date: 07/10/02
General Plan Amendments:
Western Parcel:
Change 16.4 acres at the northerly portion of the site ITom Commercial Retail to Research and
Limited Manufacturing (See Figure 2).
Eastern Parcel:
No General Plan Amendments are proposed for this site.
EastLake II General Development Plan Amendments:
Western Parcel:
Change 16.4 acres at the northerly portion from PQ, Public/Quasi-public to IR, Research and
Limited Manufacturing (see Figure 3).
Eastern Parcel:
Change the northerly 2.0 acres ITom BC-l, Business Center and OS-7, Open Space to VC-2, Village
Center Land Use designation (See Figure 3).
EastLake II Planned District Regulations - Land Use Districts Map Amendments:
Western Parcel:
Change the northerly 16.4 acres from VC-l, Village Center to BC-3, Business Center- Core District
land use designation (see Figure 4).
Eastern Parcel:
Change 2 acres at the southeast comer of East Lake Parkway and Fenton Street from BC-l, Business
Center- Manufacturing District to VC-2, Village Center (Professional and Administrative/Limited
Retail), and 2 acres along the eastern edge of the subject site from OS-2, Open Space, to Village
Center (Professional and Administrative/Limited Retail) (see Figure 4).
EastLake II Planned District Regulations - Text Amendments:
In addition to various, minor clean-up type amendments, the project includes the following text
amendments:
Section III, Pennitted Uses - Village Center:
Replace the definitions ofthe pennitted, not pennitted, CUP, etc symbols in Sections III.!, Pennitted
Uses - Village Center and Section III.4; Pennitted uses- Commercial Districts and Section IV.l
Permitted and Conditional Uses - Business Center. The new definitions clarifY more specifically the
required planning process for land use listed in the Pennitted Uses Table.
~
Page No.6, Item:
Meetin~ Date: 07/10/02
Change the Eating and drinking establishments permitted land use to allow restaurants, coffee shops
and delicatessens with outdoor seating, subject to Site Plan and Architectural review.
Include Bank/Financial Institution with drive-thm as an allowable use; and delete the stze
requirement for Furniture and Hardware stores from (<10,000 sf), to be at any size.
Redefine the permitted land uses in VC-2 to promote a Professional and Administrative land use
with limited commercial uses.
Section 111 .2, Propertv Development Standards - Village Center District:
Incorporate Property development standards, including building setbacks, building height for the
VC-l and VC-2 Land Use Districts
Section IV Business Districts:
Introduce a new BC-3 land use district with its corresponding land use district intent section, list of
permitted and conditional use permitted, and corresponding Property Development Standards.
Section(s) I.3.A Special Purpose Land Use Districts and V.2 Permitted and Conditional uses: Ouasi-
Rublic facilities (PO):
Delete the futurc urban column from the permitted land use table.
Section VIII.2 Schedule of Off-street Parking Requirements:
Modify the off-street parking requirements for Planned shopping centers to allow for outdoor garden
rclated retail areas and restaurant outdoor seating without providing additional parking (see
Attachment 5, PC Regulations tab).
EastLake I Sectional Planning Area Plan (SPA) - Site Utilization Plan Amendments:
Western Parcel:
Merge the southern 14.2 acres of the 30.6-acre parcel identified as MC-l in the Site Utilization Plan
into the southerly adjacent VC-l parcel. Also, create a new parcel identified as E-1O with the
remaining 16.4 acres of the MC-l parcel (see Figure 5).
Eastern Parcel:
Mcrgc 2-acres at the southeast comer of EastLake Parkway and Fenton Street (identified in the
adopted Site utilization plan as E-l 0) and 2- acres along the eastern edge of the subject property
(identified in the adopted Site Utilization Plan as OS-12, Open Space) into the southerly adjacent
YC-2 parcel (See Figure 5) to expand the existing VC-2 parcel from 10 to 13.6 acre s (According to
the previous calculations, it should be 14.1 acres, but the new figure is based on more precise
mcasuring of the existing parcels).
c;,
Page No.7, Item:
Meetinl: Date: 07/10/02
EastLake I Sectional Planning Area SPA plan - Text Amendments:
The proposed amendments reflect the change in urban design concept for the portion of the EastLake
I Activity Center known as the Village Center North. In order to simplify the amendment to the
adopted EastLake I SPA, the proposed SPA plan amendments are reflected in a separate
supplemental document to be known as as the EastLake I, Village Center North Supplemental SPA
(see Attachment 5). The new SPA plan contains Design Guidelines, Public Facilities Financing Plan
(PFFP), Air Quality Improvement Plan (AQlP), Water Conservation Plan (WCP), which are
supplemental to the ones found in the EastLake I SPA plan.
ANALYSIS:
General Plan Amendment:
The proposed amendments to the General Plan consist primarily of changing the previously adopted
land use designation associated with the Kaiser Medical Center project to accommodate the new
Village Center concept proposed by The EastLake Company.
As indicated above, the requested General Plan amendment consist of changing 16.4 acres at the
northern portion of the site from Commercial Retail to Research and Limited Manufacturing. The
topographical difference of approximately 20 feet with the southerly adjacent portion ofthe site and
the parcel orientation towards the business center to the north, are the basis to support the requested
amendment. The proposed land use change will provide an additional 16.4 acres of Industrial
Research and Limited Manufacturing for employment type uses within the EastLake Community.
EastLake II General Development Plan Amendment:
Western Parcel:
The proposed amendments to the General Development Plan consist of changing the previously
adopted land use designation associated with the Kaiser Medical Center project to accommodate the
new Village Center concept proposed by the EastLake Company. As mentioned above, the
orientation and configuration of the northerly 16.4 acres is substantially more suitable for
employment land use and therefore more compatible with the EastLake Business Center to the north
and east.
The remaining 14.4 acres currently designated for Public Quasi-public and proposed to be changed
to Commercial Retail, will be added to the Commercial Retail parcel directly to the south to crate a
38.I-acre commercial retail site. The combined acreage will allow the site to be developed as a major
commercial center (0 serve EastLake residents and the city as a whole.
Eastern Parcel:
The requested GDP amendment for this site involves changing the northerly 2 acres land use
designation from Research and limited Manufacturing to Professional and Administrative
7
Page No.8, Item:
Meeting Date: 07/10/02
Commercial. The land use change provides additional land area to accommodate a cohesive office
commercial development envisioned for this parcel in the new Supplemental SPA. With the
conversion of the 16.4 acres on the western Parcel to Research and Limited Manufacturing, the
acreage designated for employment in the EastLake Planned Community, will increase by 14.4
acres. This added acreage will contribute substantially to achieve the city's economic development
goals and objectives.
EastLake I Supplemental EastLake Village Center North SPA Plan:
EastLake I SPA Plan:
The EastLake Village Center North, which is referred to as the EastLake I Activity Center in the
adopted SPA plan, is located within the EastLake I SPA and functions as the town center for the
EastLake Planned Community, intended to serve the business center within the SPA and the
EastLake Planned Community as a whole. This Activity Center concept features three major
components: I) a neighborhood shopping center; 2) a mixed-use entertainment and service oriented
village center; and 3) a major hospital! medical center (see Figure I). This Activity Center replaced
the original commercial/residential mixed-use concept envisioned in the original EastLake I SPA.
To properly guide the above-mentioned EastLake I Activity Center development, in 1992, the City
Council approved the "EastLake I Activity Center Precise Plan Guidelines". The Design Guidelines
established specific urban design parameters, land use features and landscaping and functional goals
to insure the integration of all aspects of the Activity Center into the EastLake I SP A and the overall
planned community (see Figure 6). However, this concept, which was based on the Kaiser Medical
Center project as the major anchor, was never built due to Kaiser Pennanente Medical Group's
decision not to build an additional hospital in San Diego County. Thus, the property was re-acquired
by the EastLake Company who is proposing to re-define the northern portion ofthe Activity Center
(north of Otay Lakes Road) into three separate and independent parcels tied together by their
relationship and interface with other surrounding properties and uses.
This new concept continues to be an increment of the overall EastLake Planned Community and it
should be, to a large extent, a continuation of the existing development in design and policy
rcgulations. The new concept is more specifically outlined in a new Supplemental SPA plan.
This new Supplemental SPA defines the development parameters, including the land use
designation, Urban Design Criteria Circulation, public facilities, Water Conservation Plan, Air
Quality Improvement Plan and other necessary components to ensure the proper integration of the
Village Ccnter North into the existing surrounding Residential, commercial and industrial uses.
Thc following paragraphs describe in more dctail some of the EastLake Village Center North
Supplemental SPA plan components.
8
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Page No.9, Item:
Meetin~ Date: 07/10/02
Land Use:
Under the adopted EastLake II General Development Plan, PQ, Public Quasi-public, the EastLake
Village Center North was envisioned to contain a major medical center complex with a support
commercial, entertainment and civic uses, which resulted in a well integrated mixed-use project
illustrated in the latter adopted precise plan for the subject property. The new land use composition is
intended to create three separate parcels, each with a distinctive target land use designation, but tied
together by common urban design features and urban design guidelines. The land uses have been
crafted to provide independent development parameters and guidelines, but complementing each
other as the area is fully developed.
Circulation:
The EastLake Village Center North will be served by two major streets: EastLake Parkway and
Otay Lakes Road. The western parcel's main access is along Otay Lakes Road with secondary access
points along EastLake Parkway. Otay Lakes Road, which is a 6-lane Prime Arterial road will be
widened to seven lanes to accommodate a queuing lane for the future SR-125 freeway on-ramp and
acceleration and de-acceleration lanes for the commercial center site (Western Parcel) EastLake
Parkway will also be widened to five lanes to accommodate the required turning lanes at the
intersection with Otay Lakes Road (see Attachment 5, SPA Plan tab).
Regional access will be provided primarily by 1-805 located approximately 5 miles to the west, and
eventually by the future SR-125, immediately adjacent to the west. Required improvements
installation timing and financing mechanism are discussed in the Village Center North Public
Facilities Finance Plan (see Figure 7).
Design Guidelines:
The EastLakc Village Center Design Guidelines reflects the physical appearance for the type of
development envisioned such as a research and manufacturing facility within the northerly 16.4 acres
(E-I 0), a commercial center within the southerly 38.1 acres (VC-l), and a professional administrative
complex with minor retail uses within the easterly 13.6 acres (VC-2). The Design Guidelines
stipulate design parameters that pertain to site planning, landscape architecture, architecture and
signage for the 68.I-acre project site- westerly and easterly parcels, and serve to provide appropriate
design criteria in the review of proposed developments for the respective areas of the project.
In addition, the EastLake Village Center Design Guidelines feature design elements such as trail
nodes along EastLake Parkway Thematic Corridor Trail System, which consist of textured paving,
seatinglrest areas and canopy trees. The proposed trail system also considers potential for future
transit facilities. These elements are intended to promote pedestrian activity. The urban design
elements presented in the EastLake Village Center Design Guidelines promote a well-designed
commercial center, which will serve as a landmark "Gateway" to the EastLake Planned Community.
The EastLake Village Center Design Guidelines replaces the EastLake I Activity Center Precise Plan
Guidelines. However, applicable elements of the Precise Plan, such as a Park & Ride facility,
pedestrian oriented trail system, landscaping and signage, water features and community open space
cr
Page No. 10, Item:
Meeting Date: 07/10/02
areas such as courtyards, patios, pergolas, and trellises to encourage pedestrian interaction have been
retained and incorporated within the EastLake Village Center Design Guidelines.
The Design Guidelines contain illustrations and guidelines to implement the design ideas presented
therein. Some of the urban design guidelines include land use diversity, site development character
and conceptual building/parking/open space relationships within the project. Because of the
importance of unifying themes and designs over an extended period oftime until full build out, the
Design Guidelines will be utilized to ensure overall consistency while allowing for flexibility on the
part of the Design Review Committee at the detailed site plan level.
Village Center North Supplemental Public Facilities Finance Plan:
The proposed Public Facilities Financing Plan (PFFP) has been prepared by City consultants based
on water, sewer, traffic, drainage, biology and other technical studies. As required by the City's
Growth Management Ordinance, the proposed EastLake Village Center North Supplemental PFFP
analyzes the impact of the project on public facilities and services and identifies the required public
facilities and services needed to serve the project to maintain consistency with the City's Quality of
Life Threshold Standards. The PFFP describes in detail the cost, financing mechanism and timing for
constructing public facilities.
The public facilities needed to serve the project will be guaranteed by placing conditions of approval
on the tentative parcel map, payment of DIF fees at the building permit stage, and/or utilizing
Community Facilities Districts to finance or maintain the public facility.
Transportation:
The City's Traffic Threshold Standard specifies that a Level of Service (LOS) of C or better, as
measured by average travel speeds on the arterial roads, shall be maintained with an exception that
during peak hours LOS D can occur for no more than two hours of the day or LOS E for one hour.
The EastLake Village Center North project is calculated to generate a total of 36,356 daily project
trips. Since no specific development is proposed on parcel E-l 0 or VC-2 at this time, an assumption
by the traffic consultant was made as to future traffic generation for these parcels and included in the
traffic model.
Street improvements required to serve the project include a new westbound lane on Otay Lakes Road
from EastLake Parkway to SR-125 and traffic signals and intersection widening at driveway
entrances to the shopping center and at street intersections such as EastLake Parkway and Otay
Lakes Road and EastLake Parkway and Fenton Street and Miller Drive. The applicant will also be
conditioned to provide fair share funding for cumulative impacts that will necessitate the future
widening of Olympic Parkway from SR-125 to EastLake Parkway and Otay Lakes Road from
Telegraph Canyon Road to "H" Street.
