HomeMy WebLinkAboutRCC AGENDA PK 2003/04/21
Mitigated Negative Declaration
PROJECT NAME: Auto Park North Specific Plan (PCM-02-04)
PROJECT LOCATION: Main Street Between Brandywine A venue and Maxwell
Road
ASSESSOR'S PARCEL NO.: 644-041-01 through 14; and 644-041-17 through 19
PROJECT APPLICANT: Knowlton Realty Advisors, LLC; Otay Mesa Ventures II,
LLC
CASE NO.: IS-02-006
DRAFT DATE: April 1 0, 2003
RCC MEETING: April 21, 2003
FINAL DATE:
A Proiect Setting
The project site consists of 18 contiguous parcels on approximately 39 acres of land in an
industrial area located in southern Chula Vista. The project site is located on Main Street
between Brandywine Avenue and Maxwell Road in the Otay Valley Redevelopment Area
(please see Exhibit A - Location Map), No animal or plant species listed as rare, threatened,
or endangered by local, State, or Federal regulatory agencies are known to be present on this
highly rlisturbed industrial property. The project site was previously used for intensive
industrial uses (including a rendering plant and liquid waste management operation) and has
been subjected to extensive grading,
Land uses surrounding the project site consist of the following:
North: Residential development
South: Vacant industrial land
East: Industrial land
West: Industrialland
B. Proiect Description
The project involves the development of an automobile sales park on the 38.86-acre site and
would be processed by the City of Chula Vista under a specific plan application (PCM-02-
04). The Auto Park North Specific Plan calls for the construction of approximately 99,650 to
130,000 square-feet of dealer showrooms and ancillary automobile support buildings ranging
from 8,250 square-feet to 93,450 square-feet Total developable square-footage will range
from approximately 158,400 square-feet to over 200,000 square-feet The variable in the
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project's total buildable square footage is the area of the specific design requirements that
each individual manufacturer and dealership requires.
The Specific Plan includes two site plans, Site Plan Option I and Site Plan Option 2, Both
site plans are identical with respect to the layout for automobile dealerships which front on
Main Street. The difference in the site plans is the proposed lot and building sizes that would
be developed on lots #3 through #7 under Site Plan Option 1. With Site Plan Option I, lots
#3 through #7 would be smaller and would be used for auto dealership support services with
buildings ranging in size from 8,250 square-feet to 16,100 square-feet. Under Site Plan
Option 2, lots #3 through #7 would be consolidated into one large lot #3, which would
accommodate a 93,450 square-foot multi-tenant building that would provide automobile
support services, Both site plan options have been analyzed and considered in this document.
C Compliance with Zoning and Plans
The project site has a zoning designation of Industrial and a General Plan designation of
Limited Industrial (IL). The project site is situated in the Otay Valley Redevelopment Area,
The proposed autopark is consistent with the applicable zoning and General Plan
designations for the property,
D. Public Comments
On January 23, 2003, a Notice of Initial Study was circulated to property owners within a
500-foot radius of the project site. The 10-day public comment period ended February 3,
2003; no comments were received,
E. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an attached Environmental
Checklist fonn) detennined that the proposed project will not have a significant
environmental effect, and the preparation of an Environmental Impact Report will not be
required, This Mitigated Negative Declaration has been prepared in accordance with Section
15070 of the State CEQA Guidelines.
Hazards
Past History of the site
Land use history at the site dates to 1947 when an animal by-products processing plant was
constructed on-site, operated by the Omar Rendering Company (referred to as Omar). The
Omar plant produced meat and tallow by-products until 1962, when it was sold to the Royal
Tallow and Soap Company (referred to as Royal), Royal held the operation for only 3 years,
when it was sold in 1965 to the Darling-Delaware Company (referred to as Darling). Darling
operated the plant until it was closed in 1981. Royal and Darling also used the site as a
processing plant for the production of animal by-products.
The rendering plant was situated in the central-southeast portion of the property. Initially,
the rendering plant wastewater and the wash-down operations wastewater were discharged to
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the natura] drainage system, a tributary to the Otay River. The wastewater contained soluble
proteins and fat. No other solid wastes were generated as a part of the rendering operation.
Some time later, like]y in the late ] 950s, the plant disposed of its non-hazardous wastewater
into on-site lagoons, as authorized by RWQCB Reso]ution 59-R2. In the early ] 970s, an
aeration system was installed in the wastewater ponds to abate odors. The aeration system
was operated until the plant was connected to the local sewer system in ]978 by RWQCB
Order No, 78-56, which rescinded Reso]ution 59-R2. After closure of the rendering plant in
] 98], all physical structures associated with the plant were removed.
In addition to the rendering plant, other industrial operations were occurring on-site at the
same time. Between 1958 and 1964, an auto-wrecking yard was operated on the southwest
comer of the site, In the ] 950s, Omar operated a fleet of trucks to transport Class I liquid
wastes. These trucks transported liquids fÌom waste-producing companies in the area to the
Mission Bay Sanitary Landfill in San Diego. Three underground storage tanks (USTs) that
contained diesel and gasoline were located north of the rendering plant and were used in
support of the trucking operations. All three tanks were removed in 1987, and one was found
to be leaking. The contaminated soil was removed from the tank excavation and a
groundwater monitoring well was installed down gradient. Subsequently, the County of San
Diego Department of Environmental Health (DEH) closed the UST regulatory case with a
detennination of no further action needed for this area.
The Project site was also used as a Class I liquid waste management operation from about
] 958 until 1978. Omar constructed Class I waste disposal ponds in the northeastern portion
of the site to receive industrial wastes from third parties (RWQCB Resolution 59-RI5),
Ultimately, six impoundments were built for Class I liquid waste by 1970. Discharge records
at the RWQCB suggest that over] million gallons per year of wastes were disposed in the
Class I operation. In August ] 978, the site ceased receiving Class I wastes, the residua]
fluids were removed fÌom all impoundments, and the impoundments were temporarily
covered with fill soil until a cJosure plan could be developed.
Discharge records and the results of chemical testing of the soils at the time of impoundment
cJosure in ] 978 indicate that the waste consisted of alkaline and acid fluids, with lesser
amounts of chlorinated solvents, chlorinated pesticides, polychlorinated biphenyls (PCBs),
petroleum wastes, and organic wastes. Dar]ing operated the Class I facility until 1981.
In about ] 981, the liquid contents of the six Class I wastewater ponds were removed and
disposed off-site by the BKK Corporation at their disposal site in West Covina, California,
Following approval of the cJosure plan by the RWQCB in 1980 (C]osure Order 80-06),
underlying impacted soil was excavated and was placed in a cJay-lined and capped disposal
cell in the northwest comer ofthe Project site. The depth of the excavation ofthe wastewater
ponds ranged from 25 to 35 feet below the bottom of the impoundments.
The site was subsequently graded and clean fill soil was placed over the fonner pond areas.
The cJay-lined containment cell was excavated to depths between ]8 and 65 feet below
ground surface before the contaminated soil was placed in it. A 3-foot-thick cJay liner was
placed at the bottom of the cell. The sides of the cell were also cJay lined during the
placement of the containment structure, Finally, a 3-foot-thick cJay cap and an additional
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cover of soil between 7 to 10 feet thick were placed on the top of the containment structure.
Approximately 130,000 cubic yards of soil were placed in the containment cell.
Following construction of the containment cell, the entire site was then graded into five
distinct topographic zones that still exist today: the lowland terrace adjacent to Main Street;
three upper terraces (Terraces I, 2, and 3); and the waste ceiL A total of approximately
580,000 cubic yards of soil were moved during the entire grading process, including the
130,000 cubic yards of soil that were placed in the containment celL
In 1986, Darling sold the property to Rio Otay Industrial Properties. Rio Otay subdivided the
property into 17 lots and improved the site by constructing two on-site roads, stonn drains,
sewers, water mains, and electrical lines. In 1987, Darling purchased the property back from
Rio Otay, after the RWQCB required a site assessment. In December 1999, Otay Mesa
Ventures I, LLC purchased the property from Darling, Ownership was subsequently
transferred to Otay Mesa Ventures II, LLC on May 3, 2002.
Regulatory History of the Site
In April 1995, the California Environmental Protection Agency (Cal/EPA) Site Designation
Committee designated the RWQCB to be the lead administering agency for the site pursuant
to Chapter 6.65 of the California Health & Safety Code, Section 25260, The RWQCB
established a consultative working group, consisting of representatives from the California
Department of Toxic Substances Control (DTSC), the County DEH, the City ofChula Vista,
and the California Department ofFish and Game (CDFG).
As discussed above, in 1981 the impacted soil from beneath the Class I ponds was placed in a
lined and capped waste cell in the northwest comer of the site (R WQCB Order No. 80-06 -
Closure Requirements for the Omar Rendering Company Dumpsite in the Otay River Valley).
The waste cell has since been maintained and monitored per RWQCB Order No. 87-141
(Waste Discharge Requirements for the Omar Rendering Company Closed Class I Disposal
Site, including Technical Change Order No, I, Monitoring and Reporting Program) and
subsequent amendments (RWQCB Order No, 97-40 - Waste Discharge Requirements for
Closure and Post-Closure Maintenance for the Class I Waste Management Containment
Cell, Omar Rendering Facility, Darling International, including the Monitoring and
Reporting Program 97-40), The waste discharge requirements (WDRs) include the
following activities: (1) maintenance of the waste cell, (2) NPDES stonn water monitoring
and reporting, and (3) groundwater detection monitoring and reporting,
In regard to past maintenance reports prepared for the waste cell, no significant maintenance
issues have been identified, The waste cell cap and grounds must continue to be maintained
in good condition, and the reports indicate that they have been adequately maintained since
site closure. The second WDR component, the NPDES stonn water runoff plan, was
prepared by the IT Corporation in July 2000 and has been implemented.
The third component of the WDRs is the groundwater detection monitoring and reporting
program. This program involves semiannual monitoring of four groundwater wells,
Monitoring activities conducted during the last 15 years have led to the conclusion that the
waste cell has not released constituents of concern to groundwater (IT Corporation 2000).
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However, RWQCB Order No. 97-40 requires the continuation of groundwater detection
monitoring as a means of confinning that constituents of concern are not being released from
the waste cell..
Residual impacted site soil was known to be present in two locations as described above ~ in
the area of the fonner wastewater ponds and encapsulated in the containment cell. Due to the
depth of the buried soil as described above, direct human contact with impacted soil has
historically not been a concern; extensive soil, groundwater, and soil vapor samples were
collected for Darling in 1988, 1989, and 1995. These tests included exploratory borings for
soils and vapor sampling and multiple groundwater investigations, including the installation
of 18 on-site wells and 12 off-site wells,
These site assessment activities detected various chlorinated solvents across the site in the
soil, soil vapor, and groundwater. The collective data were then evaluated in a risk
assessment study prepared by Risk-Based Decisions (1996). Risk-Based Decisions concluded
that residual concentrations of chemicals in the groundwater, soil, and soil vapor did not pose
any significant human health risk for commercial/industrial workers. In a memo dated June
6, 1996, the DTSC concurred with the ri,sk assessment and recommended that a deed
restriction be placed on the property to prevent future use of the site for residential purposes
because residential uses were not evaluated in the risk assessment. The RWQCB requested
that in the unlikely event that impacted soil is encountered during future construction, a Soil
Management Plan be prepared to address future intrusive construction activities, The soils
management plan has been prepared by the applicant and will be administered by the
RWQCB or their designee (County Department of Environmental Health).
In tenns of groundwater-related impacts, the estimated depth of groundwater varies due to
the topography of the site and ranges from 30 feet below ground surface in the lowlands of
the site to 85 feet below ground surface in the vicinity of the waste cell, which is at a higher
elevation. The groundwater beneath the site has been impacted with volatile organic
compounds (VOCs), semi volatile organic compounds (SVOCs), and inorganics in varying
degrees. The VOCs have been observed sitewide and off-site to the south and east, but are
mostly concentrated in the vicinity of the fonner waste ponds. The SVOCs were detected in
two observation wells immediately down gradient of the fonner Class I ponds. The inorganic
impacts were also detected only in wells closest to the fonner waste ponds.
