HomeMy WebLinkAboutPA-12 Third Addendum 5.6Third Addendum to EIR
Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
1 May 2019
PROJECT NAME: Otay Ranch Planning Area 12
PROJECT LOCATION: City of Chula Vista
PROJECT APPLICANT: City of Chula Vista
DATE : May 6, 2019
1 INTRODUCTION
The Final Environmental Impact Report for the Otay Ranch Freeway Commercial Sectional
Planning Area Plan Planning Area 12 (FEIR) (identified by the City of Chula Vista as EIR 02-
04) contains a comprehensive disclosure and analysis of potential environmental effects associated
with the implementation of the Sectional Planning Area (SPA) Plan and Freeway Commercial
(FC) site (referred to as “proposed project” or “SPA Plan”) in the City of Chula Vista (City) (City
of Chula Vista 2003). The SPA Plan was developed to refine and implement the land use plans,
goals and objectives of the Otay Ranch General Development Plan (GDP) for the development of
Planning Area (PA) 12.
In May 2015, the City approved the General Plan and Otay Ranch GDP Amendments, as well
as entitlements, for the proposed modifications through approval of the First Addendum; In
September 2016, a Second Addendum to the FEIR was prepared for the SPA Plan Amendments
and a Tentative Map that implements the General Plan and Otay Ranch GDP. The First and
Second Addenda to the FEIR modified the project to allow for the construction of 600 multi-
family residential units, 15,000 square-feet of commercial space in a mixed use format, and
2.0 acres of public parkland. The FEIR, the First Addendum, and the Second Addendum are
collectively referred to as the “FEIR.” This Addendum addresses proposed modifications to add
300 dwelling units to the northeastern portion of Planning Area 12, also referred to as Freeway
Commercial North (FC-2). All 300 units would be added to the area east of Town Center Drive
and the west portion of the FC-2 site would remain unchanged with the proposed modifications
of this Addendum. This increase would result in a total of 900 dwelling units in the FC-2 site.
2 CEQA REQUIREMENTS
Sections 15162 through 15164 of the CEQA guidelines discuss a lead agency’s responsibilities in
handling new information that was not included in a project’s final environmental impact report
(EIR).
Third Addendum to EIR
Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
2 May 2019
Section 15162 of the CEQA Guidelines provides:
a. When an EIR has been certified…for a project, no subsequent EIR shall be prepared
for that project unless the lead agency determines, on the basis of substantial evidence
in the light of the whole record, one or more of the following:
1. Substantial changes are proposed in the project which will require major
revisions of the EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified
significant effects;
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the EIR due to the
involvement of new significant environmental effects or a substantial increase
in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the
EIR was certified as complete, shows any of the following:
A. The project will have one or more significant effects not discussed in the [Final]
EIR;
B. Significant effects previously examined will be substantially more severe
than shown in the [Final] EIR;
C. Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible and would substantially reduce one or more
significant effects of the project, but the project proponents decline to adopt
the mitigation measure or alternative; or
D. Mitigation measures or alternatives which are considerably different from
those analyzed in the [Final] EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative.
In the event that one of these conditions would require preparation of a subsequent EIR, but “only
minor additions or changes would be necessary to make the [Final] EIR adequately apply to the
project in the changed situation,” the City could choose instead to issue a supplement to the FEIR
(CEQA Guidelines, § 15163, subd. (a)).
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
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3 May 2019
In the alternative, where the changes or new information will result in no new impacts, or no more
severe impacts than any that were disclosed in the FEIR for the proposed project, the City “shall
prepare an addendum” pursuant to CEQA Guideline, § 15164. That section states that an
addendum should include a “brief explanation of the decision not to prepare a subsequent EIR
pursuant to § 15162,” and that the explanation needs to be supported by substantial evidence
(CEQA Guidelines, § 15164, subd. (e).) The addendum need not be circulated for public review,
but may simply be attached to the FEIR (Ibid.; CEQA Guideline, § 15164, subd. (c)).