(0
Page No. 11, Item:
Meetin~ Date: 07/10/02
With the construction of the project level street improvements and the cumulative level street
improvements, the City's Quality of Life Threshold Standards will be maintained at a Level of
Service of C in the morning peak hour and at a Level of Service ofB in the evening peak hour.
Based on the Traffic Impact Analysis prepared for the EastLake Village Center North project by the
City's traffic consultant, Linscott, Law & Greenspan, dated May 8, 2002, threshold compliance will
be maintained with implementation ofthe street improvements identified in the report and with the
payment of transportation DIF fees listed above. The EastLake Village Center North project will be
conditioned to pay Transportation mF fees ($6,240 per EDD) , Interim SR-125 fees ($820 per EDD)
and Traffic Signal Fees ($23.00 per vehicle trip generated per day) at the rate in effect at the time
building pennits are issued for the project.
Drainage:
The 68.l-acre site lies within the Telegraph Canyon Drainage Basin. This basin is served by
improved concrete drainage channels that run parallel to Telegraph Canyon Road. On-site, runoff is
contained on-site within a detention basin to reduce the impact of a 100-year flood on downstream
facilities.
The project will be conditioned to provide for the conveyance of stonn water flows in accordance
with City standards, policies and requirements. Sedimentation basins, on-site erosion protection,
urban runoff treatment, and ongoing maintenance will be provided as a condition of the project.
Water:
The Otay Water District will provide water service for EastLake Village Center North project.
Annexation into Improvement District 22 will be required prior to water service being provided. The
Otay Water District has facilities in the vicinity of the project that can provide water service. The
District will also provide recycled water to the project for landscape irrigation and other uses.
The total projected potable water demand for the Village Center North project is approximately
0.114 million gallons per day. The commercial fire flow is 5,000-gpm flow for 5 hours, which meets
the City's requirements. The necessary area-wide water improvements to serve the project have
been constructed. Sufficient water capacity and infrastructure exist to serve the EastLake Village
Center North project.
Sewer:
Sewer service to the project site is provided by the City of Chula Vista. The project will connect to
the existing 15-inch diameter Telegraph Canyon Trunk Sewer in Otay Lakes Road either directly or
via a sewer line located in EastLake Parkway. The trunk sewer facilities will accommodate sewage
flows from the project and other uses in the basin.
The City holds capacity rights of 19.843 mgd in the San Diego Metropolitan Sewerage System and
has 5.581 mgd remaining available capacity in the Metro Sewer System. The sewer service charges
1/
Page No. 12, Item:
Meeting Date: 07/10/02
for this development will be assessed based on the quantity and quality of effluent that will be
generated from the site.
The sewer analysis determined that the land uses of the proposed project would result in a reduction
in sewage flow from those planned in previous studies. Because of the reduction in flows, the
planned improvements to the Telegraph Canyon Trunk Sewer will accommodate project flows.
Fire:
Development of the EastLake Village Center North project is not anticipated to change the need for
fire service in the area. Interim Fire Station #6, located at 975 Lane Avenue in EastLake Business
Center I would be the primary station to serve the project. In the long term, Fire Station No.6 will
be relocated to East "H" Street and Mount Miguel Road and Fire Station #8 will be constructed in
EastLake Woods.
Schools, Libraries and Parks:
The proposed project will not generate an increase in dwelling units or population in the project area.
Therefore, the development will not result in a need for new schools, libraries or parks. However,
the applicant will have to pay school fees at the rate in effect at the time building permits are issued.
EastLake II Planned Community District Regulations Amendments:
The EastLake II Planned Community District Regulations function as the zoning regulations for the
project. Thc PC District Regulations provide standards and regulations to guide the development of
the project. These regulations are applied in conjunction with the EastLake Village Center North
Design Guidelines to ensure the uses within the project are compatible and well designed.
The EastLake II Planned Community District Regulations adopted originally in 1985 and amended
in 1992 to allow the Kaiser medical center project, cover all of EastLake Hills, Shores, Business
Center and the Greens and Trails. This amendment only affects the commercial and industrial uses,
which occur in the EastLake Village Center North portion of the EastLake project.
The amendments essentially consist of fine-tuning the allowable uses in the Village Center North
parcels to reflect the proposed uses for the shopping center and professional and commercial
development on VC-2. Since BC-3 is being created as a new land use district (formerly part ofVC-
I) allowable land uses are being added to the regulations to reflect the City's intent to encourage
medical facilities and uses on BC-3. In addition, the property development standards have been
improved to reflect setbacks from Otay Lakes Road and EastLake Parkway as well as future SR-125.
New property development standards have been included for BC-3. The off-site parking
requirements for planned shopping centers of 5 spaces per 1,000 square feet of building area for all
uses except for outdoor garden areas and dining patios has been added to regulations. The remaining
provisions of the EastLake II Planned Community District Regulations remain unchanged.
/,;z
-,....-.---.-.--....-. .
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Page No. 13, Item:
Meetinl: Date: 07/10/02
Water Conservation Plan:
The City's Growth Management Ordinance requires the preparation of a Water Conservation Plan
for all projects. The reduction in water usage from the previously approved Kaiser Hospital project
(.421 mgd) as compared to the proposed EastLake Village Center North proj ect (.122 mgd), equates
to .299 mgd savings, which is approximately 71 %. Numerous features have been included in the
proposed project to minimize the use of water during the construction and operation ofthe project.
The estimate potable water consumption with conservation measures is .067 mgd or a 45% savings
as compared to no conservation.
The water conservation measures incorporated into the project are mandated fixtures and devices
such as showerheads, lavatory faucets, sink faucets, metering faucets in public restrooms,
flushometer valves, commercial water closets, urinals and irrigation of landscaping with recycled
water. Non-mandated measures include hot water pipe insulation and pressure reducing valves.
The EastLake Village Center North Water Conservation Plan demonstrates the value in
incorporating all feasible water conservation measures in the buildings and irrigation systems for
commercial development. The implementation of these measures will contribute to preserving a
valuable natural resource.
Air Quality Improvement Plan (AQIP):
An Air Quality Improvement Plan was prepared for the project in accordance with Federal and State
requirements; and the City's General Plan Growth Management Element (GME) to meet federal and
state air quality standards. To implement the GME, the City's Growth Management Program
requires that major commercial/industrial projects prepare Air Quality Improvement Plans for all
Sectional Planning Area (SP A) Plans. The AQIP includes an assessment of how the project has been
designed to reduce emissions as well as identify appropriate mitigation measures.
The design concepts described and implemented in this AIQP for the Village Center North SPA are
esscntially the same as those identified in a pilot study recently conducted by the city to develop
meaningful air quality improvement measures. Numerous features have been included in the project
and surrounding EastLake Community to minimize air quality impacts from construction and
operation of the EastLake Village Center North Supplemental SPA Plan. The AQIP outlines project-
level features that will assist in reducing air quality impacts (see Attachment 5, SPA Binder Tab).
CONCLUSION:
For the reasons mentioned above, staff recommends approval ofthe project subject to the conditions
listed in the attached draft City Council Resolution.
13
Page No. 14, Item:
Meetin~ Date: 07/10/02
Attachments
1. Planning Commission Resolution
2. Draft City Council Resolution & Ordinance
3. Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP)
4. Figures
5. Village Center North Supplemental SPA-Binder
6. Ownership Disclosure Form
J:\Planning\LUIS\Vi1Iage Crr. North\VILLAGE CTR REPORTS AND RESOS\PCM 01-15 ELK VCN PC Agenda 26 June 02.doc
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RESOLUTION NO. GPA-02-07/PCM-Ol-15
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE MITIGATED
NEGATIVE DECLARATION IS-OI-042 AND MITIGATION MONITORING
AND REPORTING PROGRAM, APPROVE AMENDMENTS TO THE CITY'S
GENERAL PLAN, EASTLAKE II GENERAL DEVELOPMENT PLAN,
EASTLAKE II PLANNED COMMUNITY DISTRlCT REGULATIONS AND
LAND USE DISTRICTS MAP. ALSO, ADOPT A NEW SECTIONAL PLANNING
AREA SPA PLAN AND ASSOCIA TE REGULA TORY DOCUMENT S FOR 68.1
ACRES AT THE NORTHEAST AND NORTHWEST CORNER OF OTAY
LAKES ROAD AND EASTLAKE P ARKW A Y.
\VHEREAS, on February 23, 2001, a duly verified application was filed with the City of
Chula Vista Planning Department by The EastLake Company ("Developer"), requesting approval of
amendments to the City's General Plan, EastLake II General Development plan and EastLake II
Planned Community District Regulations. The DeveJoper also requested approval of a new Sectional
Planning Area (SPA) plan and associated regulatory documents, including design guidelines, public
Facilities Finance Plan, Air Quality Improvement plan and Water Conservation plan for 68.1 acres
located at the northeast and northwest corner ofOtay Lakes Road and EastLake Parkway ("Project);
and.
WHEREAS, the area ofland which is subject matter ofthis Resolution is diagrammatically
represented in Exhibit "A" and commonly known as portion of the Eastlake I Activity Center, and
for the purpose of general description herein consists of approximately 68. I acres located at the
northeast and northwest corners of Otay Lakes Road and EastLake Parkway within the EastLake
Planned Community ("Project Site"); and,
WHEREAS, the Environmental Review Coordinator determined that, although the proposed
project could have a significant effect on the environment, there will not be a significant effect in this
case because mitigation measures have been incqrporated and agreed to by the project proponent. A
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were prepared
which must be considered by the Planning Commission prior to a decision on the project; and,
WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program (1S-01-042) has been prepared in accordance with the
requirements ofthe California Environmental Quality Act (CEQA), and the Environmental Review
Procedures of the City ofChula Vista; and,
WHEREAS, the Planning Commission finds that the Project environmental impacts will be
mitigated by adoption of the Mitigation Measures described in the Mitigated Negative Declaration,
and contained in the Mitigation Monitoring and Reporting Program, and that the Mitigation
Monitoring and Reporting Program is designed to ensure that during Project implementation, the
pern1ittee/Proj ect applicant, and any other responsible parties implement the project components and
comply with the mitigation Monitoring Program; and,
WHEREAS the Planning Commission having received certain evidence on July 10,2002, as
set forth in the record of its proceedings herein by reference as is set forth in full, made certain
findings, as set forth in their recommending Resolution GPA 02-07/PCM-01-15 herein, and
recommended that the City Council approve the Project based on certain terms and conditions; and.
WHEREAS, the Planning Director set the time and place for a hearing on the Project, and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the city and it mailing to property owners and within 500 feet ofthe exterior
boundaries of the property, at least 10 days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m., June
7,2000, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
recommends that the City Council adopt the attached Draft City Council Resolution and Ordinance
approving the Project in accordance with the findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA
VISTA, CALIFORNIA, this lOth day of July, 2002, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
Kevin O'Neil, Chairperson
ATTEST:
Diana Vargas, Secretary
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C9 APPLICANT: EASTLAKE DEVELOPMENT CO.
PROJECT Northeast and Northwest Corner of EXHIBIT A
ADDRESS: Otay lakes Road and Eastlake Parkway
SCALE: FILE NUMBER:
NORTH No Scale GDP-02-07, PCM-01-15
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ATTACHMENT 2
Draft City Council Resolution & Ordinance
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RESOLUTION
RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE MITIGATED
NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM IS-01-042; APPROVE AMENDMENTS TO THE
CITY'S GENERAL PLAN, EASTLAKE II GENERAL DEVELOPMENT
PLAN, EASTLAKE II PLANNED COMMUNITY DISTRICT REGULATIONS
AND LAND USE DISTRICTS MAP. ALSO, ADOPT A NEW SECTIONAL
PLANNING AREA SPA PLAN AND ASSOCIATED REGULATORY
DOCUMENTS FOR 68.1 ACRES AT THE NORTHEAST AND NORTHWEST
CORNERS OF OTAY LAKE ROAD AND EASTLAKE PARKWAY.
I RECITALS
A Project Site
WHEREAS, the areas ofland which are the subject of this Resolution are diagrammatically
represented in Exhibit A and hereto incorporated herein by this Resolution, and commonly
known as EastLake I Activity Center, and for the purpose of general description herein
consist of 54.5 acres at the northwest comer and 13.6 acres at the northeast comer ofOtay
Lakes Road and EastLake Parkway within the EastLake Planned Community ("Project
Site")' and
, ,
B. Project; Application for Discretionary Approvals
WHEREAS, duly verified application was filed with the City of Chula Vista Planning
Department on February 23, 2001 by The Eastlake Company ("Developer") requesting
amendments to the City's General Plan, EastLake II General Development plan, Eastlake II
Planned Community District Regulations. The Developer also requested approval of a new
Sectional Planning Area (SPA) plan and associated regulatory documents, including
design guidelines, public Facilities Finance Plan, Air Quality Improvement Plan and
Water Conservation Plan for 68.1 acres located at the northeast and northwest comer of
Otay Lakes Road and EastLake Parkway ("Project); and,
C Prior Discrctionary Approvals
WHEREAS, prior discretionary action of the development of the EastLake I portion of the
Project Site has been the subject matter of prior General Development Plan and Sectional
Planning Area (SPA) plan, EastLake II General Development Plan, Planned Community
District Regulations and Land Use District Map amendments, EastLake II Planned
Community District Regulations, resulting in the current land use designations, all
previously approved by City Council Resolution No. 16702 and Ordinance No. 2522 on
July 6, 1992; 2) a prior Development Agreement Between the City of Chula Vista and the
020
Kaiser Foundation Hospitals previously approved by City Council Ordinance 2522 on July
6, 1992 ; and,
D. Planning Commission Record of Application
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
July 10,2002 and votcd to forward a recommendation to the City Council on
the Project; and,
WHEREAS, the proceedings and all evidence introduce before the Planning Commission at
the pubJic hearing on this project held on July 10, 2002 and the minutes and resolution
resulting there trom, are hereby incorporated into the record of this proceedings; and,
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project application
and notices of said hearings, together with its purposes given by its publication in a
newspaper of general circulation in the city, and its mailing to property owners within 500
ft. ofthe exterior boundaries of the Project Sites at least ten days prior to the hearing.
