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HomeMy WebLinkAboutRCC AGENDA PK 2003/05/22 Negative Declaration PROJECT NAME: EastLake Village Center East PROJECT LOCATION: Northeast corner of the EastLake Parkway/Otay Lakes Road intersection ASSESSOR'S PARCEL NO.: 595-232-27 PROJECT APPLICANT: The EastLake Company, LLC CASE NO.: Case No. 1S-03-028 DATE: May 22, 2003 A. Project Setting The proposed EastLake Village Center East proj ect (hereinafter referred to as "the proposed project") involves approximately 93 acres (ac) located at the northeast corner of EastLake Parkway and Otay Lakes Road in the City of Chula Vista (Figures 1 and 2). The site is bordered by EastLake Parkway to the west, Otay Lakes Road to the south, Fenton Street to the north and an existing church and day care center to the east. The EastLake Greens residential community is located south of the site, south of Otay Lakes Road, The EastLake Business Centers I and II are located north and east of the site, respectively, The EastLake Vons Shopping Center is located southwest of the site, and the EastLake Village Marketplace, a commercial shopping center that is under construction, is located to the w'est of the site across EastLake Parkway. The site is currently designated as follows: City of Chula Vista General Plan Commercial - Professional Administrative Commercial EastLake II General Development Plan (GDP) Professional Administrative EastLake Village Center North Supplemental Sectional Planning Area Plan (SPA) Professional Administrative; parcel VC-2 The site has been previously graded in accordance with the approved master grading plan for the EastLake I SPA. The site drains from the northeast to the southwest. Non-native grassland and ornarnentallandscaping occurs on the site. B. Prior Approvals and Environmental Documentation The project site has been addressed in several prior environmental documents as discussed below: Page 1 of 14 EastLake Master EIR (EIR 81-03) A Master EIR (EIR 81-03) was completed for the 3,073-acre EastLake community in February 1982. This Master EIR considered the impacts of site annexation fi-om 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 (SEIR 84-01) In 1984, a 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 fi-amework for the Planned Community zoning previously applied to the site in 1982. A Supplemental EIR (SEIR 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 site. EastLake I SPA Plan AmendmentlKaiser Pennanente Chula Vista Medical Center Supplemental EIR (SEIR 92-01) In 1992, a Supplemental EIR (SEIR 92-01) was certified for the EastLake I SPA Plan Amendment/Kaiser Pennanente Chula Vista Medical Center. The SEIR addressed the land use change of 12 acres identified as "VC-2" that is located at the northeast comer of EastLake Parkway and Otay Lakes Road, SEIR 92-01 addressed the reduction ofthe 12-acre VC-2 area to 10 acres, including six acres of office/commercial uses and four acres of community purpose facility (CPF) use. The remaining two acres of land located at the southeast intersection of EastLake Parkway and Fenton Street were eliminated from the adopted VC-2 area, moved to the Business Center portion of the site and redesignated to employment use (E-IO), The EastLake I GDP and SPA Amendments were approved by Resolution No. 16702 on June 30, 1992, EastLake Village Center North MND (lS-01-042) On July 23, 2002, the City Council adopted the EastLake Village Center North project and associated Mitigated Negative Declaration (MND) by Resolution No 2002-64. The proposed project encompassed three separate land use districts within the EastIake I SPA identified as "VC-l", "BC-3" and "VC-2", The 9.3-acre project site is within the larger VC-2 district. The MND addressed the following actions for the VC-2 district: . EastLake II GDP Amendment to change two acres of Research & Limited Manufacturing to Professional & Administrative; and . EastLake I SPA Plan Amendment to change two acres of Employment designation to Village Center-2 (VC-2); change two acres fi-om Business Center-Manufacturing Park District (BC-I) and Open Space (OS-7) to Village Center-2 (VC-2) and change the pennitted uses and property development standards for VC-2 (PC District Regulations); repeal the Precise Plan and adopt new Design Guidelines, Page 2 of 14 No site plan was proposed for the BC-3 or VC-2 districts at the time the MND was prepared. The MND states: "Future development of these parcels would be governed by the proposed Planned Community District Regulations and Design Guidelines. 