Regulatory Status of the Impacted Groundwater
A Work Plan was prepared by the IT Corporation (November 2000) on behalf of OMV I in
an effort to continue the work begun by Darling, the fonner property owners, to obtain a
containment zone (CZ) designation for the impacted groundwater at the Project site, A CZ
designation is defined as a specific portion of a water-bearing unit where the RWQCB finds
it is unreasonable to actively remediate impacts to the level that achieves water quality
objectives. In response to Darling's application, the RWQCB prepared a draft Cleanup and
Abatement Order (CAO) to fonnalize the CZ but asked Darling to provide additional
infonnation before issuing a revised and final CAO, The additional infonnation request
included three items: (I) a comprehensive study of the site hydrogeology, including
verification that the groundwater monitoring wells are providing representative data; (2) a
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revised CZ boundary that reflectedoff-site groundwater impacts; and (3) a revised method for
deriving chemical-specific limits for the CZ monitoring.
These items are the subject of the Work Plan, The hydrogeologic investigation conducted by
the IT Corporation indicated that VOCs still occur below and down gradient of the former
Class I ponds, but decrease in concentration with increasing distance trom the ponds, The
wells located at the perimeter of the site had nondetectable concentrations or had trends
toward decreasing concentrations ofVOCs,
Risk-Based Decisions (1996) had previously determined that it was not reasonable or
economically feasible to achieve water quality objectives by means of active remediation.
They determined that residual VOC impacts in the soil and groundwater cannot be
economically remediated, despite source removal conducted earlier, as described above, and
that the residual soil and groundwater VOC impacts do not pose a significant vapor risk to
site occupants. They further determined that remediation of VOC and total dissolved solids
(TDS) impacts is not practical for a number of reasons, including the natural TDS of the
aquifer that makes the groundwater nonpotable; the aquifer characteristics; and the tight,
clayey soils that underlie much of the area, Monitoring well data indicate that groundwater
concentrations have been stable or decreasing and are the reason the former and present
owners of the property have pursued a CZ designation for the site.
A CAO was issued by the RWQCB on March 27,2003. The CAO formalizes the voluntary
semi-annual groundwater monitoring program that has been conducted on the site to date;
requires additional off-site groundwater monitoring; and details the steps necessary to
evaluate remedia] options and ultimately support a revised CZ application by the current
owners, The CAO also requires the owner to post financial assurances for the estimated
costs of additional groundwater monitoring and long-term operation and maintenance of the
waste cell.
On April 9, 2003, the RWQCB authorized the Executive Officer to enter into a Polanco Act
agreement with the City of Chula Vista, A Remedial Action P]an has been prepared to
support the Polanco Act application. Upon comp]etion of the soils requirements outlined in
the RAP, a No Further Action (NFA) determination for soils will be issued by the RWQCB.
It is anticipated that the work necessary to obtain the NF A for soils will be completed by Fall
2003, Groundwater assessment and monitoring wiJI continue under the RAP, which was
prepared in conformance with the CAO, until the RWQCB determines that all obligations
have been met
Level ofImpact
The RWQCB is the lead agency for the continued groundwater assessment and monitoring of
the site. Future remediation of the site, if required by the RWQCB, can be performed even if
the property were developed, because remedial alternatives addressing groundwater pollution
could be imp]emented in a very small footprint and would not result in human hea]th risks.
The construction and relative]y minor grading activities associated with the Auto Park North
project will not adversely affect the impacted ground water, since ground water is located
well be]ow the site, According to the above mentioned risk assessment report prepared by
Risk Based Decisions (1996), which conclusions were accepted by DTSC, the site is suitable
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for commercial/industrial uses, and its development will not present any adverse impacts due
to soil vapors and contaminated soils. Implementation of the Cleanup and Abatement (CAO)
Order issued by the RWQCB on March 27, 2003 (Attachment "A") will result in a less than
significant impact to ground water quality. Impacts due to the potential exposure of people
to hazardous materials during grading of the site can mitigated to a level of less than
significant through the mitigation measure outlined in Section F requiring a soils
management plan.
Air Oualitv
Based upon the Air Quality Impact Analysis prepared by Edaw dated March 7, 2003, the
proposed project will generate an incremental increase in short- and long-term emissions as
development occurs, Air pollutants will be generated during both the construction and
operation phases of the project Fugitive dust would be created during construction
operations as a result of clearing, earth movement, and travel on unpaved surfaces. Although
air quality impacts resulting from construction-related operations are potentially significant,
they are considered short-term in duration since construction-related activities are a relatively
short-term activity. Dust control measures implemented during grading operations would be
regulated in accordance with the rules and regulations of the County of San Diego Air
Pollution Control District (APCD) and the California Air Resources Board. Construction
operations will be subject to the mitigation measures outlined below in Section F, which will
mitigate impacts to less than significant
The proposed automobile dealership would generate vehicle travel and, therefore, a potential
for proiect related mobile source emissions during operation, The air quality technical study
performed by EDA W, dated March 7, 2003, demonstrates that the emissions occurring as a
result of the operation of the Auto Park North project will not exceed significance threshold
standards. This project has been identified in the Five-Year Implementation Plan for the area
as well as applicable environmental reviews, As this and other projects in the Otay Valley
Road Redevelopment Area are included in the City's General Plan, they are included in the
SANDAG projections for the region, which are included in the APCD's air quality
projections and evaluations. As a result, the proposed project will not result in cumulatively
considerable impacts on regional air quality.
Geophvsical
The approximately 39-acre site was graded and terraced by a previous property owner in the
early 1980s. Minimal on-site grading would be required for the Project. The preliminary
grading plan calls for a balanced cut and fill grading operation. The estimated volume of soil
to be moved during grading is anticipated to be 126,900 cubic yards; the objective is to
balance the overall site grading.
Geological investigations of the project site were conducted in order to evaluate the on-site
geology and potential geologic hazards that might affect the proposed project. According to
the preliminary geotechnical study prepared by Petra Geotechnical, Inc. dated December 13,
2002, the nearest known active faults to the project site are the Rose Canyon fault located
approximately 16 kilometers to the west of the site, and the offshore Elsinore Fault Zone,
located approximately 70 kilometers east of the project site, According to a 1986 report by
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Geocon, a strand of the relatively inactive La Nacion fault is located approximately 600 feet
west of the site. Geocon indicates that there is a steeply dipping, north-south trending fault in
an existing cut slope in the northwestern comer of the site that is a secondary feature of the
La Nacion fault. According to the Geocon study, the probability of a significant seismic
event on the La Nacion fault during the life of the project is remote, Grading of the site will
be subject to the mitigation measures in Section F below, which will mitigate impacts to
below a level of significance.
Water OualitvlDrainage
The project site is not located within the 100-year floodplain; no flooding impacts would
result !Tom the development of the site with the uses proposed in the specific plan.
The preliminary drainage study for the site indicates that existing storm drain improvements
located within Delniso Court, Roma Court, and Main Street are adequately sized to handle
ultimate flow generated by the site when the project is fully built out. According to the
Engineering Division of the Public Works Department, the proposed preliminary on-site
drainage improvements appear to be adequate to handle the increased drainage that would be
generated by the project.
The proposed project would not adversely affect ground water quality, As stated above,
impacted ground water under the site would continue to be monitored via monitoring wells
located on site. Future remediation of impacted ground water (if required by the RWQCB)
could be accomplished in accordance with the Cleanup and Abatement Order issued by the
RWQCB in March of 2003. The development of the auto park would not preclude
remediation efforts in the future should they be deemed to be necessary by the RWQCR
Compliance with National Pollutant Discharge Elimination System (NPDES) Order No.
2001 and implementation of appropriate Best Management Practices (BMP's) to the
satisfaction of the City Engineer are required during and after construction to prevent erosion
and sedimentation, as well as the discharge of other pollutants into the downstream storm
drain system, NPDES Order No, 2001-01 requires all parking lots of 5,000 square-feet or
more, or with IS or more parking spaces, and potentially exposed to urban runoff to provide
appropriate post-construction BMP's,
All grading operations will be performed in accordance with the City of Chula Vista Grading
Ordinance (Ordinance 1797, as amended). Short-term erosion of the cut and fill slopes would
be reduced to a less than significant level by the installation of temporary desilting and
erosion control devices to the satisfaction of the City Engineer. These devices include
desilting basins, berms, hay bales, silt fences, dikes, and shoring. Protective devices will be
provided at every storm drain inlet to prevent sediment from entering the storm drain system
Additional erosion control measures will be installed as required by the City Engineer.
Compliance with NPDES Order No. 2001-01, through the implementation of appropriate
BMP's, as specified below in Section F, would mitigate potentially significant water quality
impacts to below a level of significance.
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Traffic and Circulation
A traffic study dated December 13, 2002, was performed for the project by Lindscott, Law,
and Greenspan, The traffic study analyzed the traffic impacts associated with the
approximately 8,000 vehicle trips that would be added to area roadways as a result of the
project. The traffic study indicated that the project would result in direct significant traffic
impacts (LOS F) to the intersections of Main Street/Roma Court and Main StreetlDelniso
Court, The traffic study indicated that the installation of traffic signals at these intersections
would mitigate the impacts to these intersections to a level of less than significant (LOS B).
The traffic report also states that significant traffic safety impacts can be mitigated through
the construction of a westbound right turn lane on Main Street at the Roma and Delniso
Court intersections.
A cumulative traffic impact would occur at the southbound 1-805 and Main Street on-ramp.
The traffic study indicates an existing LOS D at this intersection in the p,m. peak hour. The
existing+project+cumulative scenario indicates a level of service of "E" during the p.m. peak
hour at this on-ramp. This impact would be mitigated to a level of less than significant (LOS
D) through the contribution of traffic development impact fees toward the construction of an
additional westbound left turn lane on Main Street at the southbound 1-805 on-ramp. All
traffic-related impacts can be mitigated to a level of less than significant through
implementation of the mitigation measures outlined in Section F.
Biological Resources
The existence of mature trees on the site, as identified in the biological survey performed by
EDA W, dated June 2001, results in potential impacts to raptors that may be nesting in said
trees during their breeding season which is from December 1 through July 31. Also, the
project could result in potential impacts to coastal California gnatcatcher due to Diegan
Coastal Sage Scrub habitat located to the north and northeast of the site. The biological
survey indicated that no sensitive plant or animal species were detected on site, and that no
gnatcatchers were observed onsite or off site, The mitigation measures in Section F reduce
impacts to sensitive species to a level ofless than significant.
Aesthetics
The Project would not result in significant negative aesthetic impacts to the area surrounding
the project site, The development would be similar in scale and form with existing industrial,
commercial, and auto dealership uses in the vicinity. Additionally, the Project site would be
landscaped to provide some screening of the buildings to be constructed on the site. Views in
the general area are predominantly urban in character, as exemplified by existing
commercial, industrial, and residential development that is in the immediate vicinity of the
site. Development of the site will be subject to the review and approval of the City of Chula
Vista Design Review Committee. For these reasons, there would be no significant impacts to
the aesthetics of the general area as a result of this Project.
The Project would create a new source of light and glare on the currently undeveloped
property. Lighting would be brightest near the auto dealership buildings and would range
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from 10 to 80 foot-candles immediately adjacent to the source, In the center of the site,
lighting would range from 5 to 40 foot-candIes adjacent to the source, Toward the back of
the Project site, illwnination would range from 0 near the northern property boundary to
approximately 40 foot-candles adjacent to the source. Foot-candles would range from 0 to a
maximum of 157.1 at the source (on the light pole), with an average of24.6 foot-candles for
the entire site (Spaulding Lighting, Inc. 2002).
Light poles would be 22 feet in height. There would be a total of 259 lighting fixtures
provided at the site, with four different types of fixtures used. As a result of the proposed
lighting arrangement, there would be no off-site spill of lighting at the property line. Off-site
properties to the north would be further protected trom lighting due to the elevational
difference between the Project site and the residential area, a difference of approximately 80
feet. Residences are located approximately 150 feet away from the property line of the site.
Aesthetic impacts of the project are mitigated to less than significant through the mitigation
measures outlined in Section F below.
F, Mitigation Necessary to Avoid Significant Impacts
Hazards
I. Prior to the issuance of grading permits, the applicant shall submit a soils management
plan to the RWQCB for review, approval, and implementation by the RWQCB or their
appointed designee, the County Department of Environmental Health.
2. Prior to the issuance of grading permits, the applicant shall demonstrate to the satisfaction
of the City Engineer that grading of the waste cell parcel is consistent with requirements
of the RWQCB as contained in the WDR permit for the waste cell, as may be modified to
allow additional soil to be placed on the cell.