NOW THEREFORE BE IT RESOLVED that the City Council hereby find, detennine and
resolve as follows:
II. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council does hereby find that the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (IS-Ol-042) has been prepared in accordance with
requirements of the California Envirorunental Quality Act (CEQA), the State CEQA
Guidelines and the Environmental Review Procedures of the City of Chula Vista, and
hcreby adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program (lS-Ol-042).
III. INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council does hereby find that in the exercise of their independent review and
judgment, the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program (lS-01-042) in the fonn presented has been prepared in accordance with
requirements of the California Environmental Quality Act and the Environmental Review
Procedures ofthe City ofChula Vista and hereby adopt same.
IV. APPROVAL OF GENERAL PLAN AMENDMENT
The Chula Vista General Plan Land Use Diagram is hereby amended as set forth and
diagrammatically represented in Exhibit "B," a copy of which is on file in the office of the
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City Clerk, known as Document , to change the land use designation of 16.4 acres at
the northeast comer of EastLake Parkway and the future SR-125 freeway from Commercial
Retail to Research and Limited Manufacturing.
V. GENERAL PLAN INTERNAL CONSISTENCY
The City Council hereby finds and determines that the General Plan consistency is
internally consistent and shall remain internally consistent following the amendments
thereon in this Resolution.
VI. GENERAL DEVELOPMENT PLAN FINDINGS
THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL
DEVELOPMENT PLAN IS IN CONFORMITY WITH THE PROVISIONS OF THE
CHULA VISTA GENERAL PLAN, AS AMENDED.
The proposed amendments to the EastLake [] General Development Plan reflects the land
use, circulation system and public facilities that are consistent with the City's General Plan
as proposed to be amended.
PLANNED COMMUNITY CAN BE INITIATED BY ESTABLISHMENT OF SPECIFIC
USES OR SECTIONAL PLANNING AREA PLANS WITHIN TWO YEARS OF THE
ESTABLISHMENT OF THE PLANNED COMMUNITY ZONE.
A sectional Planning Area Plan has been previously established for the Project Site, and a
new Supplemental Sectional Planning Area plan, which is a continuation of the EastLake I
SPA plan policies and development regulations, is included with the proposed project.
IN THE CASE OF PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH
DEVELOPMENT WILL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF
SUSTAINED DESlRABLITY AND STABILITY; AND THAT IT WILL BE IN
HARMONY WITH OR PROVIDE COMPATIBLE VARIETY TO THE CHARACTER
OF THE SURROUNDING AREA; AND THAT THE SITES PROPOSED FOR PUBLIC
FACILITIES, SUCH AS SCHOOLS, PLAYGROUNDS AND PARKS ARE ADEQUATE
TO SERVE THE ANTICIPATED POLPULATION AND APPEAR ACCEPTABLE TO
THE PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
The project does not involve residential development.
VII. ADOPTION OF AMENDED GENERAL DEVELOPMENT PLAN
In light of the findings above, the amended EastLake II General Development Plan is
hereby approved and adopted in the form presented to the City Council and on file in the
office of the City Clerk.
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VIII. SPA FINDINGS/ APPROVAL
A. THE SECTIONAL PLANNING AREA (SPA) PLANS (AS AMENDED) ARE IN
CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN
AND THE CHULA VISTA GENERAL PLAN.
The new Village Center North SPA Plan reflect the land use, circulation system and
public facilities that are consistent with the EastLake II General Development Plan
and the City ofChula Vista General Plan as proposed to be amended.
B. THE SECTIONAL PLANNING AREA PLANS WILL PROMOTE THE
ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREAS.
The new SPA plan includes a Supplemental Public Facilities Finance Plan that
outlines the required inrrastructure to serve the Project, the timing of installation and
the financing mechanisms to promote the orderly sequentialized development of the
Project.
C. THE EASTLAKE SECTIONAL PLANNING AREA (SPA) PLANS, AS
AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE,
RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL
QUALITY.
The Land uses within the EastLake I Village Center Supplemental SPA plan
rcprcscnt the circulation system and overall land use intent as previously envisioned
in the EastLake II General Development Plan. Thus, the new SPA will not adversely
affect the adjacent land uses, residential enjoyment, circulation or environmental
quality of the surrounding uses.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT
SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION,
AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH
AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF
SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH
DEVELOPMENT WILL MEET PERFORMANCE STANDARDS
ESTABLISHED BY THIS TITLE.
The orientation and configuration of the northerly 16.4 acres is substantially more
suitable for employment land use and more compatible with the EastLake
Business Center to the north and east. Thus, changing the previously adopted land
use designation from Public Quasi-Public to Research and Limited Manufacturing
is appropriate in area, and will not affect the surrounding areas. This added
4
~3
acreage will contribute substantially to achieve the city's economic development
goals and objectives.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER
SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA, LOCATION AND OVER-ALL PLANNING TO
THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE
PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH
DEVELOPMENT.
The orientation and configuration of the northerly 16.4 acres is substantially more
suitable for employment land use and more compatible with the EastLake
Business Center to the north and east. Thus, changing the previously adopted land
use designation from Public Quasi- public to Research and Limited
Manufacturing is appropriatc in arca, and will not affect the surrounding areas.
This added acrcage will contribute substantially to achieve the city's economic
dcvclopment goals and objectives.
F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The Project Site will be served by two major streets: EastLake Parkway and Otay
Lakes Road. The western parcel's main access is along Otay Lakes Road with
secondary access points along EastLake Parkway. Otay Lakes Road, which is a 6-
lane Prime Arterial road will be widened to seven lanes to accommodate a
queuing lane for the future SR-125 fTeeway on-ramp and acceleration and de-
acceleration lanes for the commercial center site (Western Parcel). EastLake
Parkway will also be widened to five lanes to accommodate the required turning
lanes at the intersection with Otay Lakes Road.
Regional access will be provided primarily by 1-805 located approximately 5
miles to the west, and eventually by the future SR-125, immediately adjacent to
the west. Required improvements installation timing and financing mechanism are
discussed in the Village Center North Public Facilities Finance Plan. Thus, the
streets proposed to serve the Projcct Site are suitable and adequate to carry the
anticipatcd traffic thereon.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION (S) PROPOSED AND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION (S).
The proposed amendments increase the acreage designated Commercial Retail to
allow for a major commercial center development to provide needed commercial
5
02.~
facilities, such as a major department store, and facilities, including restaurants and
other similar uses, to complement the existing neighborhood serving commercial
center.
H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The proposed amendments are consistent with the previously approved plans and
regulations applicable to surrounding areas, and therefore said development can be
planned and zoned in coordination and substantial compatibility with said
development.
BE IT FURTHER RESOLVED that in light of the findings above, the City Council does
hereby approve the EastLake Greens and EastLake Trails SPA amendments and adopts the
new EastLake II Sectional Planning Area SPA plan as presented in Exhibit C subject to the
conditions set forth below:
IX. SPA PLAN CONDITIONS OF APPROVAL
1. Provide a SO-space park and ride facility within the Western Parcel and a IO-space
facility in the Eastern Parcel. The exact location, configuration, maintenance
responsibility and ownership of the facility shall be defined as part of the precise plan
(DRC) for each individual Parcel.
2. The EastLake Company shall design and construct a bus stop, shelter, trash receptacle
and bench at the location designated by the City's Transit Coordinator on Otay Lakes
Road.
3. Implement the Federal and State mandated conservation measures outlined In the
EastLake I Supplemental Water Conservation Plan.
4. Implement the non-mandated water conservation measures, which include I) Hot Water
Pipe Insulation 2) Pressure Reducing Valves, and 3) Water EfficientJDrought Tolerant
Landscaping.
5. Prior to approval of building permits for each phase of the project, the applicant shall
demonstrate that air quality control measures outlined in the EastLake I Supplemental Air
Quality Improvement Plan pertaining to the design, construction and operational phases
of the project have been incorporated in the project design.
6. Trash collection areas shall be covered, bermed or other approved method as approved by
the City Engineer to prevent runoff of polluted water across paved areas into the storm
drainage systems.
6
02.s-
X. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the forgoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, and any of such conditions fail to be so
implemented and maintained according to the their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of shall
future building permits, deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted, instituted and prosecute litigate or
compel their compliance or seek damages for their violations. No vested rights are gained
by Developer or successor in interest by the City approval ofthis Resolution.
XI. INVALIDITY; AUTOMATIC REVOCATION
It is the intcntion of the City Council that its adoption of this Resolution is dependent upon
enforceability of each and every term provision and condition herein stated; and that in the
event that anyone or more terms, provisions or conditions are determined by the Court of
competent jurisdiction to be invalid, illegal or unenforceable, if the city so determines in its
sole discretion, this resolution shall be deemed to be revoked and no further in force or in
effect.
Presented By:
Approved as (0 form by:
Robert A. Leiter
Director of Planning
John Kaheny
City Attorney
J:\Planning\LUIS\Vil1age Or. Nortn\VILLACiE CTR REPORTS AND RESOS\PCM-Ol-15CC RES0.doc
7
c2.c:,
For City Council Resolution
EXHIBIT B
(See Attachment 1 of the staff report,
Exhibit B)
r27
__,_, ._,~_u '._._____._ _ _ .___~.,___.___,__..___.__. __'__'_ ..._.____~___._.__.__
ORDlNANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING AMENDMENTS TO THE EASTLAKE If PLANNED
COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICTS
MAP.
J. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Ordinance Amendment
are diagrammatically represented in Exhibit A and hereto incorporated herein as
Exhibit A; and for the purpose of General description herein consist of 68.1 acres at
the northwest and northeast corners ofOtay Lakes Road (Project Site); and,
B. Project; Application for Discretionary Approval
WHEREAS, on February 23, 2001, The Eastlake Company ("Developer") filed an
application requesting approval of amendments to the EastLake II Planned
Community District Regulations and Land Use District Map; and,
C. Prior Discretionary Approvals
WHEREAS, prior discretionary action of the development of the EastLake I portion
of the Project Site has been the subject matter of prior General Development Plan
and Sectional Planning Area (SPA) plan, EastLake ]] General Development Plan,
Planned Community District Regulations and Land Use District Map amendments,
EastLake II Plmmed Community District Regulations, resulting in the current land
use designations, all previously approved by City Council Resolution No. 16702
and Ordinance No. 2522 on June 30, 1992; 2) a prior Development Agreement
Between the City of Chula Vista and the Kaiser Foundation Hospitals previously
approved by City Council Ordinance 2522 on July 6, 1992 ; and,
D. Planning Commission Record on Applications
WHEREAS, thc Planning Commission held an advertised public hearing on said
project on July 10, 2002, and voted to recommend that the City Council approve the
amcndments to the EastLake II Planned Community District Regulations and Land
Use Districts Map in accordance with the findings listed below.
The proceedings and all cvidence introduced before the Planning Commission at
their public hearing on this Projcct hcld on July 10, 2002, and the minutes and
resolutions resulting therefrom, are hereby incorporated into the record of this
proceeding.
r28'
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City ofChula Vista on July 23, 2002 on the Discretionary Approval
Application, and to receive the recommendations of the Planning Commission, and
to hear public testimony with regard to same; and,
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this Ordinance was
introduced for first reading on July 23, 2002, the City Council of the City of Chula
Vista approved Resolution No. by which it imposed amendments on
EastLake II General Development Plan, and adopted a new Supplemental Sectional
Planning Area (SPA) for 68.1 acres to be known as the Village Center North
Supplemental SPA, including Design Guidelines, Public Facilities Financing Plan,
Supplemental Public Facilities Finance Plan, Air Quality and Water Conservation
Plans.
II NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain as
follows:
A. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council does hereby find that the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program (IS-Ol-042) has been prepared in
accordance with requirements of the California Environmental Quality Act
(CEQA), the State CEQA Guidelines and the Environmental Review Procedures of
the City of Chula Vista, and hereby adopts the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program (IS-0l-042).
B. INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council does hereby find that in the exercise of their independent review
and judgment, the Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program (IS-Ol-042) in the form presented has been prepared in
accordance with requirements of the California Environmental Quality Act and the
Environmental Review Procedures of the City of Chula Vista and hereby adopt
same.
C. FINDINGS FOR APPROVAL OF P-C PLANNED COMMUNITY ZONE
The City Council hereby finds that the proposed Amendments to the Planned
Community District Regulations and Land Use Districts Map are consistent with the
City of Chula Vista General Plan, as amended, and public necessity, convenience,
the general welfare and good zoning practice support the amendments.
d-..'1
D. APPROVAL OF PLANNED COMMUNITY ZONE
The City Council does hereby approve the Planned Community District Regulation
and Land Use District Map as represented in Exhibit C.
III. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that in
the event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be
deemed to be automatically revoked and of no further force and effect ah initio.
IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day rrom and after its
adoption.
Prcsented by:
Approved as to form by:
Robert A. Leiter
Director of Planning
John Kaheny
City Attorney
J:\Planning\LUIS\Village Ctr. North\VILLAGE CTR REPORTS AND RESOS\PCM-OI-15 CCORD.doc
30
F or City Council Ordinance
EXHIBIT A
(See Attachment 1 of the staff report,
Exhibit A)
and
EXHIBIT C
(See Attachment 5 of the staff report,
PC District Regulations Tab)
:3!
...."~ _'_'_'~'_._'~'_'_'_' . "'_ ________.-m____ __ _______._____.
ATTACHMENT 3
Mitigated Negative Declaration
3.(
,- ,-."." ,--,-,~"",--,-,--,,-""" ,.,- ...'. ~.._- .,.._""",_'.,~'--' ".,--"-_. '.-...""--~'-'- ._.--_.. --.-------_.
Mitigated Negative Declaration
PROJECT NAME:
EastLake ViIJage Center North
PROJECT LOCATION:
Northwest and northeast of the EastLake Parkway/Otay Lakes
Road intersection
ASSESSOR'S PARCEL NO.: 595-070-27,28; 595-232-22, 23
PROJECT APPLICANT:
The EastLake Company
CASE NO.:
Case No. IS-O 1-042
DATE:
June 11,2002
A. Project Sctting
The proposed EastLake Village Center North project (hereinaftcr referred to as "the proposed
project") involves approximately 68.1 acres (ac) located at the northwest and northeast comers of
EastLake Parkway and Otay Lakes Road in the City of Chula Vista. Adjacent uses incJude:
future SR-125 to the west; the retail/commercial "Vons" center to the south; vacant land and
developed parcels within the EastLake Business Center I to the cast and north. Single-family
homes (EastLake Shores) are located to the west of future SR-125. Townhomes within EastLake
Greens are located to the southeast of the site, south of Otay Lakes Road (Figures I and 2).
The site has been previously graded in accordance with the approved master grading plan for the
EastLake I Sectional Planning Area (SPA). ApproximatcJy 54.5 acres of the site (designated as
VC-I (38.1 ac) and E-lO/BC-3 (16.4 ac) is located west and south of EastLake Parkway and is
currently being graded under an approved remcdial grading permit (see Section C below). The
elevation of this portion of the site has been altered due to the current grading operations.
Generally, the site slopes from the northeast to the southwest toward an existing, onsite detention
basin. Disturbed land covers the majority of the site. Non-native grassland and ornamental
landscaping also occur on site.
The EastLake II General Development Plan (CjDP) designates tlie approximate southern half of
the site for Retail Commercial (RC) use, and designates the approximate northern half of the site
for Public/Quasi-Public Use (PQ) (Figure 3). The EastLake I SPA currently designates the
approximate southern half of the site for Yillage Center uses (i.e., retail, restaurants, offices,
open space, public facility, etc.) and the approximate northern half of the site for medical center
use (Figure 4).
The project site also includes approximately 13.6 ac. east of EastLake Parkway (designated as
YC-2). The westem approximately ten acres of this site is vacant, and an existing church
occupies the remaining acreage within YC-2. The YC-2 site has also been previously graded
under the af(Jrcmentioned master grading plan. This portion of the project site also drains from
06/lI/02
33
the northeast to the southwest. Non-native grassland and ornamental landscaping occurs on this
portion of the site. The EastLake II (,cneral Dcvelopment Plan (GDP) designates the southern
approximately II acres of this portion of the sitc as Professional and Administrative and
approximately two acres of the site as Research & Limited Manufacturing. The EastLake I SPA
currently designatcs the southern approximately 11 acres of the site for Village Center uses and
the remainder of the site for Employment uses.
B. Project Description
The proposed project encompasses three separate land use districts (Figure 5):
. Village Center-l (YC-I): 38.l-acres at the northwest corner of Otay Lakes Road and
EastLake Parkway intended for retail/commercial use;
. Business Center-Core District (BC-3): l6.4-acres north of YC-l and west of EastLake
Parkway intended as a extension of the EastLake Business Center District to the north;
and
. Village Ccnter-2 (YC-2): 13.6-acres at the northeast corner of Otay Lakes Road and
EastLake Parkway intended for professional administrative and limited retail uses.
The majority of the proposed project addresses the future developmcnt of YC-l. Specifically,
the proposed project involves the development of an approximately 380,000 square foot (SF)
shopping center on the YC-l portion of the project site. The site would be divided into
approximately 12 parcels. Two of the parcels would include "big box" users, potentially Target
and Lowe's, with the remaindcr of the parcels providing a variety of retail, commercial,
restaurant uscs. Under the proposed amended EastLake II Planned Community (PC) District
Regulations, two uses currently being proposed for the shopping center would require a
Conditional Use Permit (CUP). These uses are a car wash/gasoline station and a drive-thru
restaurant.
Several discretionary actions are required to implement the shopping eenter within the YC-l
district. These include:
. EastLake II GDP Amendment to: change 16.4 acres of Public/Quasi-Public Use to Research
& Limited Manufacturing and 2.0 acres located at the northeast corner of EastLake Parkway
and Fenton Street from Research & Limited Manufacturing to Professional & Administrative
. EastLake I SPA Amendment (Supplemental SPA Plan) to:
o change 30.6 acres of Medical Center-l (MC-l) use to 16.4 acres of Village Center
Employment (E-I 0) and 14.2 acres of Yillage Center-I (YC-l);
o change peI111itted land uses and property development standards for YC-I (PC District
Regulations);
o repeal Ihe Precise Plan and adopt new Design Guidelines;
() replace the existing Air Quality Improvement Plan and Water Conservation Plan; and
() prepare a Supplemental Public Facilities Financing Plan that addresses the proposed
proj ect.
. Design Review;
2
06/11102
~y
_. ._,___~_,__ .."___.______u
. Parcel Map to subdivide the VC-I site into approximately 12 scparate lots for sale or lease;
and
. CUP pursuant to Section III. I of the proposed EastLake II Planned Community District
Regulations for the proposed gas station/car wash and drive-thru restaurant.
The Applicant is also requesting the fol1owing discretionary actions that would affect future
development of the BC-3 and VC-2 parcels of the project:
BC-3
. General Plan Amendment (GP A) to change 16.4 acres of Commercial Retail designation to
Industrial Research 8.: Limited ManuElcturing;
. EastLake 11 GDP Amendmcnt to change 16.4 acres of Public/Quasi-Pub]ic use to Industrial
Research 8.: Limited Manufacturing;
. EastLake I SPA Amendment (Supplemental SPA Plan) to:
o change 30.6 acres of Medical Center-I (MC-l) use to 16.4 acres to Vil1age Center
Employment (E-l 0) and 14.2 acres of Vil1age Center-l (VC-I);
o changc ]6.4 acres from VC-I to BC-3 and change pennitted land uses for BC-3 (PC
District Regulations);
o repeal the Precise Plan and adopt new Design Guidelines;
o replace the cxisting Air Quality Improvement PIan and Water Conservation Plan; and
o prepare a Supplemental Public Facilities Financing Plan that addresses the proposed
project.
. Land Use District Map Amendmcnt to change 16.4 acres of Vil1age Center I (VC-I) to
Business Center - Core District.
No site plan is being proposed for the I3C-3 parcel at this time. See Section E below for a
discussion of future environmental evaluation pertaining to future development of this parcel.
VC-2
. EastLake 11 GDP Amendment to change two acres of Research 8.: Limited Manufacturing to
Professional 8.: Administrative;
. EastLake I SPA Plan Amendment to:
o change two aercs of Employment designation to Vil1age Center-2 (VC-2);
o change two acres from Business Center-Manufacturing Park District (BC-I) and Open
Space (OS-7) to Vil1age Center-2 (VC-2) and change the permitted uses and property
development standards for VC-2 (PC District Regulations);
CJ repeal the Precise Plan and adopt new Design Guidelines; and
o replace the existing Air Quality Improvement Plan and Water Conscrvation Plan; and
o prepare a Supplemental Public Facilities Financing Plan that addresses the proposed
project.
No site plan is being proposed for the VC-2 parcel at this time. See Section E below for a
discussion of future environmental evaluation pertaining to futurc development of this parcel.
3
06/1 1/02
-:3J"
C. Prior Approvals and Environmental Documentation
EastLake Master EIR
A Master EIR (EIR 81-03) was completed for the 3,073-acre EastLake community in February
1982. This Master EIR considered the impacts associated with the armexation of the project site
from the County of San Diego to the City of Chula Vista, as well as the potential impacts
associated with the implementation of a General Plan Amendment, prezoning and Genera]
Deve]opment Plan for the future EastLake Deve]opment.
EastLake I SPA Plan Supplemental ElR
Subsequently in 1984, a Sectional Planning Area (SPA) Plan was developed for approximately
1,268 acres of the 3,073-acre EastLake community. This SPA plan, referred to as EastLake I,
was preparcd as a refinemcnt and implementation framework for the Plmmed Community zoning
previously applied to the site in 1982. A Supplemental EIR (EIR 84-01) was certified in
February 1985 that addressed the EastLake I SPA Plan and two accompanying Tentative
Subdivision Maps, one of which included the subject EastLake Village Center.
EastLake I SPA Plan Amendm"lltJ](aiserPennanente Chula \fista Medical Center Supplemental
EIR
In June 1992, a Supplemental ElR (EIR 92-(1) was certified for the EastLake I SPA Plan
Amendment/Kaiser Pennanente Chula Vista Medical Center. ElR 92-01 specifically addressed
the subject Village Center site. The EIR addressed an amendment to the EastLake I Genera]
Deve]opment Plan and SP;\ Plan in order to: I) convert the adopted land uses in the northern
portion ofthe site to medical center uses; 2) delete the adopted residential land use within the site
and expand the acreage allocated for office/retail uses; and 3) eliminate 2.0 acres from the site in
order to create additional emp]oymcnt uses with the EastLake Business Center. The SPA plan
amendment required the approval of the EastLake ] Public Facilities Finance Plan (PFFP)
Update and the approval of an Air Quality Improvement Plan (AQIP) and Water Conservation
Plan (WCP) pursuant to the City's Growth Management Program. EIR 92-01 also addressed a
Conditional Use Pennit/Precise Plan for the phased constnictionofJhe Kaiser Pennanente Chula
Vista Medical Center on the northern 30.6 acres of the subject site. The EastLake I GDP and
SP;\ Amendment was approved by Resolution No 16702 on June 30, 1992 and provided for the
following entitlements:
. 785,000 SF, 439-bed (full buildout) Medical Center, 485,000 SF of medica] and
administrative onices, 35,000 SF ccntral plant, three parking stmctures to accommodate
4,271 cars, and surface parking for an additional 148 cars on northern 30.6 acres of site;
4
06111/02
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..__._...._ -----"_---"._"0' ..," ___-->-<__.~.._ _ _____._..~ '____0_____"'_"'0__ .0.. .o_.~_~-.-..____~__o_______
. 17.3 acres retail commercial (viII age center use) and 11.9 acres of open space/public facility;
and
. 6 acres of office/commercial, 4 acres of community purpose facility and 2 acres of
employment.
While GDP and SPA amendments and a CUP for the hospital were approved, no development
has occurred on the site to date.
Olympic Parkway Disposal SitesMND
In December 200 I, a Mitigated Negative Declaration (lS-02-009) was prepared for the Olympic
Parkway Disposal Sites. This tvlND addressed the temporary disposal of up to 250,000 cubic
yards of material from the grading of Olympic Parkway at the EastLake Village Center site. A
grading pennit was issued for the disposal of the material on the site. These grading activities
are ongomg.
D. Compliance with Zoning and Plans
The proposed project site is within a Planned Community (PC) District. The EastLake II PC
District Regulations arc proposed to be amended as part of this project to change permitted land
uses and property development standards for the Village Ccntcr-I (YC-I), Business Center-Core
District (BC-3) and Village Ccnter-2 (VC-2) land use districts. Amendments to the General
Plan, EastLake II General Development Plan and EastLake I SPA Plan are also required for the
proposed project to comply with regulating plans.
E. Subsequent Environmeutal Review for VC-2 and BC-3
As stated in Section B above, the focus of this analysis is the commercial development proposed
for VC-l. No site plans are being proposed for the VC-2 and BC-3 parcels at this time. Future
development of these parcels would be governed by the proposed Planned Community District
Regulations and Design Guidelincs. Specifically. the PC District Regulations set forth the
development and land use standards for all property within the EastLake II General Development
Plan area by establishing: setbacks; building heights; parking requirements; landscape
requiremcnts; use restrictions; animal regulations; density of development; lot size, width and
depth; fencing requirements; and signing regulations. Sections III and IV of the PC District
Regulations specify the types of uses that are pennitted, conditionally permitted and not
permit1ed within VC-2 and BC-3 districts, respectively.
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"7
Future site plans for the YC-2 and BC-3 parcels will be evaluated against the adopted PC District
Regulations and Design Guidelincs specific to these parcels. In addition, an environmental
evaluation of issues related to the proposed land uses, such as but not limited to land use
compatibility with adjacent uses, noise, and aesthetics would need to be conducted at the time a
future site plan is proposed. In addition, the need for any new, or expansion of, a public service
specifically related to a proposed use (such as emergency services and disposal of medical/toxic
waste related to hospital or other medical facility, disposal of biotechnical waste related to
biotechnical research facilities, etc.) would need to be evaluated for environmental
considerations.