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 requirements; 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 pennitted and not pennitted within YC-2 and BC-3 districts, respectively. Future site plans for the YC-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 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 medicaVtoxic 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 (YC-l, YC-2 and BC-3) does not exceed that projected in the 2002 LLG traffic study for the EastLake YiIlage 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 confonnance with the PC District Regulations and Design Guidelines, no additional water or sewer analyses would be required." In summary, while a site plan for the VC-2 parcel was not proposed at the time, a worst-case development scenario was assumed for traffic and public service consideration. The scope of analysis in Section E of this MND is based upon the assumptions and technical studies prepared for the EastLake Village Center North MND (IS-OI -042) and updates to these studies prepared for this project. C. Project Description The proposed project involves the commercial development of 93 acres of the aforementioned VC-2 parcel within the EastLake Village Center North Supplemental SPA Plan area. The proposed project involves amendments to existing land use plans and approval of a site plan, as discussed in detail below: Page 3 of 14 Discretionary Actions The proposed project requires approval ofthe following actions: · Amendment to the City of Chula Vista General Plan to change the land use designation of the site fTom Commercial-Professional Administrative Commercial to Commercial- Retail; · Amendment to the EastLake II General Development Plan to change the land use designation of the site from Professional Administrative to Commercial Retail; · Amendment to the EastLake Yillage Center North Supplemental Sectional Planning Area Plan (Eastlake I SPA) to revise the site utilization plan to reflect a shift of 9.3 acres from YC-2 to "YC-4", The proposed amendment would not change the Development Phasing or Design Guidelines; · Amendment to the EastLake II Planned Community (PC) District Regulations to add a "YC-4 Land Use District" that would permit the proposed project. The existing church and day care center is not subject to the proposed amendments and will remain within the YC-2 district. The PC District Regulations currently allow primarily offices and limited general commercial uses on the subject site, The proposed change in the PC District Regulations would broaden the spectrum ofretail uses allowed on the 9.3-acre site, Specifically, with the proposed amendment to the PC District Regulations, the additional retail commercial uses would be permitted on the site including but not limited to: apparel stores, art music and photographic studios and supply stores, appliance stores, arcades and electronic games, cleaners and department stores, retail stores and shops, sign painting shops, swimming pool supplies and television stereo and radio stores including sales and repair. Site Plan The proposed project is subject to a site plan and architectural review process through the Design Review Committee and parcel map approval by the City Engineer. The site plan proposes a 98,497 square foot (SF) Kohl's department store, 7,000 SF of retail in a stand-alone building and a 5,500 SF sit -down restaurant building. The analysis contained herein addresses a maximum development potential of a 7,500 SF retail building and a 6,000 SF restaurant. The department store would be located in the northeast comer of the site (Figure 3). The two other buildings would be located on the southwest comer of the site. Adequate parking for the three buildings would be provided onsite in accordance with City standards (minimum of 5 spaces/I ,000 SF). There would be four ingress/egress points for the site. The primary access to the site would be from the driveway on EastLake Parkway. In addition to the main entrance, there would be two driveways on Fenton Street and one driveway on Otay Lakes Road, The easternmost driveway on Fenton Street would be dedicated to truck delivery. The driveway on Otay Lakes Road would be shared with the adjacent church and day care center. D. Compliance with Zoning and Plans Page 4 of14 The proposed project site is within a Planned Community District. The EastLake II PC District Regulations would be amended as part of this project to change permitted land uses on the site. Amendments to the General Plan, EastLake II General Development Plan and EastLake I Village Center North Supplemental SPA Plan are required for the proposed project to comply with regulating plans. E. Identification of Environmental Effects Basis of Analysis As noted above, the project site has been the subject of several previous environmental documents. The most recent of the earlier documents is the MND for the EastLake Village Center North project (lS-OI -042) which was prepared less than one year ago (June 2002). The previous environmental documents provide a comprehensive evaluation of the site conditions and potential impacts of developing the site. These documents provide the basis of analysis and scope for the evaluation of environmental effects in this ND. Site conditions have not changed since the preparation of the MND for the EastLake Village Center North. As such, the impacts of the proposed project on the physical features of the site, including geology, biology, cultural and paleontological resources would be the same as