Air Qualitv
3. Project construction shall implement enhanced dust control measures to maintain a less
than significant impact associated with air quality during construction. Dust control
measures shall be called out as notes on the project grading plan(s).
4, All unpaved construction areas shall be sprinkled with water or other acceptable dust
control agents during dust-generating activities to reduce dust emissions. Additional
watering or dust control agents shall be applied during dry weather or on windy days
until dust emissions are not visible.
5. Trucks hauling dirt and debris shall be properly covered to reduce windblown dust and
spills.
6. A 20-mile-per-hour speed limit on unpaved surfaces in connection with the Project shall
be enforced.
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7. On dry days, dirt and debris spilled onto paved surfaces shall be swept up immediately to
reduce re-suspension of particulate matter caused by vehicle movement Approach routes
to the site shall be cleaned daily of construction-related dirt in dry weather.
8. On-site stockpiles of excavated material shall be covered or watered.
9, Following construction, disturbed areas shall be hydroseeded, landscaped, or developed
as quickly as possible and as directed by the City to reduce dust generation.
10. Heavy-duty construction equipment with modified combustion/fuel injection systems for
emissions control shall be utilized during grading and construction activities. Catalytic
reduction for gasoline-powered equipment shall be used. Also, construction equipment
shall be equipped with prechamber diesel engines or equivalent together with proper
maintenance and operation to reduce emissions of nitrogen oxide, to the extent available
and feasible.
Geophvsical
II. Prio. to the issuance of grading pennits for the site, a soils report with foundation
recommendations shall be submitted to the Engineering Department for review and
approval. Due to the existence of the waste cell on site, an accurate site plan showing any
building locations relative to the waste cell will be required with the soils study. [Note to
Steve: The December 2002 Petra report, already submitted, addressed the soils
conditions and provided foundation recommendations (Page IS of the Petra report)
There are no buildings proposed that would encroach on the waste cell parcel. The
current site plan should reflect this.]
12. Prior to the issuance of grading pennits, the applicant shall submit further evaluation of
the existing cut slope at the northwest of the site, addressing the north-south trending
fault line identified in the Geocon report dated 1986.
Water Oualitv
13. Prior to the issuance of grading pennits, the applicant shall complete all applicable Fonns
and comply with the City Of Chula Vista's Strom Water Management Standards
Requirements Manual.
14. Prior to the issuance of grading pennits, the applicant shall demonstrate to the satisfaction
of the City Engineer that Best Management Practices (BMP's) will be implemented to
prevent pollution of the stonn water conveyance systems, both during and after
construction. Pennanent stonn water requirements shall be incorporated into the project
design and be shown on the project plans. Any construction and non-structural BMP
requirements that cannot be shown graphically must be either noted or stapled on the
plans,
IS. The project shall comply with the requirements of the NPDES Municipal Pennit Order
No, 2001-01. According to said pennit, development of the Project is a Priority
Development Project Standard Urban Stonn Water Mitigation Plans (SUSMP) and
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Numeric Sizing Criteria are applicable to this project. Adequate provisions shall be made
in the planning and design stages of the project to facilitate compliance with such
requirements.
16, Prior to the issuance of grading permits, a water quality study shall be reviewed and
approved by the City Engineer that demonstrates compliance with the requirements of the
National Pollutant Discharge Elimination System (NPDES) Construction and Municipal
Permits, including Stantard Urban Storm Water Mitigation Plans (SUSMP) and Numeric
Sizing Criteria requirements, in accordance with the City's Manual.
Traffic
17. Prior to the issuance of building permits, the applicant shall contribute to the Traffic
Development Impact Fund (TDIF) toward the construction of a second westbound left-
turn lane to be provided at the Main Street/I-80S southbound ramp intersection.
18. Prior to the issuance of building permits, the applicant shall enter into an agreement with
the City Of Chula Vista to design, construct, and secure a fully actuated traffic signal,
including interconnect wiring, mast arms, signal heads, and associated equipment,
underground improvements, standards and luminaries at the Main StreetIDelniso Court
intersection.
19. Prior to the issuance of building permits, the applicant shall enter into an agreement with
the City Of Chula Vista to design, construct, and secure a fully actuated traffic signal,
including interconnect wiring, mast arms, signal heads, and associated equipment,
underground improvements, standards and luminaries at the Main Street/Roma Court
intersection.
20. Prior to the issuance of building permits, the applicant shall enter into an agreement with
the City Of Chùla Vista to design, construct, and secure a 120 foot westbound right turn
lane on Main Street at the Roma Court and Delniso Court intersections.
Biological resources
21, Prior to the removal or alteration of any mature trees or commencement of construction
activities during the raptor nesting season, identified as December 1 through July 31 in
the Draft Chula Vista MSCP Subarea Plan, a qualified biologist shall conduct a pre-
construction survey of such trees as well as those within the construction impact area
established by the biologist. In the event that a nest(s) is found during the survey,
appropriate construction setbacks deemed appropriate by a qualified biologist to protect
young birds until they are no longer dependent upon the nest shall be established. No
restrictions with respect to tree removal or construction setbacks shall apply outside the
raptor nesting season,
22. During the gnatcatcher breeding season, between February 15 and August 15, noise
levels generated by project-related construction activities shall not exceed 60 decibels
(dB) Leq within any area containing an occupied nest or, if no occupied nest exists,
within the area occupied by a potential breeding pair, in order to prevent construction
12
noise from negatively impacting breeding success, Where the ambient noise level is
greater than 60 dBI Leq, the ambient noise level shall not be exceeded as a result of
project-related construction, If an occupied nest or potential breeding pair is identified
during a pre-construction survey, noise mitigation techniques, such temporary noise walls
or berms or modifications to construction activities, deemed necessary to attenuate
construction noise levels to 60 dBI Leq or less, shall be formulated by a qualified
biologist and qualified acoustician, shall be implemented during breeding season. The
qualified acoustician shall monitor the success of any noise attenuation measures that are
implemented; where a violation of the noise level limit is identified, the acoustician shall
immediately notify the Environmental Review Coordinator so that construction activities
can be halted or reduced to avoid further exceedances of the limit until sufficient alternate
or modified noise attenuation measures, if any, can be implemented.
Aesthetics
23. The applicant shall install lighting as illustrated on the lighting plan prepared by
Spaulding Lighting, dated December 14, 2002. Project lighting shall be consistent with
the City of Chula Vista lighting regulations (Section 17.28 of the CVMe) and shall not
spill onto neighboring residential properties,
G. Consultation
1. Individuals and Organizations
City ofChula Vista:
Marilyn Ponseggi, Planning and Building
Paul Hellman, Planning and Building
Alex Al-Agha, Engineering
Frank Rivera, Public Works Department-Engineering Division
JeffMoneda, Engineering
Muna Cuthbert, Engineering
Sylvester Evetovich, Engineering
Majed Al-Ghafry, Engineering
Bill Ullrich, Public Works Department-Operations Division
Raymond Pe, Community Development
Ben Guerrero, Community Development
2. Docwnents
City ofChula Vista General Plan, 1989
Title 19, Chula Vista Municipal Code
3. Initial Studv
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 Mitigated Negative Declaration, The report reflects the independent judgement
13
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. Ponseggi
Environmental Review Coordinator
14
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CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT KNOWLTON REALTY ADVISORS, LLC, PROJECT DESCRIPTION:
C) APPlICAtfr. OTAY MESA VENTURES I, LLC,
PROJECT NORTH OF MAIN STREET BETWEEN Request: Proposal to create 11 lots for auto mall expansion
ADDRESS: BRANDYWINE AV. AND MAXWELL RD, on approximate 38.75 acres. The development will consist
of: 11 new auto related buildings for total of 158,400
SCALE: FILE NUMBER: square feet.
NORTH No Scale IS-02-006 Related Case: PCM-02-04
C:IDAIFILEllocatorsIIS02006,cdr 01/21/03
ENVIRONMENTAL CHECKLIST FORM
1. Name of Proponent: Knowlton Realty Advisors
2. Lead Agency Name and Address: City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Nnmber of Proponent: 1445 Canterbury Drive
Salt Lake City, Utah 84108
Altn: Hooper Knowlton III
Phone: (801) 582-5347
Fax: (801) 583-8939
4. Name of Proposal: Anto Park North Specific Plan
5. Date of Checklist: April 10, 2003
Project Description
The Auto Park North Specific Plan is a proposal to develop the property at 4826 Main Street in the
southeastern portion of the City of Chula Vista, The site currently consists of graded and terraced pads, a
berm along the northern boundary, and one paved access road that currently serves as a temporary automobile
storage facility, The 38,86 acre project site was fonnerly an animal rendering facility and liquid waste
management operation that was closed in the early 1980s. A discussion ofthe land use history of the Project
site is included in the Environmental Checklist Fonn,
The main access to the Project site is fom Main Street with two secondary access points of ingress and egress
at Roma Court and Delniso Court, The intersection of Main Street at Roma Court would be the main Auto
Park North entry drive and focal point for this Project Traffic lights are planned for both Roma Court and
Delniso Court to regulate the flow of project traffic to and fom Main Street
PoteutiaÐy
PotentiaUy Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
I. LAND USE AND PLANNING. Would
the proposal:
a) Conflict with general plan designation 0 0 0 I8J
or zoning?
b) Conflict with applicable 0 0 0 I8J
environmental plans or policies
adopted by agencies with jurisdiction
over the Project?
I
c) Affect agricultural resources or 0 0 0 ø
operations (e,g" impacts to soils or
farmlands, or impacts from
incompatible land uses)?
d) Disrupt or divide the physical 0 0 0 ø
arrangement of an established
community (including a low-income
or minority community)?
Comments:
a) The Project would not conflict with the City of Chula Vista's General Plan designation or zoning
designation, The property is designated in the Chula Vista General Plan as Limited Industrial, and
has a zoning designation of Industrial. The Industrial Zone allows the sale of large scale or bulky
items such as automobiles, The Project would include auto dealership/auto inventory facilities,
customer parking, and auto-related uses. These uses would be compatible with the land use
designation and with uses in the surrounding area, which are oriented to commercial and light
industrial uses, The existing Chula Vista Auto Mall is located in the Industrial Zone, just to the
west of the project site on the south side of Main Street The Auto Park North Specific Plan calls
for automobile sales and related uses consistent with the project plans,
Two development options are proposed, The Specific Plan identifies II lots to be created on the
property in Option 1. Under Option 1, Lot 1 would be for an auto dealership with associated
vehicle parking, a showroom, offices, and service bays, Lot 2 would be for excess inventory
parking. Lots 3 through 7 would be for auto-related uses, and each lot would contain a small
building and associated parking, Lots 8 and 9 would be designated for inventory parking. Lots 10
and 11 would each contain an automobile dealership with vehicle parking, a showroom, offices,
and service bays, Specific businesses that would use these lots would be determined later in the
planning process from a list of approved uses, Table 1 outlines the relevant project data for these
lots using Option 1.
Table 1
Proposed Specific Plan Uses
Option 1
Lot Gross Bldg. Sq. Parking Proposed Uses
Number Acrea~e Ft. Spaces
Lot 1 4A1 25,650 322 Auto dealership with service department and inventory &
customer parking
Lot 2 5,0 None 428 Inventory parking
Lot 3 2A 16,100 50 Auto related commercial/retail
Lot 4 L26 11,250 39 Auto related commercial/retail
Lot 5 L26 10.500 39 Auto related commercial/retail
Lot 6 L24 8,250 36 Auto related commercial/retail
Lot 7 235 12,650 56 Auto related commercial/retail
Lot 8 2,38 None 340 Inventory parking
Lot 9 L89 None 236 Inventory parking
Lot 10 6,67 39,800 468 Auto dealership with service department and inventory &
customer Darking.
Lot 11 6A5 34.200 456 Auto dealership with service department and inventory &
customer oarkio!!.
Total 35.31 158,400 2,470
2
Under Option 2, Lot I would be used for an auto dealership with associated vehicle parking, a
showroom, offices, and service bays, Lot 2 would be for excess inventory parking. Lot 3 would
be for auto-related uses, with one large building covering much of the lot, and with associated
parking, Lots 4 and 5 would be designated for inventory parking, Lots 6 and 7 would each
contain an automobile dealership with vehicle parking, a showroom, offices, and service bays,
Specific businesses that would use these lots would be determined from the list of approved uses
later in the planning process, Table 2 outlines the relevant project data for these lots under Option
2.