Thus, in the following inquiry the City considers under the standards articulated above whether
each of these changed circumstances reveal or create previously undisclosed significant
environmental impacts or a substantial increase in the severity of previously disclosed impacts
(CEQA Guidelines, §15162, 15163, 15164, subd. (a); 15088.5, subds. [a], [b]). As the following
discussion demonstrates, it is appropriate for the City to prepare this Addendum to the Final
Environmental Impact Report for the Otay Ranch Freeway Commercial Sectional Planning Area
Plan Planning Area 12 project, pursuant to CEQA Guideline, § 15164.
3 PROJECT LOCATION AND REGIONAL SETTING
Otay Ranch lies within the East Planning Area of the City of Chula Vista. The East Planning Area
is bordered by Interstate 805 (I-805) to the west, San Miguel Mountain and State Route 54 to the
north, the Otay Reservoir and the Jamul foothills to the east, and the Otay River Valley to the
south. The SPA Plan is located in the northeastern portion of the Otay Valley Parcel of the 22,899-
acre Otay Ranch GDP project area (Figures 1 and 2). The project site, which comprises the FC
North portion of PA 12 in the adopted Otay Ranch GDP, is located east of State Route 125, west
of Eastlake Parkway, south of Olympic Parkway, and north of Birch Road.
The project area is characterized by flat mesa tops and rolling hills including a sloping canyon
located in the central portion of the project site, which heads west towards Poggi Canyon. Site
elevation ranges from approximately 560 feet above mean sea level (amsl) to approximately 640
feet amsl. The site was previously used for agricultural uses and livestock grazing. The site
contains a small system of dirt roads and cattle trails, as well as inactive agricultural fields and
non-native grasslands.
The project site is surrounded by other Otay Ranch development areas including Village 6 to the
west, Village 11 to the east, a portion of the existing Eastlake community to the north and northeast,
Village 7 to the southwest, and the EUC to the south of Birch Road. Eastlake High School and a
commercial area are located north of the project site and the Arco Olympic Training Center is
located east of the project site, immediately adjacent to Otay Lake. The proposed modifications
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
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4 May 2019
are located in the northern portion of PA 12, which is identified as FC-2 in the FEIR. FC-1 is fully
developed as the Otay Ranch Town Center.
4 PROPOSED MODIFICATIONS
This Addendum addresses the proposed SPA Plan Amendment and Freeway Commercial North
Master Precise Plan for the northern portion of Freeway Commercial to allow for a density increase
of 300 dwelling units. All 300 units would be added to the area east of Town Center Drive and
the west portion of the FC-2 site would remain unchanged with the proposed modifications of
this Addendum, as shown on Figure 3. This increase would result in a total of 900 dwelling units
in the FC-2 site.
The additional units would be designed as a mid-rise style building, consisting of residential units
and ground-floor retail which would wrap around an above-grade parking structure. This design
feature would eliminate the need for large areas of surface parking lots and allow for an enhanced
pedestrian-oriented design. It would also provide accessible parking for occupants as the
residential units and ground-floor retail space would surround the parking structure. With this
density increase proposed by this Addendum, the proposed modifications would also increase the
maximum building height to 84 feet and 8 inches above-grade.
With the addition of 300 dwelling units, the project’s overall residential density would be 33.7
dwelling units per acre (du/ac), which is consistent with the City’s General Plan. Residential
densities would range from the lowest of 13.8 du/ac to 26 du/ac to 55.6 du/ac (or up to 58.4 at full
buildout of 900 units). All additional residential units would be constructed on the existing
footprint of the project site.
The proposed density increase of 300 dwelling units would also require the addition of 2.35 acres
of parkland, 30 additional affordable housing units as part of the total 300 proposed, and 3.24 acres
of net useable land for Community Purpose Facilities off-site consistent with Chula Vista
Municipal Code Section 19.48.025.