addressed in the EastLake Village Center North MND and are hereby incorporated by reference. A regional detention facility is located at the southwest corner of the EastLake Village Center North site, and it was designed to accommodate peak design flow events assuming full development of the upstream watershed, Runoff from the project site would drain to the regional detention facility (comprising approximately 1.5 percent of the total inflow to the detention basin) via an existing storm drain system. A "Detention Basin Analysis for EastLake Village Center North" was prepared in March 2002, This study assumed full development of the subject site. Regardless of the land use, the impacts of development of the site on drainage would be the same as addressed in the EastLake Village Center North MND and are hereby incorporated by reference. The proposed project would not have an impact on agricultural or mineral resources. These resources do not occur on the site. The proposed project is a commercial development. Therefore, the proposed proj ect would not increase population, or create the need for additional housing or recreational facilities, No known hazardous materials occur on the site, and the proposed commercial development of the site would not create a sigrrificant public hazard, Mitigation measures identified in the EastLake Village Center North MND Mitigation Monitoring and Reporting Program (MMRP) are valid and are required to be implemented by The EastLake Company, LLC which is also the applicant for this project. The mitigation measures that were identified in the EastLake Village Center North MMRP that are specific to the project site are included as Attachment A. Note that these measures are not new measures, but are incorporated by reference ITom MND IS-O 1-042, Page 5 of 14 Analvsis of Potential Environmental Effects Because the proposed project involves a land use change, and a site plan for the site has not been previously evaluated, the issues of land use compatibility, aesthetics, public servIces, transportation and circulation, noise and air quality are addressed below. Land Use Compatibility The proposed project would be compatible with the established EastLake community. The proposed change to the land use designation from Professional Administrative to Retail Commercial would allow the continuation of the EastLake Village Marketplace directly west of the site (across EastLake Parkway). This would achieve the intent of the activity core concept anticipated by the EastLake I SPA. The project site is ideal in terms of accessibility due to the fact that it is adjacent to major transportation corridors within the EastLake area (Otay Lakes Road and EastLake Parkway) and is within one mile of future SR-125. In addition, future transit facilities are being considered on EastLake Parkway near the project site, . . acres of professional administrative office use is considered The resultmg loss of 93 insignificant III that the adj acent 247-acre Business Center allows for office commercial/corporate office uses, in addition to manufacturing and industrial. The proposed site plan has been developed to provide a buffer between the existing church and day care facility and the proposed commercial centeL The department store would be the closest building to these offsite existing facilities. There would be a distance of approximately 75 feet between the eastern department store facade and the property line. There would be distance of approximately 150 feet from the loading docks to the property line, The project site would be at a lower elevation (approximately 5 feet) than the existing church/day care center pad elevation, Existing wrought iron fencing is located at the top of slope adjacent to the day care facility, The day care facility has installed landscaping along the fence line, and the proposed project includes landscaping on the slope within the property boundary The elevation difference and landscaping would provide a visual buffer between the land uses. Activities at the loading docks can be a land use compatibility issue. The loading docks are located on the northeast comer of the building. According to the potential department store user, loading and unloading at the department store would occur twice per week; multiple trucks ITom various venders would not OCCUL All deliveries would be from a central distribution centeL The loading activity would take a maximum of 30 minutes, The trucks arrive with a trailer with merchandise, off-load the trailer and pick up an empty traileL This type of centralized delivery service minimizes truck activity as well as loading and unloading activity. Sensitive uses are not directly within the line-of-sight of the loading dock area. Directly east of the property line in the line-of-sight of the docks is the day care facility parking Jot. The day care building is located south of the parking lot. The outdoor use area at the day care facility is Page 6 of 14 approximately 180 feet southeast of the loading dock area and would not be