On the other hand, physical features of these parcels, including geology, biology, cultural and
paleontological resources and drainage, have been addressed in current technical studies or prior
environmental documentation, and therefore would not need further analysis. With respect to
traffic, a worst-case traffic analysis has been prepared that assumed the highest trip-generating
land uses allowed on these parcels. As long as the total trip generation for the three parcels (VC-
I, VC-2 andI3C-3) does not exceed that projected in the 2002 LLG traffic study for the EastLake
Yillage Center North project (i.e., 36,356 average daily trips), no further traffic analysis would
be required. Similarly, a worst-case sewage generation and water demand analysis was
conducted. Provided that the ultimate development that is proposed for the YC-2 and BC-3
parcels is in confonnanee with the PC District Regulations and Design Guidelines, no additional
water or sewer analyses would be required.
F. Identification of Environmental Effects
The City of Chula Vista determined that the proposed project will have significant environmental
effects other than what has been previously identificd in prior environmental documentation.
These effects have been mitigated. The preparation of an Environmcntal Impact Report will not
be required. This Mitigated Negative Declaration has becn prepared in accordance with Section
15070 of the State CEQA Guidelines.
Ir"llSportation a'ld.C)rculation
The Transportation and Circulation analysis contained in SEIR 92-01 has been updated with a
traffic study specific to the proposed project. This study, entitled "Traffic Impact Analysis,
EastLake Village Center North" prepared by Linscott, Law & Greenspan and dated May 8, 2002,
addressed the traffic impacts of a 420,000 SF regional shopping .center and 50 park and ride
spaces on the YC-l parcel, 4.30 acres of retail, 2.3 acres of restaurant use, 2.74 acres of medical
offices on the YC-2 parcel, and" 125-bed hospital and 78,000 SF of medical offices on the BC-3
parcel. While a site plan and regional shopping center on VC-l are currently being considered
and are the primary subject of this analysis, no site plan has been proposed for YC-2 or BC-3 at
this timc. Howevcr, in order to analyze a worst-case future traffic condition, thc highest traffic-
generating allowahle lISCS on these parcels was assllmed.
The aforcmentioned land uscs would generate 36,356 average daily trips (ADT). This is 13,084
lcss average daily trips than the traffic volume calculated for the development currently entitled
for the site (Kaiser Pennanentc Medical Center, YC-2, E-l 0, YC- I and OS-16; see Section C).
6
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06/11/02
Accounting for pass-by trips (trips attracted to the site from traffic already on the street system
and passing near the site while going from one location to another), the PM peak hour trip
generation would be 3,050 trips. Only the PM peak hour time frame was analyzed since this
represents the worst-case scenario. Of the PM peak hour trips, 1,558 trips (51%) would be
attributed to the proposed regional shopping center on the VC-l parcel, 850 trips (28%) would be
attributed to the worst-case development of the VC-2 parcel, and 642 trips (21%) would be
attributed to the worst-case development of the BC-3 parcel.
Intersection (PM peak hour) and street segment operations (AOT) within the study area were
analyzed for the following scenarios:
. Existing plus Project (near tenn)
. Year 2005 without SR-125 (short tenn, approximate opening year of the project)
. Year 2005 with SR-125 (short tenn, approximate opening year of the project)
. Buildout (complete buildout of plmmed developments and the street network in the Eastern
Territories)
Inrersection Analysis
Table I shows the PM peak hour signalized and unsignalized intersection operations for the
Existing plus Project, Year 2005 without SR-125 and Year 2005 with SR-125 scenarios. An
signalized intersections are calculated to operate at LOS D or better with project traffic. Based
on the City of Chula Vista's Significance Criteria, two lInsignalized intersections (EastLake
Parkway!1'vlil1cr Orive and EastLake Parkway/Fenton Strcct) are calcubtcd to operate at LOS F
during the Existing pIlls Project, Year 2005 without SR-125 and Year 2005 with SR-125
scenanos. The proposed project would result in direct, but mitigablc impacts on these
intersections in the near and short-tcnn scenarios.
Table 2 shows the peak hour interscction opcrations at key study area signalized and
unsignalized intersections with project traffic at buildout. With buildout traffic, an signalized
intersections are calculated to opcrate at LOS D or better except the Otay Lakes Road/Main
Entrance (Yons Oriveway) which is calculated to operate at LOS E. AM and PM peak hour
analyses were conducted at Otay Lakes Road/EastLake Parkway intersection. This intersection
was calculated to operate at LOS 0 in the PM peak hour and LOS E in the Ml peak hour. The
unsignalized intersections of EastLake Parkway/Miner Orive and EastLake Parkway/Fenton
Street continue to operate at LOS F in the buildout condition. The proposed project would result
in direct, but mitigable impacts on these intcrsections at buildout.
Street Segments
Table 3 shows the daily street segment operations for the Existing plus Project, Year 2005
without SR-125 and Year 2005 with SR-125 scenarios. In the Existing plus Projeet scenario, all
key study area segments are calculated to operate at LOS C or better with project traffic except
the segment of Telegraph Canyon Road betwecn Paseo Ranchero and Otay Lakcs Road and
EastLake Parkway north of Miller Drive which are calculated to operate at LOS O. For Year
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06/11/02
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2005 with project traffic and without SR-125, all key study area segments are calculated to
operate at LOS C or better except Otay Lakes Road north of East H Street (LOS F) and Otay
Lakes Road between East H Street and Telegraph Canyon Road '(LOS F). These same two
segments are calculated to operate at an unacceptable LOS in the Year 2005 with SR-125
scenario. Otay Lakes Road North of East H Street would operate at LOS D, and Otay Lakes
Road between East H Street and Telegraph Canyon Road would operate at LOS E.
A near-tenn analysis of Telegraph Canyon Road and Otay Lakes Road segments was conducted
based on the City of Chu]a Vista's Growth Management Oversight Committee (GMOC) Traffic
Monitoring Program (TMP) methodology. Only these segments were analyzed because the
City's significance criteria dictates that if planning analysis (voJume/capacity) indicates LOS D,
E or F, the GMOC method shall be utilized in the short-term (0-4 years). These segments are the
only roadways located within GMOC arterial street segments that are calculated to operate at
LOS D or worse. While EastLake Parkway north of Miller Road would operate at LOS D in the
near ternl, it is not a GMOC at1erial. The GMOC analysis concluded that the decrease in speeds
on the subject segments of Telegraph Canyon Road and Otay Lakes Road were not sufficient to
reduce the levels of service below C, and there would be adequate arterial level of service on
these segments in the near term. Based on the GMOC threshold, the proposed project would not
result in significant impacts on these segments ofTelcgraph Canyon Road and Otay Lakes Road.
Table 4 shows the daily street segment operations with project traffic at buildout. With buildout
traffic, all street segments are calculated to operate at LOS C or better except the following:
. Otay Lakes Road, north of East H Street (LOS E),
. Otay Lakes Road, East H Street to Telegraph Canyon Road (LOS F),
. Otay Lakes Road, SR-125 to the Vons driveway (LOS F),
. Otay Lakes Road, Yons driveway to EastLake Parkway (LOS E),
. EastLake Parkway, south of Olympic Parkway (LOS D), and
. Olympic Parkway, SR-125 to EastLake Parkway (LOS F).
The proposed project would result in direct impacts on Otay Lakes Road between SR-125 and
the Vons driveway and between the Yons driveway and EastLake Parkway. The proposed
project would result in cumulative, but mitigable impacts on Otay Lakes Road north ofH Street
and between H Street and Telegraph Canyon Road, as well as Olympic Parkway from SR-125 to
EastLake Parkway. The traffic impact is considered cumulative because these three segments
are not adjacent to the project. The segment of EastLake Parkway south of Olympic Parkway
wOllld operate at LOS D, however the adjacent intersections are calculated to operate at an
aeccptable level. Therefore, the proposed project would not result in a significant impact on this
intersection.
The LLG trattic analysis also addressed site circulation including truck access, left-turn storage
lengths, and intersection geometry at project drlvc\vays for VC-2 and BC-3 parcels and storage
lengths of tum lanes. Potential impacts that were identified internal to the site do not represent
impacts to public streets, and therefore do not require mitigation. Based on the site
circulation/access analysis, the current storage provided in the eastbound, northbound and
southbound left-turn lanes at the Otay Lakes Road/EastLake Parkway intersection may not be
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. ___.. .__.__._.._ . _,_,,- ..._"",.. _._,._-..__, ~. ..' ~ ._._..___.,. _ ,_ ""'_ .n.___..,,___.....__.'" _____.____.~_.
adequate to accommodate buildout traffic volumes. Similarly, at the EastLake ParkwaylFenton
intersection, the southbound, westbound, and northbound left-turn lane lengths may not be
adequate to accommodate buildout traffic volumes based on existing left-turn lengths. At the
EastLake Parkway/Miller Drive intersection, the westbound and northbound left-turn lengths
may not be adequate to accommodate buildout traffic volumes based on the existing left-turn
lane lengths. Additional storage length can be provided at these three intersections to mitigate
these cumulative impacts.
Air Quality
The proposed project would contribute to ambient air quality during the construction and
operation phases of the project. The air quality analyses in SEIR 92-01 and the Olympic
Parkway Disposal Sites MND (lS-02-009) address temporary construction-related cmissions
pertaining to the grading of the site. These analyses are incorporated by reference and
summarized herein. Grading and site improvements would generate sufficient emissions and
fugitive dust to result in a short-tcnn significant, but mitigable, impact on air quality. Mitigation
measures from SEIR 92-01 pertaining to compliance with the project's Air Quality Improvement
Plan (AQIP) and dust control during grading are applicable to the proposed project.
Geophysica!
The geologic features of the project site were analyzed in SEIR 92-01 and updated by the
"Revised Supplemental Geoteehnical Investigation for EastLake Village Center North
Commercial Center" by Pacific Soils Engineering, Inc. dated March 5, 2002. The 2002 study
confirmed that the majority of the site has been graded in the past. Onsite elevations range from
496 feet to 596 above mean sea level (MSL). Existing slope gradients average between 2: I and
SO: I (horizontal to vertical). Site drainage is by sheet flow to the southwest comer of the project.
The site is underlain by TeI1iary sediments consisting of Oligocene-age Otay Fom1ation
consisting of silty sandstone to sandy siltstone. 11 is moderately hard to hard and well graded.
Relatively thick topsoil occurs on remaining natural slopes within the southwest portions ofVC-
I. They consist of dark brown, clayey sand and silty sand. Alluvium is also present in VC-I
primarily in the site drainages. Alluvial soils range in depth from one to 32 feet and consist of
interbeddcd sands, clayey sands, sandy silts, and sandy clays. Undocumented, uncompacted
artificial lill is located within the desilting basin and along the northeast comer of VC-l. These
fills are estimated to range from one to 40 feet in thickness and- consist of brown, loose to
moderately dense silty sand and clayey sand. Compacted artificial fills are found throughout the
site. The presence of these fills trace back to several previous grading activities, including the
mass grading of Otay Lakes Road and EastLake Village Center, the disposal of soils generated
from adjacent areas and construction of temporary drainage, construction of a fill for Brelun
Communities, and regrading of the building pads east of EastLake Parkway.
Faulting is not known to be present onsitc. The nearest known fault is the La Nacion Fault zone,
which is classified as potentially active (the last movemcnt occurred prior to 11,000 years ago).
This fault zone is located approxinwtely four miles wcst of the EastLake Village Center North
')
06/11/02
'1-1
-.- _.-....-<_.--_.._--_.-._~_.-
project site. Based on the considerable distance from the site and the lack of Recent (Holocene)
activity, the La Nacion Fault is not anticipated to significantly impact the site.
The closest active fault zone is Rose Canyon, which is located eleven miles west of the site.
Notwithstanding, the project site is located in a scismically active area. Proposed development
will be required to comply with the current and applicable Uniform Building Code (1997) and
City parameters pertaining to seismic design.
Minor seepage and/or groundwater was observed in numerous borings onsite. Dewatering will
likely be required to effectively grade the site. Highly compressible and expansive soils also
occur onsite. Remedial grading will be required to remove deleterious materials prior to site
preparation. Susceptibility of the site to liquefaction, seiches and seismical1y-induced landslides
is considered low.
Water Quality
A "Water Quality Teclmical Report for EastLake Village Center" dated Mareh 5, 2002 was
prepared by Rick Engineering Company. According to the Rick Engineering study, the typical
storm water pollutants that may be anticipated from a commereial development such as the
proposed development include, but are not limited to oil and grease, heavy metals, and trash and
debris. A home improvement center and retail facility, such as Lowe's and Target, may
potentially generate pol1utants not common to most commercial developments, including
synthetic organics (e.g., pesticides, herbicides, etc.), nutrients (e.g., nitrogen and phosphoms
fertilizers), and oxygen-demanding substances (e.g., decaying vegetation, animal waste).
The project site is not expected to generate a large amount of sediment once buildout has been
completed and landscaping has been established. However, some sediment would be tracked in
by cars and a small amount may be generated on the site. This sediment is defined as a pollutant
and may contain attached pollutants such as heavy metals. The majority of these typical
pollutants would be transported by low flows occurring during the initial stage of a storm event.