Table 2
Proposed Specific Plan Uses
Option 2
Lot Gross Bldg. Sq. Parking Proposed Uses
Number Acreage Ft. Spaces
Lot 1 4Al 25,650 322 Auto dealership with service department and inventory &
customer narkin~
Lot 2 5,0 None 428 Inventory parking
Lot 3 8A9 93.450 205 Auto related commercial/retail
Lot 4 D8 None 340 Inventory parking
Lot 5 L89 None 236 Inventory parking
Lot 6 6,67 39,800 468 Auto dealership with service department and inventory &
customer narkin!!
Lot 7 6A5 34,200 458 Auto dealership with service department and inventory &
customer narkin!!
Total 35.29 193,100 2,457
As the Project is compatible with the City of Chula Vista General Plan and Zoning Ordinance,
there would be no conflicts with the General Plan or zoning designation from the proposed use.
b) The Project would not conflict with applicable environmental plans or policies adopted by agencies
with jurisdiction over the Project Among the plans and policies reviewed were the City of Chula
Vista General Plan (1995), the City ofChula Vista Redevelopment Plan for the Otay Valley Road
Redevelopment Project Area (1985), and the Otay River Valley Regional Park Concept Plan
(2001).
Chula Vista General Plan (1995)
The Project is consistent with the Land Use Element of the Chula Vista General Plan because it
would provide auto dealership development to support the economic base of the city (Goal I,
Objective I - Identify potential areas for location of new light manufacturing and businesses and
facilitate their development; Goal I , Objective 4 - Continue the orderly industrial redevelopment
of the Otay Valley Road area). The Project site and surrounding areas are also identified as the
Otay Mesa Industrial Park in the Land Use Element
In regard to the Circulation Element, the Project site fronts on Main Street, designated as a Six-
Lane Prime Arterial on the City of Chula Vista Circulation Element map. Major improvements
have been made to this portion of Otay Valley Road, from the Interstate 805 (1-805) interchange
eastward past the Project site. Therefore, the Project is consistent with the Circulation Element
because improvements to this street, which provides primary site access, have substantially been
completed, and any future improvements needed as a result of this Project would be completed as
a condition of Project approvaL
3
The Project was reviewed for consistency with the Eastern Territories Area Plan and no conflicts
were identified, The plan inventoried 222 acres of existing industrial uses and 819 acres of
planned industrial uses within the 37,600-acre planning area, The Project would support future
industrial uses on this 38-acre parcel that are consistent with the plan,
City of Chula Vista Redevelopment Plan for the Otay Valley Road Redevelopment Project
Area (1985)
The Project is located in the Otay Valley Road Redevelopment Project Area (OVRRPA), which
establishes goals, policies, and objectives intended to eliminate blight and provide for orderly
growth, conservation, amenities, and economic development in the Otay Valley Road area. The
plan sets urban design standards for the OVRRPA, as well as specific land use goals that are
supportive of industrial uses. These uses include light manufacturing, warehouses, distribution
centers, research institutions, and product development plants. All land uses permitted in the I-L
Limited Industrial zone are permitted in the OVRRPA,
The Project is consistent with the OVRRPA because it proposes uses that are consistent with the
General Plan, zoning classifications, and with the OVRRPA plan that allows for these uses in this
area.
Otay Valley Regional Park Concept Plan
The Project would not impact recreational parks, plans, or programs because the project site is
currently vacant and zoned for industrial use, No significant impacts to the Otay Valley Regional
Park Concept Plan or to park plans or programs have been identified, as the site is located to the
north of the park across Main Street.
Multiple Species Conservation Plan (MSCP)
The project site located on the north side of Main Street approximately 700 feet away from the
MSCP preserve area located south of Main Street. The project would not impact the MSCP
preserve.
c) The Project would not affect agricultural resources or operations because the property is vacant
land, has been previously graded, and was used for industrial purposes as an animal rendering and
hazardous waste facility between 1947 and 1981. As a part of the site remediation effort,
described in detail below, the contents of the former Class I hazardous waste ponds were removed
from the site and were disposed at an approved Class I facility. Subsequent to their removal, the
property was graded and the underlying soils were redeposited into an on-site, clay-lined,
hazardous waste cell in the northwest corner of the property to remediate the impacts of the soils
by the hazardous waste ponds. There are no present agricultural uses on the site and no
agricultural uses have been identified in the immediate vicinity of the Project site that would be
affected by this Project. Additionally, the property is zoned for industrial uses, not agricultural
uses,
d) The Project would not disrupt or divide the physical arrangement of the surrounding community
because the proposed use is compatible with the surrounding area, Existing uses are primarily
light industrial or commercial, including properties immediately adjacent to the east and to the
west There is a proposal for an automobile dealership on the property directly south of the
Project site across Otay Valley Road, a use similar to the proposed use and to the two auto
4
dealerships farther to the west Other nearby uses include light industrial buildings to the west and
east, a private landfill operated by Allied Industries to the northeast, and other land zoned as
industrial in the vicinity. The City of Chula Vista has constructed a Public Works facility on
industrial land adjacent to the Project site, Therefore, because of the existing and developing
adjacent industrial uses, there would be no impacts from the proposed auto dealerships.
Potentially
Potentially Signifkllot UnLess Less than No
Significant Impact Mitigated Significant Impact Impact
II, POPULATION AND HOUSING.
Would the proposal:
a) Cumulatively exceed official regional 0 0 0 ¡;
or local population Projections?
b) Induce substantial growth in an area 0 0 0 ¡;
either directly or indirectly (e,g.,
through Projects in an undeveloped
area or extension of major
infrastructure)?
c) Displace existing housing, especially 0 0 0 ¡;
affordable housing?
Comments:
a) The Project would not exceed official regional or local population projections, Growth forecast
information predicts that there would be approximately 14,258 housing units built in the City of
Chula Vista between 2000 and 2005 (Chula Vista 2000) to accommodate population expansion.
Therefore, it is anticipated that the expanding local labor force would fill jobs resulting from the
proposed use, The Project would not directly affect regional and local populations because the
Project would create industry-related development and does not propose to construct residential
development Indirect impacts from the creation of new jobs would not exceed the local growth
forecasts or expansion already planned through the construction of new housing developments,
b) The Project would not induce significant growth in the region because the local area is already
developed with commercial and industrial uses. To the east and west of the Project site, industrial
areas already exist Two auto dealerships are southwest and another is planned directly south of
the Project site, which are uses similar to the proposed Project The Project is not planned in an
undeveloped region nor is it an unproportionately large development compared to surrounding
development New roadways that could indirectly facilitate additional growth would not be
created as a result of the Project, as the proposed driveways are completely self-serving to the
Project
c) The Project would not displace existing housing, affordable or otherwise, because the Project site
is currently vacant and has been previously used for heavy industrial purposes, Therefore, the
Project does not necessitate the construction of new or replacement homes elsewhere, There are
no existing residential uses on the Project site, and the area is zoned by the City ofChula Vista for
general industrial use.
Potentially
Potentially Significant Unless Less than No
III. GEOPHYSICAL. Would the proposal Significant Impact Mitigated Significant Impact Impact
result in or expose people to potential
impacts involving:
5
a) Unstable earth conditions or changes 0 0 I!I 0
in geologic substructures?
b) Disruptions, displacements, 0 I!I 0 0
compaction or overcovering of the
soil?
c) Change in topography or ground 0 0 I!I 0
surface relief features?
d) The destruction, covering or 0 0 I!I 0
modification of any unique geologic
or physical features?
e) Any increase in wind or water 0 I!I 0 0
erosion of soils, either on or off the
site?
t) Changes in deposition or erosion of 0 0 I!I 0
beach sands, 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 0 0 I!I 0
geologic hazards such as
earthquakes, landslides, mud slides,
ground failure, or similar hazards?
Comments:
a) The Project would not significantly expose people to unstable earth conditions or changes in
geologic conditions. The Project site is located in an area generally consisting of Salinas Clay loam
and Linne Clay loam soils, Salinas Clay loam, located on 2 to 9 percent slopes, is found throughout
the entire southern half and portions of the northern half of the Project site, Linne Clay loam soil,
generally on 9 to 30 percent slopes, is located in the northern portion of the site, mainly in the
northeast comer (USDA 1973). The Project site was graded to considerable depth in 1982 to deal
with on-site contaminated soils. The site was subsequently graded and terraced by a previous
property owner in the 1980s after the soil remediation efforts, therefore minimal on-site grading
would be required for the Project (see preliminary grading plan by Partners Planning and
Engineering on file with the City of Chula Vista Planning and Building Department), The
preliminary grading plan calls for a balanced cut and filL The estimated volume of soil to be moved
during grading is anticipated to be 126,900 cubic yards; the objective is to balance the overall site
grading. As a result, the geologic substructures of the site would not be substantially changed or
altered.
b) The Project would not significantly disrupt, displace, compact, or overcover the soil on the Project
site, The majority of the site has previously been disrupted by land altering activities. The site
was then extensively covered with fill and formed into a series of terraces, The current layout of
the Project site has been incorporated into the Project design, Therefore, the Project would
require only minimal site work,
Grading and earthwork may encounter expansive and compressible soils that exist on-site. Where
improvements are planned in these areas, remedial grading measures would be necessary to reduce
6
the potential for expansion during or after the construction process. CompressibIe soiIs include
topsoil, alluvium, and residual soils that are subject to settIement under increased loads or due to
increased moisture, These materials should be removed and replaced as compacted fill in areas that
would be subject to new fill or structural loads, Petra Geotechnical (2002) completed a geotechnical
due diligence investigation of the Project site that discussed recommended removals, potential for
settlement, and expansion potentiaL Removals of 2 to 5 feet of expansive soil may be required in
some isolated areas to accommodate building structures; however, overexcavation will not be
required for paved areas. Petra GeotechnicaI detennined that future settlement of site soils is not
expected to exceed 1,2 inches during the next 100 years. Differential settlement is not expected to
exceed 0.5 inch over a horizontal distance of 30 feet Petra Geotechnical recommended that
overexcavation be used to mitigate the cut/fill transition for buildings constructed in the northeast
quadrant of the Project site, Petra Geotechnical detennined that the expansion potential of near
surface soils is low to medium and is not expected to adversely impact the proposed development
The waste cell parcel is composed of engineered fill soiL The waste cell parcel would be graded in
order to accommodate a dealer inventory parking lot No buildings or other structures would be
constructed on top of the waste celL A mitigation measure requires that grading of the waste cell
parcel be perfonned in accordance with the grading guidelines ofthe RWQCB. Compliance with the
RWQCB grading guidelines would reduce grading impacts associated with the grading ofthe waste
cell parcel to a level ofless than significant
c) The Project would have a less than significant impact on topography or ground surface relief
features, The existing terraces on the site have been incorporated into the Project design.
Construction of the Project would have minimal impact on topography and ground surface relief
features of the Project site because grading would occur in already disturbed areas. The Project
site is situated at the base of a steep slope on the northern border. Though the northern Project site
property line is located part way up the slope, the Project has been designed to avoid altering the
slope,
d) The Project would not impact any unique geological or physical features, The Project site does
not contain any unique geologic or physical features because nearly the entire area has been
previously graded or excavated and covered with filL
e) The Project would have a less than significant impact on wind or water erosion, both on- and off-
site, Salinas Clay loam soils have a slight to moderate erosion hazard, and erosion hazard for
Linne Clay loam soil is moderate to slight (USDA 1973), Currently, the majority of the Project
site is very sparsely vegetated with large areas of bare soil that are subject to the erosion. All
areas of the Project site that are currently unpaved would be paved or landscaped. The surrounding
lands are developed and the slope to the north would remain unchanged,
The Project could have a potentially significant effect on on-site or off-site erosion, However, the
Project would be subject to the requirements of the National Pollutant Discharge Elimination
System (NPDES), and the applicant would be required to obtain a General Construction Storm
Water Permit from the RWQCB for the construction process, The permit includes provisions for
minimizing off-site erosion and sediment trànsport that could result in significant impacts during
construction, Implementation of a Stormwater Pollution Prevention Plan (SWPPP) using Best
Management Practices (BMPs) would be required prior to construction of the Project This is
discussed in more detail in Section IV,
Paving of the waste cell will reduce the precipitation infiltration into the waste cell, which reduces
the potential for leachate releases to groundwater. The paving could potentially increase the
7
precipitation runoff the waste cell slopes, causing erosion, but proper drainage design will prevent
this.