within the line-of- sight of the loading dock area. The existing church is located south of the day care building, Due to the orientation of the building and location of the loading dock area, the building itself would block views of the loading dock from the outdoor use areas at the day care facility and the church. As such, the distance between the proposed and existing offsite uses, orientation of the buildings, elevation difference, fence and landscaping would provide a visual, air quality and noise buffer between the two uses. Lighting is also a land use compatibility issue, The residential land use to the south and the church may be sensitive to night lighting, but the day care facility would be less sensitive due to their daytime operating hours. The proposed project represents an infill project located in a commercial/industrial area, Night lighting on the site would not create a new source of lighting in the area. Night lighting would be required for security and architectural purposes, Night lighting would be required to comply with the EastLake II Planned Community District Regulations, According to the regulations, all lighting sources would be shielded in such a manner that the light is directed away from streets or adjoining properties, The intensity of the light at the boundary of the site would be required to comply with City standards. Thus, the proposed night lighting would not result in a significant land use compatibility impact. A esthetics The proposed project is subject to the EastLake II Planned Community (PC) District Regulations and Design Guidelines as amended August 6, 2002. 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 requirements; use restrictions; animal regulations; density of development; lot size, width and depth; fencing requirements; and signing regulations. Preliminary building elevations show an architectural style and building fenestration that would be compatible with the adjacent EastLake Village Center North commercial center. Extensive use of recessed and lighted alcoves, landscaping, parapets and windows are proposed for the department store facades that would reduce the building mass. Similar features are replicated in the adjacent retail and restaurant building for continuity. The proposed project would comply with the existing PC District Regulations and Design Guidelines and would be subject to design review and approval by the Design Review Committee. No impacts to aesthetics are anticipated. Public Services and Utilities The proposed change in land use would not result in a significant impact on public services or utilities. The site is planned for development. Development impact fees are required during the building permit process to address the impact on public services. The proposed land use change would not generate additional population; therefore, population-based public resources, such as parks and recreation, would not be affected by the proposed land use change. Potable and recycled water demands were estimated for the EastLake Village Center North MND in the "EastLake Village Center North Water Analysis" (PBS&J, February 2002). As noted in Section B, a worst-case water demand was assumed in the February 2002 study. An Page 7 of 14 update of this analysis, "Amended EastLake Village Center North Supplemental SPA Plan Water Analysis" (PBS&J April 2002), concluded that since the adopted (Professional-Administrative) and proposed (Retail Commercial) land uses both fall into the general commercial category in the Otay Water District (OWD) Water Resources Master Plan, no impacts to the projected potable or recycled water demands would result from the proposed land use amendments. The potable and recycled water demand would be the same under either land use scenario. Therefore, no impacts to the projected potable and recycled water demand would result from the proposed land use amendments, Wastewater generation was estimated for the EastLake Village Center North MND in the "EastLake Village Center North Sewer Analysis" (PBS&J, March 2002). As noted in Section B, a worst-case wastewater generation was assumed for the site in the March 2002 study, An update of this analysis, "Amended EastLake Village Center North Supplemental SPA Plan Sewer Analysis", PBS&J, April 2003), concluded that the average daily wastewater generation rates in the Chula Vista Subdivision Manual are the same for the adopted (Professional Administrative) and proposed (Retail Commercial) land uses. Thus, the estimated wastewater generation would be the same under either land use scenario. Therefore, no impacts to the projected wastewater generation would result from the proposed land use amendments. Transportation and Circulation As noted previously, because no site plan was proposed at the time, a worst-case development scenario was assumed for the VC-2 parcel in the EastLake Village Center North MND (IS-Ol- 042). The traffic analysis for the MND entitled "Traffic Impacts Analysis, EastLake Village Center North" (Linscott, Law & Greenspan, May 8, 