The aforementioned pollutants could enter receiving waters. The receiving water of each
discharge point from the proposed project is Telegraph Canyon Creek. Tclegraph Canyon Creek
is not listed on the 1998 Clean Water Aet Section 303(d) list of impaired water bodies.
Discharge into an impaired water body would rcquire enhanced Best Management Practices
(BIvIPs). Sinee the pollutants of concern would not directly discharge into an impaired water
body as identified on the Clean Water Act Section 303(d) list, the proposed project will be
rcquired to install and implement standard 8MPs.
During the construction phase, the project is subject to the requirements of the State Water
Resourees Control Board (SWRCB) Order No. 99-08-DWQ National Pollutant Discharge
.Elimination System (NPDES) General Pennit No CA S000002 (General Construction Pcnnit)
adopted on August 19, 1999 and the modifications to the General Constmction Permit Order No.
2001 -046 adopted by the SWRCB on April 26, 2001. For coverage by the General Construction
Pennit, the project Applicant is required to submit to the SWRCB a Notice of Intent (NOI) to
comply with the Pennit, and develop a Storm Water Pollution Prevention Plan (SWPPP)
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lI.t.
.-
describing BMPs to be used during and after construction to prevent the discharge of sediment
and other pol1utants in storm water runoff from the site. The site inspection requirements and
site-specific Storm Water Sampling and Analysis Strategy (SWSAS) required in the SWPPP will
provide recommendations for storm water testing to evaluate the cffectiveness of the BMPs.
Adjustments to the BMPs wil1 be made as nccessary to maintain or improve their effcctiveness.
In order to terminate coverage under the General Construction Permit, the Applicant/developer
must submit a Notice of Termination form (NOT) and a Post-Construction Storm Water
Operation and Management Plan (PCSWOMP). The PCSWOMP requires permanent BMPs be
established to prevent the discharge of sediment or other pollutants in storm water runoff from
the completed project. BMPs shal1 be implemented that spccifical1y prevent pol1ution of storm
drain systems from the gas station, car wash, restaurants, parking lots, and trash col1ection areas.
Post construction, the project is also subject to the requirements of the Municipal Storm Water
Permit (Municipal Permit) adopted by the Califomia Regional Water Quality Control Board, San
Diego Region Order No. 2001-01, National Pollutant Discharge Elimination System (NPDES)
No.CA SOI08758. The Municipal Permit requires new developments to comply with the Model
Standard Urban Stonn Water Mitigation Plan (SUSMP) and to consider water quality and
watershed protections principles and policies in planning and design.
The SUSMP requircs that four typcs of BMPs be implemented: site design (i.e., mmlmlzmg
impervious arcas and directly cOllliectcd impervious areas, increasing rainfal1 infiltration,
maximizing rainfal1 interception, and protecting slopes and channels), source control (i.e., public
education, CC&Rs, providing covered outdoor material and trash storage areas to prevent
cxposure to rainfal1, and street and parking lot sweeping), category specific (i.e., for parking lots
-- incorporate landscape areas into the drainage design and construct overflow parking with
pen1Jeable paving), and treatment control (i.e., hiotilters, detention basins, infiltration basins,
drainage inserts, filtration). In general, site design, source control, and category specific BMPs
arc non-structural; the treatment control BMPs are structural. In this case, the Applicant will be
required to provide and implement 13MPs that specifically prevent pol1ufion of storm drain
systems from the gas station, car wash, restaurants, parking lots, and trash col1ection areas.
Based on the requirements outlined in the Model SLJSMP, a I3MP maintenance program will be
required for the proposed project once detailed locations and treatment devices are sized during
final dcsign of each phase of the proposed projecf (VC-l, YC-2 and BC-3). When developed,
the maintenance program wil1 include an operation and maintenance (O&M) plan, an estimate of
maintenance costs, a funding mechanism for financing thc program, and an access/casement
agreement. In addition, a Maintenance Agrccment between thc City and the dcveJoper wil1
ensurc the O&M of the structural BMPs.
P a I eont 0 I ogi c aII~eso ure es
According to the "Revised Supplemental Geotechnical Investigation for EastLake Village North
Commercial Center" (March 5, 2(02), the Otay Fonnation underlies the project site. Compacted
artificial fill, undocumented artillcial fill, topsoil and alluvium overlie portions of the bedrock.
The Otay Formation exhibits high paleontologica] resource sensitivity. Fossils potentially buned
in the underlying fOll1latlon could be impacted during site preparation. The occurrence of fossils
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06/J1/02
<13
within the covered bedrock cannot be evaluated prior to exposure. Destruction of the
paleontological resources would be a significant, but mitigable, impact.
Noise
Site plans for the YC-2 and BC-3 components of the site are not being proposed at this time.
The noise level generated by the uses in these locations would vary depending upon the specific
type of use developed at the site. If the noise level at outdoor use areas exceeds the City's noise
standards, the noise impact would be considered significant. When specific land uses and site
plans are prepared, an acoustical analysis will be required to assure that noise levels on- and off-
site do not exceed City standards. Therefore, noise impacts associated with the YC-2 and BC-3
parcels would be potentially significant but mitigable .
G. Mitigation Necessary to Avoid Significant Impacts
Projcct-spccific mitigation measures are required to reduce potential envirolUllental impacts
identified in this Mitigated Negative Declaration to a less than significant level. Thcse
mitigation measures are listed below and included in the Mitigation Monitoring and Reporting
Program (MMRP) included as Attachment A to this MND.
Traffic and Circulation (Direct ill/pacts)
1. Prior to approval of the Parcel Map for YC-], the Applicant shall construct and secure the
north leg of Otay Lakes Road/Project Driveway/Vons driveway intersection and provide one
left-tum lane, onc through/right lane, one right-tum lane, and dual eastbound left-tum lanes
aIllI corresponding signal improvements (see Figurc 27 from the project traffic report
attached to the MMRP).
2. Prior to approval of the Parcel Map for YC-l, the Applicant shall construct and secure the
extension of the existing southbound right-tum lane on EastLake Parkway from Otay Lakes
Road to the right-in/right-out driveway accessing YC-l. The Applicant shall also provide a
fourth westbound through lane on Otay Lakes Road from EastLake Parkway to the project
driveway such that the southbound right-turn movement is free and shall provide an island to
direct the flow of traffic unless otherwise approved by the City Engineer (see Figure 27 from
the project tranic report attached to the MMRP).
3. Prior to approval of the Parcel Map for VC-l, the Applicant shall constmct and secure the
necessary improvements fiJr providlIlg a fully activated traffic signal at the Otay Lakes
Road/EastLake Parkway intersection, including interconnect wiring, mast arms, signal heads
;lnd associated cquiplllcnt, underground ilnprovements, standards and IU111inaries.
4. Prior 10 approval of the Parcel Map for VC-l, the Applicant shall construct and secure a fully
Z1ctivated traffic signal at the Fenton StreetlEastLake Parkway intersection, including
interconnect wiring, mast arms, signal heads and associated equipment, underground
improvements, standards and luminaries and provide the following intersection geometry
(see Figure 27 from the project traffic report attached to the MMRP).
12
06/1 1102
'-1'1'
Northbound - Two left-turn lanes, one through lane and one shared through/right lane.
Eastbound - One shared through/left and one right-turn lane.
Southbound - Two left-turn lanes, one through lane and one shared through/right lane.
Westbound - Two left-turn lanes and one shared through/right lane.
In addition, the AppJicant shall provide for 200 feet of storage for the planned dual
southbound left-turn lanes. If only one lane is provided, a storage length of 350 feet would
be nccessary.
5. Prior to approval of the Parcel Map for YC-l, the AppJicant shall construct and secure a
fourth westbound lane from the project driveway to the SR-125 northbound on-ramp.
6. Prior to issuance of the first Building Pennit for development within BC-3 (E-IO) and as
determined by the City Engineer, the Applicant shall construct and secure a fully activated
traffic signal at the Miller Drive/EastLake Parkway intersection including interconnect
wiring, mast arnlS, signal heads and associated equipment, underground improvements,
standards and luminaries and provide the following intersection geometry (see Figure 27
from the project traffic report attached to the MMRP):
Northbound
Eastbound --.
Southbound
\Vestbound -
One left-turn lane, one through lane and one shared through/right lane.
One shared left/through/right lane and one right-turn lane.
One left-turn lane, one through lane and one shared through/right lane.
One left-turn lane and one shared through/right lane.
7. Prior to the appJicable Building Permit for development within the BC-3 and YC-2 parcels as
detennined by the City Engineer, the Applicant shall construct and secure the applicable
intersections at the project access driveways as shown in Figure 27 from the project traffic
report (attached to the MMRP).
8. Prior to issuance of the first Building Pennit for development within BC-3 (E-lO) and as
deternlined by the City Engineer, the Applicant shall construct and secure a 250-foot long
northbound left-turn lane at the Miller Drive/EastLakc Parkway intersection.
Traffic and Circulatioll (Cumulative Impacrs)
9. As a condition of approval of the EastLake I SPA Plan Amendment, the City ofChula Vista
shall initiate and dircct a General Plan Amendment to designate Olympic Parkway from SR-
125 to EastLake Parkway as an Enhanced Prime Arterial with eight lanes. The AppJicant
shall contribute a fair share toward the construction of the two additional lanes.
10. As a condition of approval of the ['astLake I SPA Plan Amendment, thc City ofChula Vista
shall initiate and direct a C;eneral Plan Amendment to designate Otay Lakes Road from SR-
125 to [astLake Parkway as an Enhanced Prime Arterial with seven lanes. The Applicant
shall contnbute a I'm share toward the construction of the additional lane.
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r,.<j
11. Prior to issuance of Building Pennits for development within VC-l, VC-2 and BC-3, the
Applicant shall contribute a fair share toward widening ofOtay Lakes Road fTom H Street to
Telegraph Canyon Road to six lanes or toward intersection improvements, which provides
additional capacity along Otay Lakes Road.
12. Prior to issuance of Building Pennits for development within YC-l, YC-2 and BC-3, the
Applicant shall contribute a fair share toward the widening of Otay Lakes Road fTom Bonita
Road to H Street to six lanes or toward an intersection improvement, which provides
additional capacity along Otay Lakes Road.
13. Prior to approval of the Parcel Map for YC-l, the Applicant shall construct and secure a
second southbound len-turn lane at the Eastlake Parkway/Otay Lakes Road intersection to
provide the necessary left-turn storage length required. Minimum storage to be 250 feet in a
single lane or in dual lanes combined (see Figure 27 from the project traffic report attached to
this MMRP)
Noise
14. Prior to approval of the Final Map, Parcel Map, or Site Plan for BC-3 and YC-2 (whichever
occurs first), an acoustical analysis of the proposed land uses shall be prepared and approved
to deterrninc conformance with City standards.
Paleontology
15. Prior to approval of any grading pennit for YC-l, BC-3 andlor YC-2, the Applicant shall
incorporate into grading plans, to the satisfaction of the City Engineer and Environmental
Review Coordinator, the following:
a) Prior to approval of the grading permit, the Applicant shall confinn to the City of
Chula Vista that a qualified paleontologist has been retained to carry out the
following mitigation program. (A qualified paleontologist is defined as an individual
with a M.S. or Ph.D. in paleontology or geology who is familiar with paleontological
procedurcs and techniques.) The paleontologist shall attend prcgrade meetings to
consult with grading and excavation contractors.
b) During grading operations, a paleontological monitor .hall be on-site at all times
during the original cutting of previously undisturbed sediments of highly sensitive
geologic formations (i.e., Otay Fornlation) to inspect cuts for containcd fossils. (A
paleontological monitor is defined as an individual who has experience in the
collection and salvage of fossil materials.) The paleontological monitor shall work
under the direction of a qualified paleontologist. The monitor shall periodically
(every several weeks) inspect original cuts in deposits with unknown resource
scnsitivity (alluvium).
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%
In thc cvent that fossils arc discovered in unknown scnsitive formations, it may be
neccssary to increase thc per-day ficld monitoring timc. Convcrsely, if fossils are not
discovercd, the monitoring cffort may bc reduccd.
c) When fossils arc discovered, thc palcontologist (or palcontological monitor) shall
rccovcr them. In instanccs whcrc rccovcry requires an extend cd salvage time, the
paleontologist (or paleontological monitor) shall be allowed to dircct, divert, or halt
grading to aU ow recovery of fossil remains. Where deemed appropriate by the
paleontologist (or paleontological monitor), a screen washing operation for small
fossil rcmains shall bc set up.
d) Prepared fossils, along with copies of all pertincnt field notes, photographs, and maps,
shall bc deposited in a scicntific institution with paleontological collcctions such as
the San Diego Natural History Muscum. A final summary report shall be compJcted
which outlines thc rcsults of the mitigation program, This report shaU include
discussion of thc methods used, stratigraphy exposed, fossils coUected, and
significance of recovcrcd fossils.
Geology
16. Prior to approval of any grading permit for VC-l, BC-3 and/or VC-2, thc grading plans shall
incorporate, to the satisfaction of the City Engineer, the geotechnical rccommendations in the
"Supplemental Geotechnical Invcstigation for EastLake Villagc Center North Conunercial
Center" prepared by Pacific Soils Engineering, Inc. dated March 5, 2002, including but not
limited to sitc prcparation and removals, slope stability and remcdiation, temporary backcut
stability, ovcr excavation of building pads, subsurf'lcc drainage, constmction staking and
survcy, settlement monitoring, earthwork and design cunsiderations, and slope maintenance,
17. Prior to approval of the improvement plans amI building permits for aU phases of the project,
all improvements shall be in compliance with seismic design standards of the Uniform
Building Code and requirements oflocal governing agencies.