The postc1osure management of the waste cell parcel is governed by Waste Discharge
Requirements (WDRs) that were issued by the RWQCB in Order 97-40, The WDRs state that any
modifications of the waste cell must be reviewed and approved by the RWQCB prior to
construction. The RWQCB review and approval process is primarily concerned with maintaining
the integrity of the waste cell and ensuring that modifications to the waste cell do not cause a
release from the waste cell. Use of landfills as paved parking lots has been done widely in
California and is generally acceptable to the RWQCB.
Furthermore, the waste cell is currently managed under an industrial NPDES permit and SWPPP,
in accordance with a requirement in the WDRs. The current owner is maintaining/following that
SWPPP. If the waste cell is developed as parking, then the industrial SWPPP shall be updated at
that time.
t) The Project would not significantly impact deposition or erosion of beach sands, or changes in
siltation, deposition, or erosion that could modify the channel or bed of any water resource. The
Project is not near beach areas and would therefore have no impact on the deposition or erosion of
beach sand, The Otay River is located approximately 0.25 mile south of the Project site. Runoff
would be directed to appropriate drainage facilities and would not carry sediment to the Otay
River. Additionally, as discussed above, a SWPPP would be prepared prior to implementation of
the Project to control erosion and runoff during construction, and BMPs will be incorporated into
the final design in accordance with current storm water regulations.
g) The IT Corporation prepared a report for the Project site entitled A Draft Geologic Investigation
Reportfor the Auto Park Way Commerce Center (July 2001) that is on file with the City Of Chula
Vista. In regard to the potential for faulting and seismicity on the property, a review of the
geological literature indicates that a strand of the La N acion fault is located approximately 600 feet
west of the site, The surface trace of the fault is beneath and parallel to Brandywine Road, The
fault strikes north to northwest and dips steeply to the west. This high angle normal fault, with
down to the west movement has been documented to have had no movement in the last 12,000
years.
Geocon (1986) reports a steeply dipping, north-south trending fault in an existing cut slope in the
northwest corner of the site, Geocon believed that this fault was a secondary feature of the La
Nacion fault zone, They considered the feature to be relatively minor, given that the remnant
deposits of the San Diego Formation that cap the hilltops to the north do not exhibit a significant
elevation change with the contact of the underlying Otay Formation. The fault hazards with
respect to surface rupture are judged to be extremely low on the Project site.
Potential peak ground acceleration is estimated to be OA to O.5g for the maximum credible
earthquake of magnitude 7,0 along the Newport-Inglewood-Rose Canyon fault zone, located about
10 miles west of the site, A maximum credible earthquake on the La Nacion fault system of
magnitude 6,5 under Brandywine Road may be expected to produce ground accelerations of about
0,52g, The probability of a seismic event of this magnitude on the La Nacion fault zone during
the lifetime of the Project is considered remote, since the fault is not known to offset Holocene
sediment (Hart 1974). The degree of seismic risk is considered to be comparable to that for other
sites within the area,
8
Liquefaction potential of the formational material on-site is very low and does not represent a
significant geological hazard because of the high density and gradation of the soils underlying the
site, As a result, there would be less than significant liquefaction impacts on the Project site.
Potentially
Potentially SignificaDtUnless Less than No
Significant Impact Mitigated Significant Impact Impact
IV. WATER. Would the proposal result in.'
a) Changes in absorption rates, 0 t8 0 0
drainage patterns, or the rate and
amount of surface runoff?
b) Exposure of people or property to 0 0 0 t8
water related hazards such as
flooding or tidal waves?
c) Discharge into surface waters or 0 t8 0 0
other alteration of surface water
quality (e.g., temperature, dissolved
oxygen or turbidity)?
d) Changes in the amount of surface 0 0 0 t8
water in any water body?
e) Changes in currents, or the course of 0 0 0 t8
direction of water movements, in
either marine or fresh waters?
t) Change in the quantity of ground 0 0 0 t8
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 0 0 0 t8
groundwater?
h) Impacts to groundwater quality? 0 0 iii 0
i) Alterations to the course or flow of 0 0 0 iii
floodwaters?
j) Substantial reduction in the amount 0 0 0 iii
of water otherwise available for
public water supplies?
Comments:
a) The Project would result in changes to absorption rates, drainage patterns, and the
rate and amount of surface runoff. Additional impervious surfaces would be
constructed on the Project site in the form of parking lots and buildings that would
change absorption rates, but the Project site would be landscaped, and absorption of
rainfall runoff would continue in the landscaped areas, Drainage patterns would be
altered during site development, but drainage improvements would be required by
9
the City of Chula Vista to address both on-site and off-site runoff The rate of runoff
may increase slightly because of the addition of impervious surfaces, but the increase
would be minor and would be controlled by appropriate drainage facilities.
Moreover, per the requirements of the NPDES, a SWPPP would be prepared prior to
implementation of the ProjecL Additionally, BMPs would be incorporated into the
design to control the rate and amount of runoff from the Project site. Approximately
82 percent of the site would contain the proposed new facilities,
b) The Project would not expose people or property to water-related hazards, such as
flooding or tidal waves, because no increased flooding would result from the ProjecL
The rate and amount of runoff may slightly increased due to the addition of
impervious surfaces on the site; however, this increase would be minor and would be
controlled by appropriate drainage facilities, including BMPs as needed, The site is
not near the coastline, so there would be no threat from tidal waves that may be
generated from offshore sources. The Project site is not within the lOO-year
floodplain of any drainage.
c) The Project would not discharge into surface waters or alter surface water quality
since appropriate storm drain facilities would be required, and BMPs would be
implemented pursuant to the SWPPP that would be prepared for the Project site.
This could include the installation of biofilters and stormwater pollution drainage
units as needed,
Additionally. recent regulations of the RWQCB and the City ofChula Vista mandate
implementation of measures during design and after construction to reduce the type
and amount of runoff from development areas, Both Source Control and Structural
BMPs can be adopted, Source Control BMPs that could be implemented include (I)
control and eliminate non-storm water discharges to drains, which reduces the
potential for on-site, non-storm water discharges; (2) minimize outdoor
loading/unloading of materials, which reduces the discharge of pollutants to
stormwater;and (3) provide building and ground maintenance, which reduces
discharges of pollutants by using small amounts of water for daily operations,
Structural BMPs that can be implemented for the Project include the use of on-site
biofilters and storm water pollution units. Biofilters consist of vegetated swales
constructed at the inside of curbed areas along road and parking lot edges, and next
to property and lot boundaries. From the biofilters, storm water can then be directed
to ~n underground storm drain system or may continue on to detention basins, The
Project would implement BMPs to comply with the new City of Chula Vista
Stormwater Management Plan that would include on-site biofilters and storm water
pollution units,
d) The Project would not result in changes in the amount of surface water in any water
body because appropriate storm drain facilities would be constructed such that
velocities of storm water runoff would remain relatively the same as at presenL
e) The Project would not result in any changes in currents, or alter the course or
direction of water movements in either fresh or marine waters because appropriate
storm drain facilities would be constructed such that velocities of storm water runoff
would remain relatively the same as at present
10
t) No change in the quantity of groundwater would occur as a result of the Project
because the Project would be connected with the Chula Vista water supply and would
not use groundwater.
g) There would be no impacts to the direction or rate of flow of groundwater due to the
Project because the Project would use the local imported water supply.
h) In terms of groundwater quality, the previous use of the site, that of an animal
rendering and hazardous waste operation, has been shown to have already altered
existing groundwater quality, Both on- and off-site groundwater have been impacted
by previous site uses, Remediation efforts began at the site in 1982. Groundwater
conditions continue to be monitored per the RWQCB. The lead agency for this issue
is the RWQCB. A study conducted by Risk-Based Decisions (1996) concluded that use
of the site for light industrial or commercial purposes would not pose an unacceptab1e
human health risk and that deve10pment could proceed while monitoring continues
(DTSC 1996}
i) The Project would not alter the course or flow of floodwaters because appropriate
stOrn1 drain facilities would be constructed such that stOrn1 water runoff velocities
should remain relatively the same as at present The Project site is not within the
I DO-year floodplain of any drainages.
j) The Project would not result in a substantial reduction in the amount of water that
would otherwise be available for public water supplies because the Project would use
the locally imported water supp1y that is available to all users in the region,
PotentiaUy
Potentially Significant Less than
Signmcant Unless Significant No
Impact Mitigated Impact Impact
V. AIR QUALITY, Would the proposal:
a) Violate any air quality standard or 0 IS! 0 0
contribute to an existing or Projected air
quality violation?
b) Expose sensitive receptors to pollutants? 0 0 IS! 0
c) Alter air movement, moisture, or 0 0 0 IS!
temperature, or cause any change in
climate, either locally or regionally?
d) Create objectionable odors? 0 0 IS! 0
e) Create a substantial increase in 0 0 IS! 0
stationary or non-stationary sources of
air emissions or the deterioration of
ambient air quality?
Comments:
The Project is located within the San Diego Air Basin (SDAB), The SDAB is "in
attainment" for all federal criteria pollutant standards except ozone (03), The SDAB is
11
"in attainment" for all state criteria pollutant standards except 03 and fine particulate
matter (PMIO),
a) The San Diego Air Pollution Control District (APCD) is the agency responsible for
the administration of federal and state air quality laws, The APCD does not have
quantitative emissions limits designating significant impacts for construction
activities, nor for long-term emissions that may result from increased vehicle use. In
this analysis, evaluation methods from the South Coast Air Quality Management
District (SCAQMD) California Environmental Quality Act (CEQA) Air Quality
Handbook were used, Use of this handbook is accepted throughout California.
SCAQMD screening thresholds for significant construction air quality impacts would
not be exceeded. Grading for the proposed project is expected to last approximately 6
months. Grading would result in gaseous and particulate emissions from construction
equipment engine exhausts and fugitive dust emissions generated from earth-moving
activities. The primary source of air pollutants during construction would be the
engine exhaust from construction equipment. The operation of construction
equipment would result in emissions of CO, Nox, VOC, oxides of sui fer (SOx) and
PMIO, Construction emissions for the project have been evaluated in a report
prepared by EDAW, dated March 7,2003, Construction emissions were evaluated
by the use of factors and methods from the CARB emissions program URBIMIS
200 I, The results of the calculations for the project indicate that significance
thresholds would not be exceeded for construction related impacts,
The primary source of ongoing operation air pollutant emissions for the project is
from vehicle exhaust emissions. Vehicles and automobiles represent over 60 percent
of air pollutant emissions, URBIMIS 2001 was used to estimate operational (long
term) emissions based on area -source and mobile-source emissions. The following
table demonstrates that the project does not exceed operational thresholds of
significance,
Table 3
Operations Emissions from Project - Lbs. per day
Reactive Fine
Carbon Oxides of Organic Particulate
Monoxide Nitrogen Compounds Matter
Source (CO) (NOx) (ROC) (PM¡o)
Operation 437,80 48.00 47.35 19,89
Emissions
SCAQMD 550 55 55 150
Thresholds
The above table demonstrates that the operational emissions of the project do not
exceed threshold standards, and are, therefore, not significant. The proposed project is
located within the Otay Valley Road Redevelopment Area which identifies similar land
uses for the areas surrounding the project site, The only known project identified in the
vicinity of the Auto Park North site is the Chula Vista Auto Center, another auto-
related use that is proposed to the south of the project site, Both projects have been
identified in the Five-Year Implementation Plan for the area as well as applicable
environmental reviews, As these projects are included in the City's Genera] Plan, they
are included in the SANDAG projections for the region, which are included in the
APCD's air quality projections and evaluations, Additionally, other proj ects have been
12
developed in the Otay Valley Road Redeve10pment Area, including the industrial parks
to the east and west of the site, in accordance with the requirements of the City Of
Chula Vista, As a result, the proposed project will not result in cumulatively
considerable impacts on regional air quality.