2002) assumed that the entire 68-acre project (VC-I, VC-2 and BC-3) would generate 36,356 average daily trips (ADT). It was assumed that a total of 8,830 ADT would be generated by the VC-2 parcel, which includes the project site. The MND stated that as long as the updated total trip generation for the three parcels does not exceed that projected in the May 2002 traffic study for the EastLake Village Center North project (i,e., 36,356 average daily trips), no further traffic analysis would be required, The May 2002 traffic impact analysis was updated with a new traffic study specific to the proposed project. This study, entitled "Traffic Impact Analysis, EastLake Village Center East" (Linscott, Law & Greenspan, April 24, 2003) addressed the maximum development potential for the site, specifically a 98,497 SF department store, a 7,500 SF retail facility and a 6,000 SF sit- down restaurant on the VC-2 parcel. The study compared the proposed project traffic generation to the assumptions in the May 2002 study. Table I is a comparison of the land uses and trip generation assumed in the May 2002 report for the project site and the proposed land uses. As shown in Table I, the approved site land uses are calculated to generate 8,830 ADT with 473 trips in the AM peak hour and 850 trips in the PM peak hour. The proposed project would generate 8,004 ADT with 242 trips in the AM peak hour and 729 trips in the PM peak hour. Thus, the proposed project would result in an estimated 826 ADT less than the approved land uses, as well as fewer AM and PM peak hour trips. Page 8 of 14 The proposed project would not generate more vehicular trips than previously assumed for the site, and the total trip generation for the three parcels (VC-], VC-2 and BC-3) would not be exceeded (i.e., 36,356 average daily trips). Thus, no additional offsite analysis is required. The offsite traffic analysis contained in the EastLake Village Center North MND (IS-0]-042) and associated MMRP is hereby incorporated by reference. Intersection (PM peak hour) and street segment operations (ADT) within the study area were analyzed for the following scenarios: · Existing plus Project (near term) · Year 2005 without SR-]25 · Year 2005 with SR-]25 · Buildout (complete bui]dout of planned developments and the street network in the Eastern Terri tori es) Only PM peak hour analysis was conducted since the PM traffic generation is the worst case with the highest traffic volumes as compared to the AM peak hour. The project generated PM peak hour trips were assigned to the four project driveways for the four scenarios listed above, The results are shown in Tab]e 2, All driveway intersections are unsignalized. In summary, the level of service at all four project driveway intersections would operate at LOS B or better for the Existing + Project scenario, LOS C or better for the Year 2005 Without or With SR ]25 scenarios, and LOS D or better in the Buildout scenario. Thus, the proposed project would not result in additional traffic impacts or traffic impacts that would be more severe than what was addressed in the MND for the EastLake Village Center North project. No additional traffic analysis or mitigation measures are required, Air Quality The proposed project would generate pollutants during the construction and operation phases of the project. The air quality analysis in the EastLake Village Center North MND addressed the temporary construction-related emissions pertaining to the grading of the site. The impact analysis and mitigation measures addressed in MND IS-02-042 and associated MMRP are incorporated by reference. The applicant would be required to implement air quality control measures outlined in the EastLake I Supplemental Air Qua]ity Improvement Plan pertaining to the design, construction and operational phases of the project as required in the MMRP for MND IS-02-042. As discussed previously, the proposed project would result in less vehicular trips than what was previously analyzed for the site. Thus, the proposed project would not result in new or more severe air quality impacts related to mobile source emissions, Higher concentrations of exhaust fumes could occur in the loading dock area during deliveries. As stated previously, truck deliveries would occur up to four times per week, and the deliveries could take up to 30 minutes. Trucks may idle during the unloading and loading of trailers onto the cabs. The closest off site use to the docks would be the day care facility parking lot, which would be over 150 feet to the east. The closest outdoor use area would be the day care facility play area, which would be over 180 feet to the south of the loading dock area and would not be within the ]ine-of-sight of the Page 9 of]4 dock area. Due to the frequency of deliveries, length of delivery time, distance to outdoor use areas, and the fact that there would be no direct line-of-sight to the loading dock area, no significant air quality impact is anticipated from loading/unloading activities. Noise Projected noise levels on the subject