The proposed modifications would not require an expansion of the project site from that studied in the
FEIR, and would not substantially change trip distribution patterns. No additional significant impacts
beyond those previously analyzed in the FEIR, or substantial increases in any identified significant
impacts are anticipated; however, the proposed modification represents new information that was not
available at the time that the FEIR was certified. Therefore, the City has prepared this addendum
pursuant to CEQA § 15162 to disclose minor changes in the proposed project, and minor changes in
some of the environmental effects as a result of proposed modifications.
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
5 May 2019
5 IDENTIFICATION OF ENVIRONMENTAL EFFECTS
The following environmental analysis provided in Section 6.0 supports a determination that
approval and implementation of the proposed density increase to the FC-2 site on PA 12 would
not result in any additional significant environmental effects beyond those previously analyzed
under the FEIR for the proposed project.
6 ANALYSIS
Aesthetics/Landform Alterations
Impacts to aesthetics are addressed in Section 5.2 of the FEIR. As analyzed in the FEIR, the SPA
Plan would not obstruct a scenic vista and no scenic resources are visible from nearby roadways,
including Olympic Parkway, which is not a designated scenic highway, but is considered a “scenic
corridor” as designated by the City of Chula Vista General Plan. The FEIR included an undulating
landscaped buffer at the project frontage along Olympic Parkway as a project design feature;
however, this feature was included in order to minimize impacts to visual quality resulting from
the predominantly large-scale commercial development that was originally proposed. Those areas
are now designated and proposed for residential and hotel uses. As such, the current proposal
would offer more attractive urban scenes, and an undulating landscaped buffer is no longer
necessary.
Moreover, the adopted SPA Plan includes design development standards to minimize impacts to
visual quality. The proposed modification would add an additional 300 residential units to the
portion of the FC-2 site east of Town Center Drive. This would result in a larger scale and massing
of development approved for this portion of the project site under the FEIR, primarily attributed
to taller residential buildings. However, the aesthetic nature of the residential development within
these areas would not be substantially different. The additional units would be designed as a mid-
rise style building, consisting of residential units and ground-floor retail which would wrap around
an above-grade parking structure. This design feature would eliminate the need for large areas of
surface parking lots. Therefore, the proposed modifications would not result in any significant
impacts to scenic vistas or resources.
The FEIR identified significant impacts resulting from additional light and glare to the area as the
proposed project would introduce new land uses to a currently undeveloped site. The proposed
modifications would introduce similar light and glare elements to the area; however, the project
site boundaries would remain as analyzed previously and no new light and glare impacts beyond
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
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6 May 2019
those identified in the FEIR would occur. Therefore, no new mitigation would be required beyond
mitigation measures 5.2-1 through 5.2-9 as identified in the FEIR.
Although the proposed modifications would result in additional residential units, the modification
would maintain all previously analyzed design standards and architectural considerations.
Therefore, the proposed modifications would not result in new substantial or significant impacts
beyond those previously analyzed in the FEIR.
Air Quality
Impacts to air quality are addressed in Section 5.4 of the FEIR. An air quality technical report was
prepared for the proposed modifications by Scientific Resources Associated (SRA 2017). The air
quality technical report analyzed air quality impacts from the proposed modifications. Information
provided in the air quality technical report was compared against the analysis in the FEIR for a
determination of overall net impacts resulting from the proposed modifications.
Construction emissions would not exceed those levels identified in the FEIR, with the exception
of construction VOCs (SRA 2017). However, all pollutants, including construction VOC
emissions, would remain below all significance thresholds for criteria air pollutants and thus would
not result in a significant impact to air quality (SRA 2017). All operational emissions would be
lower than levels identified in the FEIR (SRA 2017).
The site would be watered at least three times daily to control fugitive dust emissions, and vehicle
speeds would not exceed 15 miles per hour, per FEIR mitigation measure 5.4-2. In addition, low-
VOC paints would be utilized during architectural coatings. With incorporation of these design
features, construction emissions were estimated to be below construction emissions estimated in
the FEIR. The FEIR also identified mitigation measures 5.4-1 and 5.4-2, which reflect dust control
measures and measures to reduce VOC and NOx emissions.