All industry that occupies the proposed auto dealerships is subject to the rules,
regulations, and permitting procedures of the APCD, Any industry releasing toxic air
pollutants would be required to meet all regulations and standards of the APCD
concerning toxic emissions, Short-term air quality impacts could occur during the
construction phase but would be temporary and would cease upon Project
completion. Measures to mitigate short-term air quality construction impacts are
provided in Section XIX of this Environmental Checklist Form,
b) The Project would not significantly expose sensitive receptors to pollutants. The
surrounding land uses are mainly industrial parks. The nearest sensitive receptor is a
residential neighborhood located north of the Project site at the top of a 40-foot-high
slope, approximately 300 feet away, All future industrial uses on the Project site will
be subject to regulations concerning pollutants, In addition, auto dealerships would
not have toxic emissions other than gas and oiL
c) The Project would not alter air movement, moisture, temperature, or climate
conditions because the Project is not of the magnitude necessary to result in such
meteorological alterations, The surrounding area is already developed with similar
structures and all structures resulting from the Project would be constructed in
acc8rdance with the City regulations concerning height.
d) Potential odors generated by the Project would be limited to construction and/or
vehicular sources such as dust and exhausL Because the site has previously been
used for operations that generated strong odors, residential neighborhoods in the area
were built in a manner limiting their exposure to the odors by providing setbacks
from the slope to limit direct exposure to odors. Auto dealerships would not have
sources of significant odors,
e) The Project would not result in a significant increase in stationary or nonstationary
sources of air emissions or the deterioration of ambient air quality. Please see
comments for subsection (a) above.
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
VI. TRANSPORT A TION/CIRCULA TION.
Would the proposal result in:
a) Increased vehicle trips or traffic 0 I!I 0 0
congestion?
b) Hazards to safety from design features 0 I!I 0 0
(e.g., sharp curves or dangerous
intersections) or incompatible uses
(e,g" farm equipment)?
c) Inadequate emergency access or access 0 0 0 I!I
to nearby uses?
13
d) Insufficient parking capacity on-site or 0 0 0 IiII
off-site?
e) Hazards or barriers for pedestrians or 0 0 0 IiII
bicyclists?
f) Conflicts with adopted policies 0 0 0 IiII
supporting alternative transportation
(e.g" bus turnouts, bicycle racks)?
g) Rail, waterborne or air traffic impacts? 0 0 0 IiII
h) A "large Project" under the Congestion 0 IiII 0 0
Management Program? (An equivalent
of 2400 or more average daily vehicle
trips or 200 or more peak-hour vehicle
trips,)
Comments:
Linscott, Law, and Greenspan (LL&G) prepared the traffic analysis for the Project
site, dated December 2002, The LL&G report is available at the City of Chula Vista
for review,
a) Roadways studied as a part of the traffic analysis that would be directly affected by
the Project include I-80S, Main Street, and Brandywine A venue. I-80S is an eight-
lane freeway that generally runs in a north-south direction. A full interchange is
provided at Otay Valley Road in the Project area, Main Street is a Six-Lane Prime
Arterial in the City of Chula Vista Circulation Element and generally runs east to
west. From I-80S east to Brandywine Avenue, Main Street is a six-lane undivided
roadway, while east of Brandywine it is a six-lane divided roadway. Brandywine
A venue is an unclassified four-lane roadway immediately west of the Project area
that runs in a north-south direction, Delniso Court and Roma Court are on-site
unclassified roadways; both of these roads are partially constructed on the Project
site,
Existing Traffic Volumes
The Project site was analyzed during the weekday AM and PM peak hours using trip
generation rates obtained from the SANDAG Trip Generation Guide (April 2002) for
the auto sales (dealer and repair), auto repair center, and standard commercial office
for the small industrial building proposed on the site,
The Project is calculated to generate 8,294 ADT, with 365 inbound/124 outbound
trips during the AM peak hour and 270 inbound/458 outbound during the PM peak
hour,
14
Table 4
Existing Daily Traffic Volumes
Auto Park North Specific Plan
Street Segment Year 24-Hour Volume (ADT)
Interstate 80S
Orange A venue to Olay Valley Road 1999 139,700
Otav Valley Road to Palm Avenue 1999 135,600
Main Street
Hilltop Drive to Melrose A venue 2001 27,500
1,805 to Oleander Avenue 2001 24,300
Oleander A venue to Brandywine A venue 1999 18.300
Brandywine A venue to Heritage Road 2001 13,100
Brandywine Avenue
Sequoia Avenue to atay Valley Road 1999 4,700 (e)
Source: Caltrans/City of Chula Vista Count Records.
(e) = Estimated volume based on the relationship of peak hour counts to known ADT
Intersection Analysis Methodology
Five intersections and several street and freeway segments within or near the Project
area were analyzed to determine potential impacts of the Project Different
methodologies were used to analyze signalized intersections, unsignalized
intersections, street segments, and freeways as discussed below. LOS is a measure
used to describe the conditions of traffic flow, and range from LOS A through LOS
F LOS A represents the best-case conditions, and LOS F represents the worst case,
Signalized intersections were analyzed for AM and PM peak hours by determining
the average delay per vehicle entering the intersection, Unsignalized intersections
were analyzed by determining the delay and LOS based on Chapter 17 of the
Caltrans Highway Capacity Manual (HCM 2000), Street segments were analyzed at
buildout by comparing buildout ADT to the City of Chula Vista Roadway Capacity
Standards table. The freeway segment LOS was determined based on a Caltrans
District II HCM method,
All signalized intersections are currently operating at LOS D or better during the AM
and PM peak hours and would remain at LOS D or better under the Existing +
Project scenario, with the exception of the southbound on-ramp at 1-805, which
would become LOS E in the PM peak hour. The Existing + Project + Cumulative
Projects scenario LOS would remain LOS E at the southbound on-ramps at 1-805 in
the PM peak hour, while the northbound on-ramps at 1-805 would result in LOS D in
the PM peak hour under the same scenario,
Based on the traffic analysis, a significant impact (LOS F) is calculated at the
existing unsignalized intersections at Delniso Court/Main Street and Roma
Court/Main Street These intersections would fail without the installation of traffic
signals. A mitigation measure requires the signalization of these intersections. These
intersections would operate at an LOS of B with signalization,
Based on the traffic analysis, a significant impact is calculated at the Main Street/I-
805 southbound ramps intersection during the PM peak hour, since LOS E is
projected to occur at this intersection. The improvement necessary to mitigate this
15
impact would be the provision of a second westbound left-turn lane on Main Street at
the I-80S southbound ramps, which would result in an acceptable LOS D. This action
is required as a traffic mitigation measure for the Project to reduce this significant
impact to below a level of significance, (Section XIX provides mitigation measures
required for the project)
b) The Project would not result in hazards to safety from design features, such as sharp
curves or dangerous intersections because the property fronts on a major roadway,
Main Street, which has been improved and has adequate sight distance in both
directions, The project traffic impact report identifies the need for a dedicated
westbound right turn lane serving the site, in order to address significant traffic
safety impacts associated with vehicles entering the site via driveways located on
Main Street The westbound turning lane would provide a slow down area for
vehicles entering the site from Main Street and would reduce impacts to less than
significant
c) The Project would not result in inadequate emergency access to nearby uses because
no emergency access would be affected by the implementation of this Project
Adequate on-site and off-site access for emergency vehicles currently exists at the
Project site, and no impacts would OCCUL
d) The Project would include on-site parking spaces for a maximum of 2,470 vehicles
under Option 1 and 2,457 vehicles under Option 2, most of which would
accommodate vehicle inventory, which is in compliance with City of Chula Vista
ordinances related to parking required for these uses, Thus, the Project would not
result in insufficient parking capacity on- or off-site, There would be no reduction in
on- or off-site parking spaces as a result of the proposed Project
e) The Project would not create hazards or barriers for pedestrians or bicyclists because
appropriate site entrances and exits are available at the site and would comply with
the City's Driveway Construction Permit Requirements,
t) The Project would not impact policies supporting alternative transportation, The
Project site is located along Main Street There is currently no bus route along this
road, The nearest bus route is located northwest of the site along a portion of
Brandywine A venue. Therefore, driveways into the Project site would not interfere
with bus turnouts or routes, No other alternative modes of transportation are in
proximity to the Project site.
g) The Project would not impact rail, waterborne, or air traffic, There are no railways in
proximity to the Project site, The nearest body of water that could accommodate
waterborne traffic is San Diego Bay, located approximately 35 miles west The
Project would not affect air traffic because all buildings would be constructed in
accordance with the height limit set by the zoning,
h) SANDAG's Congestion Management Program (CMP) requires an Enhanced CEQA
Review for all large Projects that are expected to generate more than 2,400 ADT or
more than 200 peak hour trips, Since the Project is calculated to generate traffic
above these thresholds, a CMP review is required for the Project
Per these guidelines, the following regionally significant arterial and freeway
16
segments were analyzed as required by the CMP: Main Street from 1-805 to Nirvana
A venue; 1-805 north of Main Street; and 1-805 south of Main Street
Main Street is calculated to operate at acceptable LOS D or better in both directions
during AM and PM peak hours with the Project and cumulative Project traffic
volumes, The freeway segments both north and south of Main Street are calculated
to operate at LOS C or better for all scenarios, No Project or cumulative Project
impacts are anticipated under the CMP,
PotentiaUy
PotentiaUy Significant Lessthau
Signmcant Unless Significant No
Impact Mitigated Impact hnpact
VII, BIOLOGICAL RESOURCES. Would the
proposal result in impacts to:
a) Endangered, sensitive species, species 0 [8 0 0
of concern or species that are candidates
for listing?
b) Locally designated species (e,g., 0 0 0 [8
heritage trees)?
c) Locally designated natural communities 0 0 0 [8
(e,g" oak forest, coastal habitat, etc,)?
d) Wetland habitat (e,g., marsh, riparian 0 0 0 [8
and vernal pool)?
e) Wildlife dispersal or migration 0 0 0 [8
corridors?
t) Affect regional habitat preservation 0 0 0 [8
planning efforts?
Comments:
a) No endangered or sensitive species, species of concern, or species that are candidates
for listing were detected on the Project site during a biological survey conducted by
EOA W San Oiego/KEA Environmental biologists in March 2001, The site consists
of previously graded soils and highly disturbed vegetation with a large percentage of
nonnative species present Additionally, no larval host plants of the Quino
checkerspot butterfly were observed on-site, and the species is not expected to occur.
The biological survey indicates potential coastal California gnatcatcher habitat just off
site to the north and northeast of the development The biological survey also
indicates that eucalyptus and other mature trees are present on the site, Although the
biological survey indicated that there were no nests on site, mature trees can serve as
nesting areas for raptors, The biological survey indicated that no gnatcatchers were
observed off-site in coastal sage scrub habitat areas located to the north and northeast
of the site. Mitigation measures have been outlined in Section XIX that address
potential impacts to raptors and gnatcatchers as a result of the project
b) No locally designated species, such as heritage trees, exist on the Project site, The
site is highly disturbed with limited native species present.
17
c) No locally designated natural habitats occur on the Project site, The vegetation
communities consist of Disturbed Habitat and Urban/Developed areas on the majority
of the Project site, The nearest native habitat is Diegan coastal sage scrub, located
adjacent to the property off-site to the northeast.
d) No wetland habitat occurs on the Project site. The site has been graded and padded
by previous owners, and no native habitat remains on the site.
e) No wildlife dispersal or migration corridors exist on the Project site. The area has
been completely disturbed and EDA W /KEA Environmental biologists noted no areas
suitable for wildlife corridors,
The Project would not affect regional wildlife planning efforts because no native habitat
would be affected and there are no sensitive plant or animal species that could be
impacted by the Project.
Potentially
Potentially Significant Less than
Significant Unless Significant N.
Impact Mitigated Impact Impact
VIII. ENERGY AND MINERAL
RESOURCES. Would the proposal:
a) Conflict with adopted energy D D D ~
conservation plans?
b) Use non-renewable resources in a D D D ~
wasteful and inefficient manner?
c) If the site is designated for mineral D D ~ D
resource protection, will this Project
impact this protection?