site were calculated in the "Noise Assessment for the EastLake Village Center North project" (Dudek & Associates, Inc. April 29, 2002). However the noise assessment acknowledged that a site plan was not analyzed at that time. Therefore, the assessment only addressed noise generated by project-related traffic and buildout traffic volumes on adj acent streets. A "Supplemental Environmental Noise Assessment for the EastLake Village Center East GP A & GDP/SP A Amendment" project was prepared by Dudek & Associates (May 2003) to address the proposed site plan (Figure 3). The study addressed noise levels generated by offsite traffic volumes and onsite uses. The noise exposure criterion for commercial uses is 70 dB CNEL. This criterion applies at outdoor use areas such as lunch areas or outdoor garden centers. The site would be primarily affected by off site traffic-related noise from Otay Lakes Road, EastLake Parkway and Fenton Street and onsite noise generated by loading and delivery activities, outdoor mechanical equipment and parking lot activities. Offsite Traffic Noise As discussed previously, the proposed project would not increase the traffic volumes on adjacent streets above what was previously calculated in the EastLake Village Center North MND and associated traffic analysis (LLG 2003), The traffic noise impacts associated with development of the EastLake Village Center North project (which includes the subject site) was previously considered to be less than significant (Dudek& Associates 2002). This detennination was based on the fact that the noise level increase from project-related traffic would be 3 dB or less, the threshold for audible change, with the exception of EastLake Parkway between Otay Lakes Road and Fenton Street and along Fenton Street At the time the 2002 noise analysis was prepared, no sensitive land uses were located along these segments of road. The updated noise analysis calculated the noise level along these segments of road as well as Otay Lakes Road using buildout traffic volumes /Tom the EastLake Village Center North MND traffic analysis. The future buildout traffic volumes along Otay Lakes Road, EastLake Parkway and Fenton Street were calculated to be 42,000 ADT, 25,000 ADT and 14,OOOADT, respectively (LLG 2002). As shown in Figure 4, the noise level adjacent to EastLake Parkway would 70 db CNEL which meets the City's criterion for commercial uses. The noise level along Fenton Street between 65 and 70 dB CNEL which also meets the City's criterion for commercial uses. The noise levels adjacent to Otay Lakes Road would be up to 75 db CNEL. The noise levels between 70 and 75 dB CNEL would occur within the landscaped area and parking lot adjacent to the road, Noise levels at the outdoor use areas would be 70 dB or less. This noise level would comply with the City's noise standards and would not be significant. Page 10 of 14 Onsite Noise Generation Onsite noise would be associated with the loading dock and delivery activities, outdoor mechanical equipment and parking lot activities. Loading Dock/Delivery Truck Activities. A loading dock area would be located at the northeast side of the proposed Kohl's store (Figure 3). Because Kohl's operates from a distribution center, the nwnber of truck deliveries is minimized. A maximum of four deliveries are anticipated per week, the maximwn occurring during peak sales periods. The loading activities would occur during the store's proposed hours of operation (i.e., 9 AM -9PM). The time period for the truck delivery would be approximately 30 minutes or less. This is due to Kohl's specific procedure for deliveries. Their procedures is to drive up to the loading dock and "seal" to the loading dock delivery door. The trucks disconnect the cab from the trailer, and attach the cab to an empty trailer, then the truck would leave the store. The receiving crew would unload the trailer and transfer merchandise into the store. The primary noise that would be generated by the process would be from the truck arriving, backing up into the dock, detaching the cab, attaching the cab to the empty trailer and driving away. Noise measurements taken at a similar retail store with similar activities resulted an hourly average noise level of up to 55 dB at 50 feet from the source, The loading dock would be located at the northeast corner of the building. The closest noise sensitive area would be the day care center located approximately 150 feet east of the loading dock. The on-hour average noise level associated with the loading dock activities would be approximately 51 dB at the eastern property boundary. This noise level would not result in a significant noise impact. Outdoor Mechanical Equipment, Heating Ventilation and Air Conditioning Equipment (HV AC) as well as trash compactors would be located at the proposed department store. Eight HV AC units would be located on the roof of the department store. The units would be set back from the edge of the roof a minimum of 20 feet, and a parapet would screen the units. Each of the units