Therefore, no new significant sources of construction or operational air emissions or health risk
impacts beyond those identified in the FEIR would occur with implementation of the proposed
modifications to the proposed project.
Biological Resources
Impacts to biological resources are addressed in Section 5.8 of the FEIR. As indicated in the FEIR,
no sensitive habitat or wetlands occur on the project site, and there is a low potential for sensitive
plant species to occur on site and no sensitive plant species were observed at the time of surveying.
Sensitive animal species observed on site include golden eagles and tricolored blackbirds;
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
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7 May 2019
however, no nesting activity or suitable habitat for these species were observed. The proposed
modifications would not exceed previously established boundaries for project development as
approved in the SPA Plan and the proposed modifications would be subject to mitigation as
provided in Section 5.8. Therefore, no new or increased levels of impacts to biological resources
would result from implementation of the proposed modifications beyond those previously
analyzed in the FEIR.
Water Resources and Water Quality
Impacts to water quality are addressed in Section 5.10 of the FEIR. SPA-level water quality
technical reports were completed for the proposed project as analyzed in the FEIR.
The proposed modifications would continue to comply with all applicable rules and regulations
including compliance with NPDES permit requirements for urban runoff and storm water
discharge. Best Management Practices (BMPs) for design, treatment and monitoring for storm
water quality would be implemented as delineated in the FEIR with respect to municipal and
construction permits. Project drainage and storm water quality reports, prepared in compliance
with local, state, and federal regulations, would be updated to reflect changes in development of
the project site as a result of the proposed modifications. Compliance with all applicable rules and
regulations governing water quality as well as implementation of all mitigation measures outlined
in Section 5.10 of the FEIR would ensure no additional impacts to water quality beyond those
previously analyzed would occur as a result of the proposed modifications.
Noise
The PA-12 East Addendum to the Prior Noise Study (noise study) (Dudek 2018) concludes that
the future noise levels from traffic would exceed the City’s maximum exterior noise level criterion
of 65 dBA CNEL at open space areas and first-floor balconies for residences along the northern
and eastern boundaries of the FC-2 site facing Olympic Parkway. Additionally, the exterior noise
levels for second-floor balconies located at the intersection of Olympic Parkway and Promenade
Street would exceed the City’s maximum exterior noise level criterion. The Otay Ranch GDP has
policies in place to require appropriate sound attenuation project features for all required
residential open space and public open space areas that are exposed to a noise level of 65 dBA
CNEL or greater. Consistent with these policies, balconies planned on these residential units that
are counted toward any open space requirements would incorporate appropriate sound attenuating
project features around the perimeter of the balconies.
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
8 May 2019
Further, the ground-floor level exterior common areas within the line-of-sight of Olympic Parkway
and Eastlake Parkway would require noise attenuation in the form of noise barriers. Noise barriers
would be extended along Eastlake Parkway for the Parklet and along the portion of Olympic
Parkway adjacent to the Northern Patio Amenity Area.
Consistent with Mitigation Measure 5.5-1 of the approved EIR (City of Chula Vista 2002), and to
comply with the City and State’s 45 dB CNEL interior noise standard, the following measures is
required:
a. Prior to the approval of site development plans, the applicant shall submit a supplemental
noise analysis acceptable to the Director of Planning and Building demonstrating that
interior noise levels would not exceed 45 dB CNEL.
b. A noise barrier with a minimum height of 6 feet shall be constructed along the eastern edge
of the site next to Eastlake Parkway, unless that proposed open space area is not needed to
meet the project’s exterior open space requirement. Figure 1 of the noise study (Dudek
2018) shows the location of the barrier.
c. A noise barrier with a minimum height of 6 feet shall be constructed (as shown in Figure
1 of the noise study, Dudek 2018) to block the noise from Olympic Parkway from the
Northern Patio Amenity Area.
d. Building receptors A1, A4, A5, A6, A7, A8, B1, B2, B3, B4, B5, B6, and B7, as identified
in the noise study (Dudek 2018) shall require Plexiglass or other clear-view panels at first-
floor balconies/open space areas within the line-of-sight Olympic Parkway if the
balconies/open space areas are used to satisfy the project’s open space requirement.