Comments:
a) The Project would not conflict with adopted energy conservation plans because it is
consistent with the measures set forth in the City of Chula Vista CO Reduction Plan
and adopted by the Chula Vista City Council on November 14, 2000 (Chula Vista
2000).
b) The Project would not use nonrenewable resources in a wasteful and inefficient
manner because the proposed use of the Project site would consume nonrenewable
resources in a manner consistent with other similar land uses.
c) The Project site is classified as a Mineral Resource Zone (MRZ) 2 area (State
Department of Conservation 1996), An MRZ2 zone is defined as an area where
adequate information indicates that significant mineral deposits are present, or where
it is judged that a high likelihood exists for their presence, This classification is
based on the potential for sand and gravel resources within the area, Because the
Project site is dominated by clayey soils and has previously been excavated and
filled, there is minimal potential for the property to produce significant sand or
gravel resources, No sand or gravel resources are known to exist on the Project site,
Mining of bentonite clay occurred in the general area in the past, but there is no
record of mining activity on the property (Weber 1963), Use of the Project site for
18
industrial purposes would not significantly impact mineral resources in the local area
or in the region,
Potentiall)·
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated lmpad Impact
IX. HAZARDS, Would the proposal involve,'
a) A risk of accidental explosion or release 0 0 0 iii
of hazardous substances (including, but
not limited to: petroleum products,
pesticides, chemicals or radiation)?
b) Possible interference with an emergency 0 0 0 iii
response plan or emergency evacuation
plan?
c) The creation of any health hazard or 0 0 iii 0
potential health hazard?
d) Exposure of people to existing sources 0 iii 0 0
of potential health hazards?
0 0 0 iii
e) Increased fire hazard in areas with
flammable brush, grass, or trees?
a) The Project would not result in a significant risk of explosions or release of
hazardous substances because all known existing hazardous materials located on the
Project site are enclosed in a clay-lined waste cell located in the northwest corner of
the site. On-going management and monitoring of the waste cell is performed by the
RWQCB pursuant to Order No. 87-141. (Waste Discharge Requirements for the
Omar Rendering Company Closed Class I Disposal Site, including Technical Change
Order No, 1, Monitoring and Reporting Program) and subsequent amendments
(RWQCB Order No, 97-40 - Waste Discharge Requirements for Closure and Post-
Closure Maintenance for the Class I Waste Management Containment Cell, Omar
Rendering Facility, Darling International, including the Monitoring and Reporting
Program 97-40). The WDRs include the following activities: (1) maintenance of the
waste cell, (2) NPDES storm water monitoring and reporting, and (3) groundwater
detection monitoring and reporting. A clean up and abatement order was issued for
the site by the RWQCB in March of 2003.
b) The Project would not interfere with an emergency response p1an or emergency
evacuation plan and no Project components would block or obstruct Main Street, which
is listed as a major disaster evacuation route (Chula Vista 1995}
c) The Project would not create a significant health hazard or potential health hazard.
Please see the discussion under Item (a) above.
d) The Project could result in the exposure of people to hazards due to the potential to
encounter impacted soils during grading of the site, Mitigation measures calling for a
soils management plan and confonnance with RWQCB grading guidelines have been
placed on the project
19
A site-specific human health risk assessment prepared by Risk-Based Decisions in
1996 concluded that the planned use of the site for light industrial purposes does not
pose an unacceptable human health risk and that development could proceed while
groundwater monitoring continued. Risk-Based Decisions determined that residual
soil and groundwater VOC impacts would not pose a significant vapor risk to site
occupants,
e) The Project would not increase fire hazards due to brush, trees, and shrubs, The site is
currently vacant and has been padded and graded to fonn industrial lots. On-site
landscaping is minimal and there is no present danger rrom fire hazards, Development
ofthe property for industrial use would not increase fire hazards because the site would
be landscaped and maintained to minimize the risk of a fire hazard,
Potentially
Potentially Significant Less than
Significant Unless Signmcant No
Impact Mitigated Impact Impact
X. NOISE. Would the proposal result in.'
a) Increases in existing noise levels? D D c;! D
b) Exposure of people to severe noise D D c;! D
levels?
Comments:
a) A noise study was prepared for the Project by EDA W, Inc" in December 2002 and
is available for review at the City Of Chula Vista, Noise levels were measured at
residences near the Project site to assess current sound levels, Nearest residences are
located in the Robinhood Ridge subdivision to the north. Nighttime and AM Peak
Hour noise measurements were obtained for existing conditions. The two receptors,
the nearest of which is located approximately ISO feet from the project site, were the
focus of the noise analysis since they are the closest habitable structures to the
proposed use,
Implementation of the Project would result in daytime noise, Auto dealerships would
be open during the day. The dealerships would be located in the southernmost portion
of the site directly adjacent to Main Street, so the noise generated by the dealerships
would be attenuated by intervening terrain and distance from the residents, The
dealerships would be located 1,100 feet away rrom the closest sensitive receptoL
Therefore, noise generated from auto dealership operation on the southern edge of the
property would not increase noise levels above existing conditions,
Auto dealership operations on the middle to northern end of the property would include
inventory parking, generating minimal noise rrom auto starts. Additional noise would
occur with the un10ading of transport trucks de1ivering inventory during daytime hours,
Noise at the two residential structures nearest to the Project site during daytime hours
would be approximately 50 dBA Leq which is below the Noise Ordinance Limits, and,
therefore, in compliance with the Noise Ordinance for daytime use.
Occasional nighttime noise associated with the delivery of inventory vehicles could
occur with imp1ementation of the Project Noise associated with inventory delivery
20
truck operations would be a maximum 01'25 dBA Lcq at the nearest sensitive receptor,
with some peak levels of 53 dBA at the nearest sensitive receptoL During nighttime
hours, the auto dealerships and commercial/retail uses would be closed and would not
generate noise.
Daytime noise contours from auto-related uses were also plotted and are shown in the
Noise Report on file with the City Of Chula Vista, Impacts to the nearest residential
uses would not be significant due to the reduction caused by the steep topography and
soft surface. A calculation of 47 dBA L,q is an accurate representation of the actual
noise level expected at the nearest residential receptoL
In summary, operational noise impacts from the Project would result in noise levels
that may be audible at times during daytime hours but would be in compliance with the
City ofChula Vista Noise Ordinance,
Nighttime operation noise impacts from occasional inventory delivery would be within
the Noise Ordinance standards and may result in peak noise levels that would be
audible, but would not be sleep disturbing,
Construction noise would be short tenn and temporary in duration. Hourly average
noise levels during construction would be anticipated to be 65 to 75 dBA L,q and would
attenuate such that impacts would not be significant, as described in the Noise Report.
The nearest residence is approximately 200 feet north of the nearest planned
construction activities, This residence may experience peak short-tenn construction
noise levels of approximately 73 dBA. Hourly average noise level would be
approximately 63 dBA L,O' These noise levels do not include the reduction that would
result from the steep slope, soft ground, and the benn located between the construction
activities and the residences, which would decrease noise levels experienced at the
residences by at least 5 dBA, Construction noise would be audible at the Robinhood
Ridge subdivision, but noise impacts would be short tenn and limited in duration and
would not be significant. Construction related noise is exempt trom the Chula Vista
Noise Ordinance standards.
The following measures would be incorporated into the Project design to minimize
noise during construction activities:
· The contractor shall comply with all local noise level standards, regulations, and
ordinances that apply to any work perfonned pursuant to the contract.
· Construction activity would be limited to the hours of 7 a.m. to 10 p,m. Monday
through Friday, and 8 a,m. to 10 p.m, on Saturday and Sunday,
· Each internal combustion engine shall be equipped with a muffler of a type
recommended by the manufactureL No internal combustion engine shall be
operated on the Project site without said muffleL
· If traffic control and construction signs that require power for lighting or flashing
are located near residences, the source of power shall be batteries, solar cells, or
other quieter sources,
b) The Project would not significantly expose people to severe noise levels because the
noise associated with the Project would be limited to temporary daytime construction
noise, increased traffic noise, and sounds accompanying the future uses of the site as
provided for the in the specific plan. The nearest receptors are located
approximately ISO feet to the north at the top of a slope, but most are 300 feet away
21
from the Project Site, The slope has an elevational change of approximately 40 feet
from the Project site to the residences. The residences do not have a direct line of
sight to the Project area and therefore most noise generated on-site would be
absorbed by the slope and distance. Please refer to Item (a) above for additional
details,
Potentially
Potentially Signif'lcant Less than
Significant Unless SignülCant No
XI. PUBLIC SERVICES. Would the proposal Impact Mitigated Impact Impact
have an effect upon, or result in a need for
new or altered government services in any
of the following areas.'
a) Fire protection? 0 0 0 181
b) Police protection? 0 0 0 181
c) Schools? 0 0 0 181
d) Maintenance of public facilities, 0 0 0 181
including roads?
e) Other governmental services? 0 0 0 181
Comments:
a) The Project would not result in the need for new or altered fire service. Chula Vista
has six fire stations currently serving the City (CVFD). Station 3 on East Oneida
Street is the closest station to the Project site, This station is located approximately
1.5 miles northwest of the Project site.
b) The Project would not result in the need for new or altered police services, The
Chula Vista Police Department is located at 276 4'h A venue, approximately 5 miles
away from the Project site.
c) The Project would not result in the need for new or altered school systems in Chula
Vista, The Project would not create new residential developments that could
significantly increase population,
d) The Project would not result in the need for additional maintenance of public
facilities. Project-generated traffic would not increase local traffic to a level that
could necessitate additional road maintenance, No additional effects concerning
maintenance of public facilities have been identified.
e) No effects on other governmental services have been identified that could occur from
the Project.
Potentially
potentially Significant Lesstban
Significant Unless Significant No
Impact Mitigated Impact Impact
XII. THRESHOLDS. Will the proposal 0 0 0 181
adversely impact the City's Threshold
Standards?
22
As described below, the Project does not adversely impact any of the City's
Threshold Standards,
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
a) FirelEMS 0 0 0 II
The Threshold Standards require 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. The City of Chula Vista has determined that
this threshold standard will be met because fire services would be provided in
accordance with the EMS Master Plan,
Comments: The Project would not result in the need for increased fire or EMS services
that would exceed the City's threshold,
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
b) Police 0 0 0 II
The Threshold Standards require that police units must respond to 84 % of
Priority 1 calls within 7 minutes or less and maintain an average response time to
all Priority 1 calls of 4.5 minutes or less. Police units must respond to 62,1 % 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 Project would not result in the need for increased police services
exceeding the City's threshold because these response times can be met by
the nearest police station,
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
C) Traffic 0 0 0 II
1. City-wide: Maintain LOS "C" or better as measured by observed average
travel speed on all signalized arterial segments except that during peak hours
a LOS "D" can occur for no more than any two hours of the day.
2. West of I-80S: Those signalized intersections that do not meet the standard
above may continue to operate at their current 1991 LOS, but shall not
worsen.
Comments: The Project would result in 8,294 ADT and would not degrade the LOS on
Main Street or other vicinity roadways as described above. Impacts
identified on the I-80S ramp will be mitigated by improvements proposed by
the City, Therefore, the Project would not exceed City threshold standards.
Potentially
Potentially Signifkant Less than
SignificaDt Unless Significant No
Imp¡u;t Mitigated Impact Impact
d) Parks/Recreation 0 0 0 II
The Threshold Standard for Parks and Recreation is 3 acres of neighborhood and
community parkland with appropriate facilities per 1,000 residents east of I-80S,
23
Comments: The Project would not create residential neighborhoods and, therefore, would
not exceed the Threshold Standard for Parks and Recreation.
Potentially
Potentially Signifkant Less than
Significant Unless Significant N.
Impact Mitigated Impact Impact
0 0 0 ¡¡;
e) Drainage
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 Project site has existing storm drains along Delniso Court and immediately
off-site along Main Street (Chula Vista 1986; Iribe 200n The Project
incorporates landscaping to absorb rainfall and reduce runoff. The Project
would be subject to requirements of the NPDES and RWQCB as described in
Section III and would comply with City Thresholds,
PotentiaDy
Potentially Significant Lesstban
Significant Unless Significant N.
Impact Mitigated Impact Impact
f) Sewer 0 0 0 ¡¡;
The Threshold Standards require that sewage flows and volumes not
exceed City Engineering Standards, Individual Projects will provide
necessary improvements consistent with Sewer Master Plan(s) and City
Engineering Standards,
Comments: Currently, there are sewer lines to the Project site along Delniso Court and
Roma Court (Chula Vista 1986; Iribe 2001). The City ofChula Vista's Sa1t Creek Gravity
Sewer Interceptor Project is under construction. This project will increase the capacity of
sewage that can be handled by city utilities, The new sewer pipe will run along Main Street,
starting at 1-5 and continuing eastward, It is expected that with this increased sewer
capacity, the Project would not exceed City Thresholds. Any minor on-site improvements
that may be necessary would be in accordance with the Sewer Master Plan and City
Engineering Standards and would comply with City Thresholds,
Potentially
Potentially Significant LessthsD
Significant Unless SignifiCant N.