Water Quality
18. Prior to approval of grading/construction plans for VC-l, BC-3 and/or VC-2, the Applicant
shall obtain either (a) General Constmction Activity Storm Water Permit (NPDES Permit
No. CA 0108758) from the SWRCB or (b) a municipal permit fTOm the City ofChuJa Vista
that is in efIect at the time of issuance of constructioil/grading permits. Such pemlits are
required for speci fie (or a serics of related) construction activitics which exceed five acrcs in
size and include provisions to eliminate or reduce off~site discharges through implementation
of the SWPPP. Specific SWPPP provisions include requirements for erosion and sediment
control, as well as monitoring requirements both during and after construction. Pollution
control measures also require the use of hest available tcclmology, best conventional
pollutant control technology, and/or best management practices to prevent or reduce pollutant
discharge (pursuant to S\VRCB detlnilions and direction).
IS
06/1 ]/()2
f{.7
The SWPPP also includes specified vehiclc fueling and maintenance procedures and
hazardous matcrials storagc areas to preclude the discharge of hazardous materials used
during construction (e.g., fuels, lubricants, and solvents) and specific measures to preclude
spills or contain hazardous materials, including propcr handling and disposal techniques and
use oftcmporary impervious liners to prcvcnt soil and water contamination.
19. Prior to approval of grading/construction plans, site plans, and/or building permits for VC-l,
8C-3 and/or VC-2, the Applicant shall demonstrate to the satisfaction of the City Engineer
compliancc with all of the applicablc provisions of thc Municipal Code, Model SUSMP for
the San Diego Region, and the City of ChuJa Vista SUSMP as may be adopt cd in the future.
Thc Applicant shall incorporate into the project planning and design effective post-
construction BMPs and provide all neccssary studics and reports demonstrating compliance
with thc applicable regulations and standards. I3MPs shall be idcntified and implemented
that specifically prcvcnt pollution of stonn drain systems from the gas station, car wash,
restaurants, parking lots, and trash collection areas.
20. Prior to approval of tinal or parcel map, and/or building pennits for VC-l, 8C-3 and/or VC-
2 (as determined by thc City Engineer), the Applicant shall submit and obtain approval from
the City Engineer of a maintenance program for the proposed post-construction BMPs. The
maintenance program shall include, but not be limited to: 1) a manual describing the
maintenance activitics of said facilitics, 2) an estimatc of thc cost of such maintenance
activities, and 3) a funding mechanism for financing the maintenance program. In addition,
the Developer shall enter into a Maintenance Agrecment with the City to ensure the
maintcnance and operation of said facilities.
Air Qualiry
21. Prior to approval of building pcrmits for cach phase of the project, the Applicant shall
demonstrate that air quality control measurcs outlined in the EastLake [ Supplemental Air
Quality Improvement Plan pertaining to the design, construction and operational phases of
the project have been implemented.
22. Prior to approval of any grading permit for VC-l, 8C-3 and/or VC-2, the following mcasures
shall be placed as notcs on all grading plans and implemcnted during grading of each phase
of the project:
a) Minimize simultaneous operation of multiple construction equipment units;
b) Use low pollutant-emitting equipment;
c) Use catalytic reduction for gasoline-powered equipment;
d) Use injection timing retard for diesel-powered equipment;
e) Water the grading areas a minilllUIl1 of twice daily to IniniInize fugitive dust;
J) Stabilize graded areas as quickly as possible to minimize fugitive dust;
g) Apply chemical stabilizer or pave the last 100 feet of internal travel path within the
construction site prior to public road entry;
h) Install wheel washers adjacent to a paved apron prior to vehicle entry on public roads;
16
0611 1/02
w
i) Remove any visible track-out into traveled public streets withiri 30 minutes of
occurrence;
j) Wet wash the construction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurred;
k) Provide sufficient perimeter erosion control to prevent washout of silty material onto
public roads;
I) Cover haul trucks or maintain at least 12 inches of freeboard to reduce blow-off
during hauling;
m) Suspend aH soil disturbance and travel on unpaved surfaces if winds exceed 25 mph;
n) Cover/water onsite stockpiles of excavated material; and .
0) Enforce a 20 mile-per-hour speed limit on unpaved
I agree to implement the mitigation measures required as stated JD this Section G of this
Mitigated Negative Declaration.
--c;;'/o- .1,</29L""""
, Name, Title
__Jvv,,- 1lot "Z.ao~
Date
- - ----
---
---------.
Name, Title
Date
H. Consultation
I. Citv J}/j:']jula Vista:
Alex AI-Algha, Senior Civil Engineer
Lombardo DeTrinidad, Civil Engineer
Jim Newton, Civil Engineer
Luis Hemandez, Principal Planner
Stan Donn, Associate Planner
Mary Venables, Project Planner
~plicant's_6gent:
Bud Gray and Associates, Bud Gray, Principal
Cinti and Associates, Gary Cinti, Principal
Yillagec=enter MaLketpJa~:e Dc_veloper:
Colton Sudberry, Sudberry Properties Inc.
17
06/1 1102
<fJ1
2. Documents:
---
. EastLake Master ElR (EIR 81-03), Febmary 1982.
. EastLake 1 SPA Plan Supplemental E1R (E1R 84-01) January 1985.
. EastLake 1 SPA Plan Amendment/Kaiser Perrnanente Chub Vista Medical Center
Supplemental EIR (EIR 92-01), June 12, 1992.
. Olympic Parkway Disposal Sites MND (IS-02-009), December 6, 200 I.
. City Council Resolution No. 16702, June 30, 1992.
. City Ordinance No. 2522, July 6, 1922.
. Draft EastLake 1I General Development Plan Amendment, May I, 2002.
. Draft Supplemental Sectional Planning Area Plan for EastLake Village Center North,
May 20, 2002.
. Draft EastLake 1I Planned Community District Regulations Amendment, May 1,2002
. Draft Design Guidelines for the EastLake Village Center Supplemental Sectional
Planning Area, May 20, 2002.
. Draft East Lake Village Center North Public Facilities Finance Plan, prepared by Burkctt
& Wong, May 17,2002.
. Revised Supplemental Geoteclmical Investigation for EastLake Village Center North
Commercial Center, Pacific Soils Engineering, Inc. March 5, 2002.
. Water Quality Technical Report for EastLake Village Center, Rick Engineering
Company, March 5, 2002.
. Detention Basin Analysis for EastLake Village Center North, Hunsaker & Associates,
March 4, 2002.
. Tramc Impact Analysis for EastLake Village Centcr N0I1h, Linscott, Law & Greenspan,
May 8, 2002.
. EastLake Village Centcr Project Environmental Noise Assessment, Dudek & Associates,
Inc. April 29, 2002.
. Draft EastLake I Supplemental Water Conservation Plan, Jay Kniep Land Planning, May
10, 2002.
. Drafi EastLake I Supplemental Air Quality Improvement Plan, Jay Kniep Land Planning,
May 10,2002.
. EastLake Village Center North Water Analysis, PBS&J, febmary 2002.
. EastLake Village Center North Sewer Analysis, PBS&J, March 2002.
. Phase I Environmental Site Assessment, LD Romine and Associates, January 7, 2002.
. Biological Resources Technical Report & Impact Analysis -for EastLake Village Center
Project, Dudek & Associates, April 2002.
1. Environmental Determination
I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described in this
document and the MMRP (Attachment A) have becn added to the project or agreed to by the
Applicant prior to release of this document for public review. Such mitigation measures would
avoid or reduce the environmental effects of the proposed project to below significance. This
Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the
18
06/11/02
SZ>
Guidelines for the Califomia Environmental Quality Act (CEQA) as amended December 2001.
This report reflects the independent judgment of the City of Chula Vista. Further information
regarding the environmental review of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 91910.
?23J~/O~_~
Marilyn R. F. Ponseggi
Environmental Review Coordinator
Date: ~RO=;/ D,;:z
19
06/1 1102
S7
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SPA Location , ~ ~ j
Land Use
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Village Center
ViI. Ctr. Employment
Acres
38.1
13.6
16.4
68.1
----
.......... . . _ SPA I Boundary
Supplemental Village
Center North SPA
Boundary
Note: This exhibir and stahshcs are for the ViI/age Center North
Supplemental SPA Planning Area only Refer to the EastLake I
Site UMiz alion Plan lor total SPA Plan stahstics
Dr'lft SllpplellleJJLll SP..\ I'l<'1n
r-.1ay 20, 2002
FIGURE 8
Proposed Site Utilization Plan
57
TABLE 1
PM Peak Hour Intersection Operations
INTERSECTION EXISTING EXISTING + YEAR 2005 YEAR 2005
PROJECT WITHOUT WITH
SR 125 SR 125
DELAY F DELAY f LOS' DELAY r- L05- DELAY r LOS
Telegraph Canyon Rd/Otay Lakes Rd 340 C 40.0 0 542 0 419 0
Olay Lakes Rd/Rulgers Ave. 134 8 H3 8 20.8 C 16.0 n
D
Olay Lakes Rd/Sr, 125 S8 Ramps ONE DNE ONE ONE ONE ONE 404 0
Olay Lakes Rd/SR 125 NB Ramps ONE DNE DNE DNE DNE DNE 10.6 B
Olay Lakes l?d/Main Fnlrance 13.0 B 430 D 460 0 495 D
Olay Lakes r,d IEastlake Pkwy 30.'1 C 380 D 41.2 D 51.6 D
Fastlake Pkwyl Miller Dr. 3 WBL 4 161 C
EBL ' ., "
F astlake F'kwyl F enloll Sl 3 WBL' 162 C
EE3L' 5 ,
Olympic Pk'v\ry.![~3s!lake Ph,,-'y c, c G " 3.13 C 52.5 D
OldY lakes KcULane !\ve. 199 13 lUO C 7G8 C 27.6 C
O(;JY Lakes Rd IHunte Pkwy 311 C 332 C 289 C 33.9 C
Noles'
1 DeJay - Average del.=JY ref vehicle in ~;cconc1s: LOS- l e'.'~( of Ser"\'ice
2 DNE - Does not exist
3 Unsignalized intersection
4 WBl -- Wf'slbounu leH-lum movement; F Rt -. r~JslbO(Jnd Id1-lIm] rnovE'ITlcnt;
5 This movement does not exist currently
6 Currently no! ,HI intersection as only r.vo legs at the inler,;ec!ion are built
7 LOS E and F shown in Bold and Italics.
UNSIGNAL17EO INTERSECTIONS
SIGNALIZED INTERSECTIONS
AVERAGE CONTROL DELAY
PER VEHICLE
LEVEL OF
SERVICE
AVERAGE CONTROL DELAY
peR VEHICLE
LEVEL OF
SERVICE
00
10.1
151
2:).'
3:; 1
10
to
to
to
100
150
25.0
35.0
50.0
500
A
[J
C
D
E
F
00
10.1
211
35.'
551
In
to
10
to
100
200
350
55.0
A
B
C
[)
E
800
800
Linscott, Law &. Grpf'n.<;pan, l\L-I}' 8, 2002
~
TABLE 2
Buildout Peak Hour Intersection Operations
Telegraph Canyon Rd 10lay Lakes Rd
c'M
DELAY LOS
52.1 D
232 C
49.6 D
16.0 B
INTERSECTION
PEAK
HOUR
Olay Lakes I,d/Rulgers Ave
10M
01ay Lakes Rd/SR 125 SB Rarnps
PM
Olay L"kes Rd/SR 125 NB Rarnps
Olay Lakes Rd IMalll Enlrance (Vons Dwy.)
013Y lakes I,d /Eastldkc Pkwy.
I'M
I'M
~~'>"~">.~... ,c.""" ~~. .,~.'.. ,..,
:"- _-"''''~~;ffi:M~~~69'8'17i"-,,,~~J. - -""""-/%::::'::&;$ ~!:t'_
k4! -if~ii0c$]i~g!t{;;",,"~=,.5L -"'_,~';;jj~~~ ~y=
Easllake Pkwy/M,lIer Dr 2
AM
PM
WBL 3
WBR'
WGL 3
WBR'
Eastlake Pkwy/renton SL 2
Olyrnp'c c'k"y/Easllake Pk"y
Oby I dkp':; Rd/Lanc /\vc_
OldY Lakes Rd (f Junto Fikvvy
I'M
51.5 D
290 C
52_0 D
I'M
I'M
--~'-'-----
Notes
1 Delay -- IWcra~JC delay per vc~hiclc in scumds; 10;::; -- I evel of Sefvlce
:2 Unsignalized Intersection.
3 WBL -- Westbound left-turn movement, f~BL -- Fastbound left-turn movcment;
LOS E and F shown in shaded cells in Bold and italics
Mlti~13tcd LOS and Delay shown irl BOLD.
UNSIGNAlIZED INTERSECTIONS
SIGNALIZED INTERSECTIONS
AVERAGE CONTROL DELAY
PER VEHICLE
l EVa DE
SERVICE
AVERAGE CONTROL DELAY
PER VEHICLE
LEVEL OF
SERVICE
00 - 10.0
101 10 15 ()
151 Irl ?~d)
25.1 ICJ 350
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500
A
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lc
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TABLE 4
Buildout Daily Segment Operations
STREET SEGMENT
TELEGRAPH CANYON ROAD
Paseo Ranchero to Olay Lakes F~d_
OTAY LAKES ROAD
North of East "'H" St
Fast "H" Sf. to Telegraph Canyon Rd
Telegraph Canyon Rd. to F<:utgers Rd
Rutgers Rd. to SR 125
SR 125 10 Vons [)vvy.