With the additions of these noise barriers, and full compliance with the Otay Ranch GDP policies
as discussed above, the proposed modifications would not exceed the City’s applicable limits
established in the noise ordinance in accordance with Mitigation Measure 5.5-1 of the approved
FEIR. Therefore, no new significant impacts would occur beyond what is analyzed in the FEIR.
Traffic, Circulation, and Access
Impacts to traffic are addressed in Section 5.3 of the FEIR. A traffic memorandum has been
conducted for this Addendum in April 2019 to evaluate the potential traffic impacts associated
with the proposed modifications (Chen Ryan 2019). When analyzing potential trip generation
and traffic impacts, the entire FC-2 site is accounted for, with the proposed modifications.
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9 May 2019
Under the proposed modifications, the FC-2 site would generate approximately 7,681 daily trips with
the 15% transit and mixed-use reduction, a 10% transit reduction, and a 10% walk/bike mode-share
reduction. The proposed modifications would generate less traffic both in daily trips and PM peak
hour trips compared to the FEIR. As analyzed in the traffic memorandum, the increase in AM peak
hour trips would not result in any new significant traffic impacts during the Existing Plus Project or
Horizon (Year 2030) conditions (Chen Ryan 2019). Addiiontally, all project driveways, as well as
the project frontage would operate at acceptable levels of services with adequate queueing storage
along Town Center Drive, with the exception of the left-turn movement during the PM peak hour at
Olympic Parkway/Town Center Drive (Chen Ryan 2019). However, currently installed “do not
block” signage would prevent potential queueing from interfering with traffic circulation (Chen
Ryan 2019). Therefore, no new significant impacts would occur beyond what is analyzed in the
FEIR.
Public Services and Utilities
Impacts to public services and utilities are addressed in Section 5.12 of the FEIR. The following
technical studies were prepared for the proposed modifications:
• Otay Ranch Planning Area 12 Freeway Commercial SPA Amendment Water System
Evaluation (Dexter Wilson 2017a)
• Private Water System Analysis for the Otay Ranch Planning Area 12 East Residential
Site (Dexter Wilson 2019a)
• Sewer System Evaluation for the Otay Ranch Planning Area 12 Freeway Commercial
SPA Amendment (Dexter Wilson 2017b)
• Sewer System Analysis for the Otay Ranch Planning Area 12 East Residential Site
(Dexter Wilson 2019b)
Water Demand and Water System
The proposed project water demands were included in the Otay Water District (OWD)
February 2015 Water Supply Assessment and Verification (WSAV). Table 1 summarizes the
projected water demands as presented in the WSAV and projected demand based on the
proposed modifications. As shown, projected water demand with the proposed modifications
would decrease by 13,900 gallons per day, or 16 acre-feet per year, as compared to the
assumptions in the 2015 WSAV (Dexter Wilson 2017a). The reduction in demand is a result
of updated water demand factors used in the OWD 2015 Water Facilities Master Plan. These
Third Addendum to EIR
Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
10 May 2019
updated water demand factors for residential development are based on actual usage data and
reflect lower projected usage per unit as a result of water conservation efforts in recent years.