has a manufacturer's sound power rating of 92 dR At the property boundary of both the day care center and the church, the one-hour average noise levels would be 45 dB or less asswning all equipment operates continuously for a one-hour period. This noise level would comply with the City's noise standards and would not be significant. HV AC equipment would also be located on the other retail building and the restaurant. The closest sensitive use to the retail building and restaurant would be 340 feet and 250 feet, respectively. The HV AC units proposed for these buildings typically generate noise levels of approximately 45 to 55 dB at a distance of 50 feet. The one-hour average noise level associated with the retail building and the restaurant on Lot 3 would be 43 dB or less assuming the equipment operates continuously for a one-hour period. This noise level would comply with the City's noise standards and would not be significant. Page 11 of14 A compactor would be located near the loading dock area, The property line of the day care center would be approximately 110 feet or more rrom the compactor. Based on measurements taken of compactors similar to the type proposed (15 HP), the maximum noise level at 110 feet from the compactor would be approximately 56 dB. The compactor would typically be operated for no more than two cycles per hour, or approximately two to three minutes per hour. The one- hour average sound level would be approximately 43 dB at a distance of 110 feet. This noise level would comply with the City's noise standards and would not be significant. Parking Lot Noise, Typical noise sources in parking lots include opening and shutting of car doors, starting engines and vehicle pass-bys. Based on published data, the sound exposure level for each vehicle within the parking lot would be 68 dB at a distance of 50 feet. Assuming a maximum of 729 vehicles in the parking lot during the peak hour (LLG 2003) and that the vehicles are evenly ,distributed throughout the parking lot, the one-hour average noise level would be approximately 47 dB along the eastern property boundary and 42 dB at the multi- family residential development to the south. This noise level would comply with the City's noise standards and would not be significant. Cumulative Noise The future one-hour average noise level contribution rrom the project to ambient noise levels at the eastern property boundary and the multi-family residential use south of Otay Lakes Road would be approximately 54 dB or less and 46 dB or less, respectively, These noise levels include the onsite noise sources including the loading dock/delivery truck noise, outdoor HV AC mechanical equipment, trash compactor and parking lot noise, These noise levels do not account for noise attenuation associated with intervening topography, buildings or walls. These noise levels would comply with the City's noise standards and would not be significant. F. Mitigation Necessary to Avoid Significant Impacts The proposed project would not result in new significant envirorunental impacts or increase the severity of the impacts identified in previous envirorunental documents prepared for the site. The mitigation measures included in the MMRP for the EastLake Village Center North MND (18-02-042) are still valid, and the applicant is required to fulfill the mitigation requirements outlined in the MMRP, The MMRP for MND 18-02-042 is included in Attachment A for reference. . G. Consultation CitvofChula Vista Lombardo DeTrinidad, Civil Engineer David Kaplan, Transportation Engineer Jim Newton, Civil Engineer Luis Hernandez, Principal Planner Jeff8teichen, Associate Planner Marni Borg, Envirorunental Projects Manager Page 12 of 14 Applicant's Agent Cinti and Associates, Gary Cinti, Principal Village Center East Applicant/Developer The EastLake Company Gatlin Development Company Kohls Department Stores Documents · EastLake Master EIR (EIR 81-03), February 1982. · EastLake I SPA Plan Supplemental EIR (EIR 84-01) January 1985, · EastLake I SPA Plan Amendment/Kaiser Pennanente Chula Vista Medical Center Supplemental EIR (EIR 92-01), June 12,1992. · EastLake Village Center North Mitigated Negative Declaration (MND IS-OI-042), June 11, 2002 · Detention Basin Analysis for EastLake Village Center North, Hunsaker & Associates, March 4, 2002. · Traffic Impact Analysis for EastLake Village Center North, Linscott, Law & Greenspan, May 2002 · EastLake Village Center Project Environmental Noise Assessment, Dudek & Associates, Inc., April 29, 2002, · EastLake Village Center North Water Analysis, PBS&J, February 2002. · EastLake Village Center North Sewer Analysis, PBS&J, March 2002. · Traffic Impact Analysis for EastLake Village Center East, Linscott, Law & Greenspan, April 2003. · Amended EastLake Village Center North Supplemental SPA Plan Sewer Analysis, PBS&J, April 2003. · Amended EastLake Village Center North Supplemental SPA Plan Water Analysis, PBS&J, April 2003 · Detention Facility Letter, Hunsaker & Associates, April 2003. · EastLake Village Center East GP A & GDP/SP A Amendment Project Supplemental Environmental Noise Assessment, Dudek & Associates, mc, May 2003. I. Environmental Determination The City of Chula Vista detennined that the proposed project will not have significant environmental effects other than what has been previously identified in prior environmental documentation. 