Vans Dwy_ to E,btlake f-'k",vy
[~~stlake rkVVV. to Lzmc Ave.
Lane Ave. 10 Hunte Pk",ry
FENTON STREEcT
F:1st of Eastlake Ph...'Y.
LA MEDIA ROAD
fclegraph C;:Jnyon Rei to PZ310nnr SL
EAS1LAKE PARKWAY
N/O Miller Dr
t.;1i1lcr Dr to F ullon St
r Pflton SL to O\ay l,'Jkes V<d
Olay Lakes F:~o;]d to UIYrTlpic !-,I<vvy
South of Olympic Pkvvy.
OLYMPIC PARKWAY
Sf~ 175 to r:.1~,tl;]ke Pk"'lY.
Eas!\akc Pk\vy> 10 Hunte PkvvY
Notes:
1
2
ROADWAY CLASS
Prime Arieridl
Major Arterial (4L)
Major Arterial (4L)
Prime Arteria!
Prime Arierial
Prime I\rterial
Prime Arteria!
Prime Alterld[
Prime Arterial
Prime AIierial
Class I Collector
MdJCH Arleric-j! (4L)
I\bjCH /\rleria! (4L)
Prime Ar!crlal
r,bjor AItcrial (CL)
PI inw Adcri:J1
Prime f\fteri;::JI
--------------
CAPACITY
AT LOS C
50,000
30,000
30,000
50,000
50,000
50,000
50,000
50,000
50,000
17,000
50,000
22,000
:;0,000
30,000
SO,OOO
40,000
50,000
:,0,000
BUILDOU1'
Volume
r-L~
34,000
A
42,000 B
33.000 A
14,000 C
2(\,000 A
6,000
B,Oan
75,000
~"stl~ke III Traffic Impact Analysis. March 2001 (and includes project traffic)
"Llllt to fllClther Class I Collector nor Class II Collector standards, Mid-point LOS C capacrty
between the roadway classifications assumed
levels uf service D, E and F indicated in bold with shading
Lin":'coO, Lnv A:. G-rtTBSpJJI, !\lay S, 2002
"3
ATTACHMENT "A"
Mitigation Monitoring Reporting Program
lS-O 1-042
This Mitigation Monitoring Reporting Program (MMRP) is prepared for the City ofChula Vista
in conjunction with the proposed EastLake ViII age Center North (IS-Ol-042) project The
proposed project has been evaluated in a Mitigated Ncgative Declaration (MND) prepared in
accordance with the California Environmental Quality Act (CEQA) and City/State CEQA
Guidelines. The legislation requircs pubJic agencics to ensure that adequate mitigation measures
are implemented and monitored on Mitigated Negative Declarations, such as IS-Ol-042. The
MMRP for this project ensures adequate implementation of mitigation for the following potential
impacts:
1. Water Quality
J
As discussed in the EastLake VilIage Centcr North MND, grading, construction and operation of
the proposed project would increase the potential for erosion and impacts on watcr quaJity from
runoff that contains silt, oils, fuel residucs, ctc.
2. Air Quality
As discussed in thc EastLake VilIage Center MND, the proposed grading of the site would
gencrate construction equipment emissions and airborne particulates. In addition, particulates
associated with grading equipment (particulates from haul trucks, dirt on the truck tires, and dirt
on unimproved portions of haul routes) would become airborne during hauling operations. The
incrcrncnL:d increase in Inobile emissions from site improverDcnt would contribute to existing air
quality violations on a short-term basis.
3. Geology
As discllsscd in the EastLake VilIage Centcr North MND, grading of site would impact
unsuitable geologic conditions.
4. Transportation
As discussed in the EastLakc VilIage Center North MND, the project would generate sufficient
volume of traffic to reduce levels of service on segments of EastLake Parkway and Otay Lakes
Road, as well as several intcrsections on Otay Lakes Road and EastLake Parkway to
unacceptable levcls.
5. Paleontological Resources
As discllssed in the EastLake Village Center North MND, the grading of the sitc may impact the
(Hay Formation. which has high paleontological resource potential.
(),II.2C)(j;>
4>f
6. Noise
Site plans for the VC-2 and BC-3 parcels are not being proposed at this time. If the noise level at
outdoor use areas in the parcels exceeds the City's noise standards, the noise impact would be
considered significant.
Due to the nature of the environmental issues identilied, the Mitigation Compliance Coordinator
shall be the Environmental Review Coordinator for the City of Chula Vista. It shall be the
responsibility of the applicant to ensure that the conditions of the Mitigation Monitoring
Reporting Program are met to the satisfaction of the Environmental Review Coordinator.
Evidence in written fonn conlinning compliance with the mitigation measures specilied in the
EastLake Village Center North MND (IS-Ol-042) shall be provided by the applicant to the
Environmental Review Coordinator. The Environmental Review Coordinator will thus provide
the ultimate veri fication that the mitigation measures have been accomplished.
6/11/2002
2
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Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
EastLake Village Center North
Mitigation
Mitigation Measures
Method of
Timing of
Responsible
Completed
Comments
Measure
Verification
Verification
Party
Initials Date
No.
Final or
Gracing
Bng.PefmN
I During
Post
Parcel
Permit
Imprvmt.
I Cons(.
Const.
Map
Plans
4 ' Prior to approval of the Parcel Map for VC -1, the
To the
X
Applicant
.Applicant shall construct and secure a fully
activated traffic signal at the Fenton
satisfaction of
he City
StreedEastLake Parkway intersection, including
Engineer.
I
interconnect wiring, mast arms, signal heads and
associated equipment, underground
improvements.. standards and luminaries and
provide the following intersection geometry (see
Figure 27 from the project traffic report attached
to this MMRP):
Northbound— Two left -rum lanes, one through
lane and one shared through/right lane.
l Eastbound — One shared through left and one
right -tum lane.
Southbound — Two left -mm lanes, one through
lane and one shared through inght lane.
Westbound — Two left -turn lanes and one shared
throughlright lane.
In addition, the Applicant shall provide for 200
feet of storage for the planned dual southbound
left-rum lanes. If only one lane is provided, a
storage length of 350 feet would be necessary.
5
Prior to approval of the Parcel Map for VC -1, the
To the
X
Applicant
Applicant shall construct and secure a fourth
satisfaction of
w' estbound lane from the project driveway to the
the City
(VC -1)
SR -125 northbound on -ramp.
Engineer.
6/11,2002
Page - 4
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RECOMMENDED INTERSECTION GEOMETRY
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ATTACHMENT 4
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"~, II 0S-4 \\RP~ ! RS-7\ RS-7" ''''~::{ ~;>. RS-~",,.. ',I FU
~2~" 1~-r,\ \ \~" r-- ,-<!...~,RP-" ..'W~ I
, PQ I \' \ OS-ti "-, \ \ \., k' /..; \
1'1 I", I ~ \~S-7\ \, '" '\:,~/
I:LPQ J~~(RC-1(f,~\ \ 11 RS-S'} '-),~ RS-S /,"'7 ru
ill --\ ~V ~~ RS-S \,,:: /;riR&, /~-
r~- ~" ,OS-4~~ ..)'-L//? -..- ,~...., .-
~::::I!l FC ~ ',,, ...>11\ ~_..J'C-l!-( RP-13 ,,) 05-1
!I'~~ ~ ~" RS-5~r=""'~ ~,~~\
,I i1 ", \\ RM-2S"~' r RC-10.#" ...
<yA' '':....... 11 >~
--< \. '"" --.:,..--
---~
(
Change 2.0 acres from
(BC-I) Business Center
and (OS-7) Open Space
to (VC-2) Village Center.
RESIDENTIAL
R-.. Estates
~ SIngle Family
ResIdential Single Family
_ Planned ConI:epI
~..... SmaI LeI
R_ Condominium
R4IIidt.oIii<I PIamed Concept
RwIdo...... Condominium
ReoIde..... CondominIum
R_ Multl-FamiIy
_ Multl-Family
VILLAGE CENTER & COMMERCIAL
1 VI1IIIge Center (Relail)
Village een.. (Prof. Admin./Ltd Retail)
Center (Retail)
F_~
SPECIAL PURPOSE
Open Space
Open Space
Open Space
Open Space
Open Space
Open Space
Open Space
FuIure Urbon DistricI
NIic 0uIIsi-NIIIc DisIrict
Community ""'- F~
GH) Gt8I House Land Use DisIrict Overlay
(Refor lEI SectIon 11.30 in PC Dist. Regs)
PA Pi_' ."0,.. & Mlw~bGtive
BUSINESS CENTER
~Business Center - M8nufacI!rt!g Park DisIrict
BC-2 Business Center - --.-09 Service DIsIrict
BC.3 Business Center - Core District
8"3
FIGURE 4
EASTLAKE I SPA PLAN (PROPOSED)
Parcel Land Use I Acres
Number EMPLOYMENT (Business Center n
E-1 Employment 32.1
E-2 Employment 16.6
E-3 Employment 8.0
E-4 Employment 176
E-5 Employment 13.9
E-6 Employment 6.2
E-7 Employment 12.5
E-8 Employment 4.6
E-9 Employment 14.6
Total
126.1
ACTIVITY CENTER (North) I
VC-1 Village Center 38.1
VC-2 Village Center 13.6
E-10 Vii. Ctr. Employment 16.4
Total
681
OPEN SPACE/PARKS I
05-10 Open Space 3.4
05-13 Open Space 0.7
05-14 Open Space 0.5
P-4 Park 9.1
Total
SALT CREEK I
Parcel
Number
R-16 Residential- Detached
R-17 Residential- Attached
R-18 Residential- Attached
Sub-total
05-9 Open Space
05-15 Open Space
05-17 Open Space
0S-18 Open Space
05-19 Open Space
Sub-total
Total
R-16
Change 2.0 acres fro'"
(E-! 0) Village Center
E"'ploy",ent and (05-12)
Open Space to (VC-2)
Villag<: Center.
E-8
E-7
0>"
E-7
Change 16.4 acres fro",
(MG-l) Medical Center
to (E-I0) Villag<: Center
Employment.
Change 14.2 acres fro",
(MC-l) Medical Center to
(VC-l) Villag<: Center.
13.7
Location
fh
Permitted
DU
169
237
144
550
Land Use
436
20.0
8.5
72.1
6.5
1.0
1.0
3.2
7.2
18.9
91.0
Note: This legend is for the Eastlake Business Center I, Eastlake ViUage Cenler (north)
and San Creek I only. The Eastlake I SPA also includes Eastlake Shores, Eastlake Hils.
and Eastlake Business Center II. Village Center (south) Is within the Eastlake Greens
SPA.
8"<(-
FIGURE 5
EASTLAKE I
ACTIVITY CENTER
CONCEPT (ADOPTED)
\
\
\
'.
/
~
~
~R
,...._"._~...,'<~-
-..........,"""""".._... 0.0<'"
~,~~~:::=,~~"."
Rop..-..............' ~._... l..~
-,~...."...._.......
)
gS-
FIGURE 6
REGIONAL MAP
San Miguel Ranch
~ EastLake II
\..~-1> I Hills and Shores
\,. ./ Salt Creek
~~6'
Otay Ranch
\Ja~~ Roa~
Proctor _ .. Upper Q\ay Reservoir
i1 if
Bus. CIr. I ~ '?.
Bus. Ctr.lt....:. ctI
EastLake 1/1 GDP
,
"
"
"
II
11
Village
Center
North
FIGURE 7
g-~
ATTACHMENT 5
Village Center North Supplemental SPA
(Binder)
8')
ATTACHMENT 6
Ownership Disclosure Statement
~~
THE CITY l '::HULA VISTA DISCLOSURE STATEc,. ...:NT
You are required to file a Statement of Disclosure of certain ownership or financial interests, payments,
or campaign contributions, on all matters which will require discretionary action on the part of the City
Council, Planning Commission, and all other official bodies. The following information must be disclosed:
1. List the names of all persons having financial interest in the property which is the subject of the
application or the contract, e.g., owner applicant, contractor, subcontractor, material supplier.
II-\-E.JA~TLA~E (OW\flANY
5_ C-. ~WELL L~ND CcMPAf..l'{
2. If any person* identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership interest
in the partnership.
.:T: (;, . ~05""F.iU_
3. If any person* identified pursuant to (1) above is non-profit organization or a trust, list the names of
any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of
the trust.
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees, and Council within the past twelve months? Yes No .......--
If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants, or
independent contractors who you have assigned to represent you before the City in this matter.
-~, LL CDS-K2.EN\. BUD ~gA"
Guy A~Al2.C> G~RY (., ~TI
~, LL l'ikt. I "BP,I t-l
6 Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Councilmember in the current or preceding election period? Yes No v"". If yes, state which
Councilmember(s):
(NOTE: ATTACH ADDITIONAL PAGES AS NECESSARY
contractor/applicant
Date: 'I-
2 -2"j -6/
'f.
(...::> U Y As A 12-0
Print or type name of contractor/applicant
* Person is dejined as 'Any individual, firm, co~partncrship, join! ventu.re, association, social club, freaternal organization corporation.
estale, (ruST, receiver, syndicate, this and any other county, city and country, city muniCipality, di.\"trict, or other political subdivision, or any
other group or combination acting as a unit'
Y,