Table 1
Proposed Project Water Demand Summary
Land Use Acres Building Units Unit Demand Factor Total Demand (gpd)
WSAV Water Demand (2015 WSAV)
MF Residential Units — 650 255 gpd/ unit1 165,750
Hotel Rooms — 310 115 gpd/room 35,650
Commercial 3.6 — 1,785 gpd/ac 6,428
Subtotal 207,828
Proposed Modification Potable Water Demand
Multi-Family Residential — 900 170 gpd/unit1,2 153,000
Hotels — 300 115 gpd/unit1 34,500
Commercial 3.6 — 1,785 gpd/ac2 6,428
Subtotal 193,928
Decreased Water Demand 13,900
Source: Dexter Wilson 2017a
Notes: gpd = gallons per day
1 Assumes recycled water to be used for irrigation.
2 Based on 2015 Water Facilities Master Plan (OWD).
The recommended water system was outlined in the 2002 Sub Area Master Plan for the
proposed project and included in the OWD 2015 Water Facilities Master Plan. As shown in
Table 1, the projected water demand for the proposed modifications is lower than what was
estimated in the 2015 WSAV report. Thus, impacts on water supply due to implementation of
the proposed modifications have been adequately evaluated and do not require any changes or
updates (Dexter Wilson 2017a).
The sizing of the existing 16-inch water line in Olympic Parkway, 20-inch line in Eastlake
Parkway, and proposed 12-inch line in Town Center Drive are adequate to support the proposed
modifications and, therefore, no changes to the proposed project water system as analyzed in the
FEIR are necessary as a result of the proposed modifications (Dexter Wilson 2017a). Additionally,
the proposed modifications would comply with the City of Chula Vista Guidelines for water
conservation, including the use of recycled water for landscaping and implementation of additional
water conservation measures such as hot water pipe insulation, pressure reducing valves, and water
efficient dishwashers. As such, the proposed modifications would not result in any new significant
environmental effects beyond those previously analyzed under the FEIR for the proposed project.
Third Addendum to EIR
Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
11 May 2019
Regarding recycled water use, the proposed modification would use recycled water for irrigation
of the park site and common areas associated with the commercial and residential sites. Table 2
shows the average recycled water demand associated with the proposed modifications.
Table 2
Proposed Modifications Projected Recycled Water Demand
Land Use Quantity Recycled Water
Factor
Net Recycled
Acreage Unit Rate Average
Demand
Multi-Family Residential 900 units 15% — 30 gpd/unit1 27,000
Commercial 4.0 acres 10% 0.4 1,900 gpd/ac1 760
Park 2.0 acres 100% 2.0 1,900 gpd/ac1 3,800
Total 31,560 gpd
Source: Dexter Wilson 2017a Notes: gpd = gallons per day
1 Based on OWD 2015 Water Facilities Master Plan.
As shown in Table 2, the estimated average recycled water demand for the proposed modifications
is 31,560 gallons per day, or 35.4 acre-feet per year, which would not necessitate changes to the
approved recycled water system (Dexter Wilson 2017a). As such, the proposed modifications
would not result in any new significant environmental effects beyond those previously analyzed
under the FEIR for the proposed project.
Wastewater Demand and Wastewater System
The August 2004 approved SPA plan provided projected wastewater flows. Table 3 shows a
comparison between projected wastewater flows for the proposed project and wastewater flows
based on the land uses of the proposed modifications.
Table 3
Proposed Modifications Wastewater Flow Summary
Land Use Acres Building Units Generation Factor Average Flow (gpd)
Originally Approved Wastewater Flow
Commercial 34.5 — 2,500 gpd/ac 86,250
Proposed Modification Wastewater Flow
Multi-Family Residential — 900 182 gpd/unit 163,800
Hotels — 300 76 gpd/unit1 22,800
Park 2.0 — 410 gpd/ac 820
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
12 May 2019
Table 3
Proposed Modifications Wastewater Flow Summary
Land Use Acres Building Units Generation Factor Average Flow (gpd)
Commercial 1.4 — 1,401 gpd/ac 1,960
Subtotal 189,380
Increased Wastewater Flow 103,130
Increased Wastewater EDUs2 448
Source: Dexter Wilson 2017b
Notes: gpd = gallons per day, EDU = equivalent dwelling unit
1 Based on 0.33 EDU per room.
2 Based on 230 gpd/EDU.
The Poggi Canyon Basin Gravity Sewer Development Impact Fee Update (DIF report) was
completed in April 2009, which projected wastewater flows associated with the Poggi Canyon
Interceptor. Table 4 shows a comparison of wastewater flows associated with the proposed
modifications and projected flows as presented in the DIF report.