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. Page 13 of 14 I find that there will not be a significant effect on the environment because the proposed project would not result in new impacts or impacts that are more severe than previously analyzed in the EastLake Village Center North MND (IS-02-042) and other related environmental documents. The mitigation measures described in the MND and associated MMRP (see Attachment A) are still valid and are incorporated by reference. This Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the 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 infonnation regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910. Date: Marilyn R F. 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I Salt Creek Spa ~ EastLake I SPA Shores Neighborhood Hills Neighborhood Business Center I & II Village Center North 1,;,,;,<:,'1 EastLake II SPA Greens Neighborhood , Trails Neighborhood Land Swap Area ..4 fASTLAKE A pbDllcd CODtDlllldty by ne EastLske Compaay FIGURE 2 Project Site Location , dj . i I ,-" í ! -f~--:::: I ,·Ff-íi I I \ \ \ \' \ \ If II W V \ ;'111 0: -- -~ ___ - ------~-\ -r-t-- 1,111' IIIII QVOIIS3)lVlÅV<O iÌ y, /, '/ ] ¡ II . jO¡I'+§ , -1-- ~ , (. IWí ! ! Uu - \ --- ! {, '" ~ : I '"I vi ì Hd Iii 10:1 C!C! _! __ .;::; I~ I' " '" ¡ i I ~ ¡ J; ~ It!, J g! ;!I ,'" I ; : I ~ ~ :i ~! ~ ¡ J;! I . \! . ;: 5 !!:: 11 ~ ~ r 1'(: I' r \. ~ I ' ¡;\ _ i 1'\ : j j;", i 1 ¡ I ('( ~ ~£ . ~ 2 " 0'- J ~ ifJ. ~ il! ~ '"d II' ( ) iã 1111 if.¡ - j, 0 ~ 0- '~- \ ~ _ \'. ø z ~ I' /'-"-, « z 0 "," .] ,'·,.ä:ffi H , \ ' +'L~!í; :: 1"1, " \ '~~ " , 'w « '"""'" '\ I ! 00.. " \ \ 5i I L\, ~ ~ " \ '" ii, 'I', ì'-. ,. ,« '- \ '- " ' . \ ___./ lL;:: , . 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I- 0 ~ _t:ct: i2 ~ ~ Occc: en Q)...J...JJ I- « uccc w - 0 00 ::J=:;:::¡;;¡ 0 II:: ø (QruRl W ~~~ W - [TCT[T > I- ,~ Q) Q) ø '" a '" ....ø(þ(þ on II:: Q) Z L m ~ ~ ~ ::> u w Q) --::I:::I::J IL ~ U >. ð5üüü 1:> n. ë 0- 0 W <:: <:: ..õ~s~ <:: « ro L ro n> L ro -' C) :::I L -' ~~æa:ff -' II:: :::I 1-" a ro u « « ï. ro « õ ro "' 1J I- -' .<::- I- Z"':NM~ ¡¡;: ãJ Q) Q) 0 -' ãJ 0>'" 0 ;; .- Q) IL a:: a:: ¿ I- a:: I a:: I- , Table 2 PM PEAK HOUR INTERSECTION OPERATIONS EXISTING + YEAR 2005 YEAR 2005 WITHOUT SR BUILDOUT INTERSECTION PROJECT 125 WITH SR 125 DELAY LOS DELAY LOS DELAY LOS DELAY LOS Fenton 5t./Project Dwy. 1 8.9 A 10.5 B 10.5 B 11-3 B Fenton 51 /Kuhn Dr lProj. Dwy. 2 11.8 B 22.5 C 20.1 C 28.6 D EasUake PkwylProjecl Dwy. 3 11.2 B 13.7 B 15.0 B 19.0 C Otay Lakes RdJProject Dwy. 4 11.3 B 12.9 B 15.5 C 18.2 C Notes: 1 Delay - Average delay per vehicle in seconds 2 LOS - Level of Service, UNSIGNALIZED INTERSECTIONS AVERAGE CONTROL DELAY LEVEL OF PER VEHICLE SERVICE 0.0 < 10,0 A 10.1 to 15,0 B 15.1 to 25.0 C 25.1 to 35,0 D 35.1 to 50,0 E :: 50.0 F . . ATTACHMENT "A" Mitigation Monitoring Reporting Program 18-01-042 This Mitigation Monitoring Reporting Program (MMRP) is prepared for the City of Chula Vista in conjunction with the proposed EastLake Village Center North (IS-OI-042) project. The proposed project has been evaluated in a Mitigated Negative Declaration (MND) prepared in accordance 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 monitored on Mitigated 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 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 residues, etc, 2. Air Quality As discussed in the EastLake Village Center MND, the proposed grading of the site would generate 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 incremental increase in mobile emissions trom site improvement would contribute to existing air quality violations on a short-tenn 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 the EastLake Village 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 intersections on Otay Lakes Road and EastLake Parkway to unacceptable levels. S. Paleontological Resources As discussed in the EastLake Village Center North MND, the grading of the site may impact the Otay Fonnation, which has high paleontological resource potential. 1 6. Noise 8ite 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 identified, 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 confinning compliance with the mitigation measures specified in the EastLake Village Center North MND (18-01-042) shall be provided by the applicant to the Environmental Review Coordinator. The Environmental Review Coordinator will thus provide the ultimate verification that the mitigation measures have been accomplished. 2 E ~ ro ~ (J) e xi a. (J) eX e t :;ei' 0 C>- ~m¡¡~¡ii¡ Q) c:: "0 ~~iCx¡': e ro (J) " e 'C .-ê :i:, e 0 ¿ X e ~: 0 ~ (J) :E C ¿ ..... E § § '" '::! ,::! ,::! ....:. Õ. Õ. 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