Table 4
Proposed Modifications and Poggi Basin Wastewater Flow Summary
Description Quantity Unit Flow Factor Average Flow, gpd EDUs1
2009 DIF Study
C-1 30.4 ac 2,500 gdp/ac 76,000 330.4
C-2 8.2 ac 2,500 gdp/ac 20,500 89.1
Subtotal 2009 DIF Study 420
Proposed Modifications
Multi-Family Residential 900 units 182 gpd/unit 163,800 712.2
Hotels 300 units 76 gpd/unit 22,800 99.1
Park 2.0 acre 410 gpd/ac 820 3.6
Commercial 1.4 acre 1,401 gpd/ac 1,960 8.5
Subtotal Proposed Modifications 823
Increase 403
Source: Dexter Wilson 2017b
Notes: gpd = gallons per day
1 Based on 230 gpd/EDU. 2009 DIF Study was based on 265 gpd/EDU.
The proposed on-site wastewater system would consist of gravity sewer lines that would convey
flow to the Poggi Canyon Interceptor in Olympic Parkway. Based on the average flow presented
in Table 3 and a peak factor of 2.22 from the City Subdivision Manual, the projected peak flow
for the proposed modifications is 0.42 million gallons per day. An 8-inch gravity sewer line with
a minimum slope of 1.0% is adequate to convey this projected total flow.
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Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
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13 May 2019
Additionally, the proposed modifications do not require additional reaches of the Poggi Interceptor
to be upgraded in the future. Therefore, although the proposed modifications would exceed the
units anticipated in the 2009 Poggi DIF report, the limits of the required DIF improvements remain
the same. Further, the proposed modifications would be required to update the Poggi DIF study as
a condition of approval (Dexter Wilson 2017b). The project is consistent with FEIR Mitigation
Measures 5.12-11 through 5.12-13, which require the applicant to demonstrate adequate capacity
in the Poggi Canyon sewer line. As demonstrated above, there is adequate sewer capacity. Also,
when the proposed project comes forward for approval, it will be conditioned to pay sewer fees
and connect to the sewer system. As such, the proposed modifications would not result in any new
significant environmental effects beyond those previously analyzed under the FEIR for the
proposed project.
Police Protection, Fire Protection and Emergency Medical Services, Schools, Libraries,
and Parks
As described in Section 5.12 of the FEIR, police, fire and emergency medical, library, and school
facilities would be financed as part of the required Public Facilities Financing Plan (PFFP). The
project’s PFFP would be modified to reflect the changes in land uses within the site resulting from the
proposed residential development to provide adequate public facilities impact fees. Chula Vista
Municipal Code Section 19.80.030 (Controlled Residential Development) is intended to ensure that
new development would not degrade existing public services and facilities below acceptable standards
for schools and other public services. The PFFP prepared in conjunction with the preparation of a SPA
Plan for a project is intended to ensure development of the project is consistent with the overall goals
and policies of the General Plan and would not degrade public services. Section 19.09 also requires a
PFFP and the demonstration that public services meet the growth management ordinance quality of
life threshold standards. The PFFP would ensure funding for any needed expansion of services and
that public services would be provided commensurate with development and demand. Pursuant to
Government Code Section 65996, the payment of these fees by a developer serves to fully mitigate all
potential project impacts on school facilities to less than significant levels. Consistent with mitigation
required by the FEIR, all required school fees would be paid prior to issuance of building permits. The
PFFP would address any development impact fee requirements to ensure funding for any needed
expansion of public services facilities, including police and fire facilities, parks, and libraries,
commensurate with development and demand.
Any resulting increase in public facilities space, such as schools or libraries, would be minor, likely
located within already developed or developing areas of the vicinity, and would not result in an adverse
physical impact on the environment, consistent with the City’s CEQA thresholds. The proposed
modifications includes an increase of 300 residential units. The proposed modifications would require
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14 May 2019
an additional approximate 2.35 acres of parkland, which would be met through payment of Park
Benefit Fees. As such, the proposed modifications would not result in any new significant
environmental effects beyond those previously analyzed under the FEIR for the proposed project.
7 CONCLUSION
This document has identified all changed circumstances and new information and memorializes in
detail the City’s reasoned conclusion that none of these changes create the conditions requiring the
preparation of a Subsequent or Supplemental EIR pursuant to CEQA Guidelines, Sections 15162
and 15163.
Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I
hereby find that approval and implementation of the proposed project will result in only minor
technical changes or additions, which are necessary to make the FEIR adequate under CEQA.
______________________________ __________________
Name/Title Date
Attachments: Figures 1–3
Summary of Impacts and Mitigation – Otay Ranch Planning Area 12 FC SPA Plan
8 REFERENCES
Chen Ryan. 2019. Otay Ranch PA 12 Freeway Commercial North – Traffic Analysis
Memorandum. April 24.
City of Chula Vista. 2003. Final Environmental Impact Report for the Otay Ranch Freeway
Commercial Sectional Planning Area (SPA) Plan Planning Area 12. SCH # 1989010154.
Dexter Wilson Engineering, Inc. 2017a. Otay Ranch Planning Area 12 Freeway Commercial
SPA Amendment Water System Evaluation. September 25.
Dexter Wilson Engineering, Inc. 2017b. Sewer System Evaluation for the Otay Ranch Planning
Area 12 Freeway Commercial SPA Amendment. September 25.
Dexter Wilson Engineering, Inc. 2019a. Private Water System Analysis for the Otay Ranch
Planning Area 12 East Residential Site. February 27.
Third Addendum to EIR
Otay Ranch Freeway Commercial Sectional Planning Area (SPA)
Plan Planning Area 12
11361
15 May 2019
Dexter Wilson Engineering, Inc. 2019b. Sewer System Analysis for the Otay Ranch Planning
Area 12 East Residential Site. 2019b. February 25.
Dudek. 2018. PA-12 East – Addendum to Prior Noise Study and EIR. July 3.
SRA (Scientific Resources Associated). 2017. Air Quality and GHG Impacts Planning Area 12.
July 19.
Figures 1–3
Pacific Ocean
55
905
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133
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22
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243
371
67
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94
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15
8
405
215
8055
5
MEXICOMEXICO
FIGURE 1
Regional Map
Otay Ranch Freeway Commercial SPA Plan - Planning Area 12 Third Addendum
015510
Miles
Project Site
Service Layer Credits: Copyright:' 2014 Esri
P E A R B L O S S O M C T
LIT T L E L A K E S T
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FIGURE 2
Vicinity Map
Otay Ranch Freeway Commercial SPA Plan - Planning Area 12 Third Addendum
SOURCE: SANGIS 2017
0 500250
Feet
Project Site
Otay Ranch Freeway Commercial SPA Plan - Planning Area 12 Third Addendum
SOURCE: Baldwin and Sons 2018
Project Site Plan
FIGURE 3
Hotel 1 (Residence Inn)
Hotel 2 (Courtyard by MarrioƩ)
Alay
Suwerte
212 DUs
aƩached MF
80 DUs
aƩached MF
SR
-
1
2
5
Ground Floor Commercial
For Rent ResidenƟal
15,000 sq. Ō.
(Mixed use buildings along Town
Center Drive)
152 rooms
148 rooms
ƵƉƚŽϲϬϴ units
2 Acre Public Park
With 2.7 acres of equivalence
enhancement
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Summary of Impacts and Mitigation –
Otay Ranch Planning Area 12 FC SPA Plan