Impact Mitigated Impact Impact
g) Water 0 0 0 ¡¡;
The Threshold Standards require that adequate storage, treatment, and
transmission facilities are constructed concurrently with planned growth and that
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 Project is consistent with the planned growth and development ofChula
Vista and would not jeopardize adequate water storage, treatment, and
transmission facilities.
24
Potentially
XIII. UTILITIES AND SERVICE SYSTEMS. Potentially Significant Less than
Significant Unless Sígnificant No
Would the proposal result in a needfor new Impact Mitigated Impact Impact
systems. or substantial alterations to the
following utilities:
a) Power or natural gas? 0 0 I2iI 0
h) Communications systems? 0 0 I2iI 0
c) Local or regional water treatment or 0 0 I2iI 0
distribution facilities?
d) Sewer or septic tanks? 0 0 I2iI 0
e) Storm water dtainage? 0 0 I2iI 0
t) Solid waste disposal? 0 0 I2iI 0
Comments:
a) The Project would not result in the need for new systems or substantial alterations to
electrical or natural gas lines. Electrical lines extend from Main Street into Delniso
Court and Roma Court (SDGE 200Ia), These lines do not continue farther into the
property. Minor extensions of these lines would be necessary to accommodate the
Project site, Also, gas lines exist on the Project site, The existing gas lines are
located within the entire length of Delniso Court and Roma Court (SDGE 200Ib).
b) The Project would not result in the need for new communication systems or require
substantial alterations to existing communication systems. Minor extensions of
communication systems lines may be necessary to facilitate future industrial use of
the site.
c) The Project would not create the need for new water treatment or distribution
systems or substantial alterations to regional water treatment or distribution facilities.
The Project site is located within Division I of the ütay Water District (üWD).
Water lines currently exist along Main Street Extension of water lines onto the
property would be the responsibility of the developer.
d) The Project would not result in the need for new sewage systems or require
substantial alterations to existing sewers or septic tanks. The site has existing sewer
lines that are located along the length of Delniso Court and Roma Court (Chula Vista
1986; ¡ribe 2001). Minor extensions of the sewer lines would be necessary to
facilitate possible future uses of the Project site, Any minor improvements that may
be necessary would be in accordance with the Sewer Master Plan and City
Engineering Standards. The Project would neither use nor impact any septic tank
systems,
e) The Project would not result in the need for new storm water systems or require
substantial alterations to existing systems, Storm drains currently exist on Main
Street and on-site along Delniso Court (Chula Vista 1986; ¡ribe 2001). Portions of
the Project site would be landscaped to absorb rainfalL The Project would be subject
to requirements of the NPDES and RWQCB permitting process as described in
Section III.
25
t) The Project would result in the need for solid waste disposal in a similar capacity as
other comparable nearby uses. This minor increase in demand for solid waste
disposal services would not result in the need for new systems or substantial
alterations to existing service providers.
Potentially
Potentially Signifacant Less than
Significant Unless Signifiunt No
XIV, AESTHETICS. Would the proposal,· Impact Mitigated Impact Impact
a) Obstruct any scenic vista or view open 0 0 0 ¡;
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 0 0 ¡; 0
a scenic route?
c) Have a demonstrable negative aesthetic 0 0 0 ¡;
effect?
d) Create added light or glare sources that 0 0 ¡; 0
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?
e) Produce an additional amount of spill 0 ¡; 0 0
light?
A visual analysis was conducted of the Project site in May 2001 and was updated in July 2002 based
on the proposed change in land use, The visual analysis is on file with the City Of Chula Vista.
a) The Project would not obstruct any scenic vista or view. The visual character of the Project site
is dominated by man-made industrial, commercial, and residential buildings and transportation-
related development. The primary landscape feature is the Otay River and floodplain south of
the Project site across Main Street. Low-lying commercial and industrial buildings and their
associated parking lots presently characterize views of the Project site from Main Street.
Construction of the Project would be consistent with the scale and form of these buildings,
Views across the Project from adjacent residential buildings are predominantly urban in
character. The introduction of Project development into these views would be consistent with
the overall urban character of the area, The slope along the northern property line will be
landscaped in accordance with City of Chula Vista requirements, as will other manufactured
slopes on the property.
b) The Project would not cause the destruction or modification of a scenic route. The Project
would generally be visible from Main Street and I-80S. Views toward the Project from the
south, east, and west would predominantly be from people traveling in their cars along Main
Street and 1-805, With the exception of Main Street, views from these roadways are not
considered sensitive since they have not been classified as scenic roads, and views are limited to
a duration of a few seconds as the vehicle passes by the site. Main Street is identified as a
scenic highway/road, Therefore, treatment of landscaping of the site should be compatible with
the overall goals and policies of the General Plan, With implementation of appropriate site
landscaping, the visual impacts associated with this Project would not be significant.
26
c) The Project would not have a demonstrable, negative aesthetic effect The development would
be similar in scale and form with existing industrial, commercial, and auto dealership uses in the
vicinity, Additionally, the Project site would be landscaped to provide some screening of the
buildings to be constructed on the site. Views in the general area are predominantly urban in
character, as exemplified by existing commercial, industrial, and residential development that is
in the immediate vicinity of the site. For these reasons, there would be no significant impacts to
the aesthetics of the general area as a result of this Project
d) The Project would create a new source of light and glare on the currently undeveloped property.
Illumination of the site is important for display of inventory stock and for safety and security of
the buildings and outlying parking lots. Because auto dealership uses are proposed, nighttime
illumination of the individual dealerships would be the brightest at the buildings where auto
sales take place, The three dealerships shown on both site plans would be located on pads close
to Main Street and near current industry-related uses. The nearest residential uses are removed
approximately 1,000 feet to the north of the auto dealership buildings, Uses closer to the
residential area would be primarily fleet inventory parking lots or auto-related industrial uses,
which would have the lowest level of illumination on the Project site.
A study was conducted at the Project site that illustrates the level of lighting that would be
anticipated given the proposed use, As described above, lighting would be brightest near the
auto dealership buildings and would range from 10 to 80 foot-candles immediately adjacent to
the source, In the center of the site, lighting would range from 5 to 40 foot-candles adjacent to
the source, Toward the back of the Project site, illumination would range from 0 near the
northern property boundary to approximately 40 foot-candles adjacent to the source. Foot-
candles would range from 0 to a maximum of 157.1 at the source (on the light pole), with an
average of 24.6 foot-candles for the entire site (Spaulding Lighting, ¡nc, 2002),
Light poles would be 22 feet in height There would be a total of 259 lighting fixtures provided
at the site, with four different types of fixtures used, As a result of the proposed lighting
arrangement. there would be no off-site spill of lighting at the property line, Off-site properties
to the north would be further protected from lighting due to the elevational difference between
the Project site and the residential area, a difference of approximately 40 feet For these
reasons, the lighting proposed for the automobile dealership use would not create a significant
impact to the residential area,
e) The Project would create a new source of light and glare on the currently undeveloped property.
A mitigation measure requires project lighting to be consistent with the project lighting plan, as
well Chula Vista lighting regulations (CVMC 17.28),
Potentially
PotentlaDy Significant Less tban
XV. CULTURAL RESOURCES. Would the Signmcant Unless Significant No
proposal: Impact Mitigated Impact Impact
a) Will the proposal result in the alteration of or 0 0 0 181
the destruction or a prehistoric or historic
archaeological site?
b) Will the proposal result in adverse physical or 0 0 0 181
aesthetic effects to a prehistoric or historic
building, structure or object?
c) Does the proposal have the potential to cause a 0 0 0 181
physical change that would affect unique ethnic
27
cultural values?
d) Will the proposal restrict existing religious or 0 0 0 ø
sacred uses within the potential impact area?
e) Is the area identified on the City's General 0 0 0 ø
Plan EIR as an area of high potential for
archeological resources?
Comments:
a) The Project would not result in the alteration or destruction of a prehistoric or historic
archaeological site. A cultural resource record check and a field investigation of the Project site
were conducted by a qualified archaeologist (EDA W San Diego/KEA Environmental) in March
2001 and resulted in negative findings for cultural resource sites, The Project would not affect
prehistoric or historic sites, and no impacts would occur.
b) The Project would not result in adverse physical or aesthetic effects to a prehistoric or historic
building, structure, or object because no cultural resource sites or historic structures are located
on the property or are in the immediate area,
c) The Project does not have the potential to cause a physical change that could affect unique
ethnic cultural values because no cultural resource sites are located on the property or are
affected by the Project.
d) The Project would not restrict existing religious or sacred uses within the Project vicinity,
e) The Project site is not identified in the City's General Plan EIR as an area of high potential for
archaeological resources, and no such resources were identified through the record check or the
field investigation of the Project site as described above.
Potentially
Potentially Significant usstban
SignificanC Unless Significant No
Impact Mitigated Impact Impact
XVI. PALEONTOLOGICAL RESOURCES. 0 0 ø 0
Will the proposal result in the alteration of or the
destruction of paleontological resources?
Comments:
Thomas Deméré, Ph.D., Curator of Paleontology at the San Diego Natural History Museum,
conducted a paleontological study of the Project site,
The Project would not significantly impact paleontological resources. The Project site contains
the following geological formations: the Otay Formation, Quaternary alluvium, and recent
artificial fill/colluvium materials. Both the alluvium and the artificial fill/colluvium have low to
no potential for the occurrence of paleontological resources, The Otay Formation is considered
to have a high paleontological resource potential and the potential deposits on-site are assigned a
high resource value,
The Quaternary alluvial/colluvial deposits occur in the low-lying portions of the site along Main
Street but are largely buried by about 10 feet of artificial fill material. There are no records at
28
the San Diego Natural History Museum of fossil localities occurring within the alluvial deposits
on-site.
The Otay Formation consists of Oligocene-age mudstones, sandstones, and gritstones. This
formation is well exposed in the large cut slopes along the north and east sides of the elevated
building pads at the terminus of Delniso Court. There are no records at the San Diego Natural
History Museum of fossil localities occurring within the Otay Formation at the Project site,
For these reasons, no significant impacts to paleontological resources would occur, High
significance formations known to occur in the area would not be affected by the Project
Potentially
Potentially Significant Less than
Significant Unless Significant No
XVII, RECREATION, Would the proposal: Impact Mitigated Impact 1m",,,
a) Increase the demand for neighborhood or 0 0 0 cg
regional parks or other recreational facilities?
b) Affect existing recreational opportunities? 0 0 0 cg
c) Interfere with recreation parks & recreation 0 0 0 cg
plans or programs?
Comments:
a) The Project would not increase the demand for neighborhood or regional parks or other
recreational facilities. Because the Project proposes an industrial land use of the site, there
would not be a significant increase in local or regional population related to the Project.
Therefore, the Project would not create a significant demand for recreational facilities.
b) The Project would not impact existing recreational opportunities because the Project site is
currently a vacant lot that is not used for recreational purposes, The Project site is not situated
adjacent to any recreational areas and would not limit access to or restrict activities at local
parks.
b) The Project would not impact recreational parks, plans, or programs. The Project site
is surrounded by and zoned for industrial use and the site is undesirable as a
park/recreation area due to past land use described above. The site is located within the
OVRP planning area. The OVRP draft plan shows a potential park site located
southwest of the Project site on the southern side of Main Street This identified park
site, southwest of the Project, has not been acquired by the public agencies, and
development of the park would be physically constrained due to surrounding
development Most of the land presently acquired for the regional park is located
east ofI-805, The nearest existing park, Valle Lindo Park, is located approximately 0.5
mile to the northwest of the Project site.
Potentially
XVIII. MANDATORY FINDINGS OF Potentially Significant Less than
Significant Unless Signmcanl No
SIGNIFICANCE: See Negative Declaration for Impact Mitigated Impact Impact
mandatory findings of significance. If an EIR is
needed, this section should be completed.
a) Does the Project have the potential to degrade 0 0 0 181
the quality of the environment, substantially
29
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining 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 of
California history or prehistory?
Comments:
The Project does not have the potential to degrade the quality of the environment because the
property would be developed in conformance with the General Plan and zoning. Impacts from the
former animal rendering facility have been remediated, The groundwater issue does not pose a
health threat (Risk-Based Decisions 1996) and will not be adversely impacted by the project.
Remediation of ground water issues, if determined to be necessary by the RWQCB, can be
accomplished through the measures outlined in Attachment "A", Monitoring of the site would
continue as required by the RWQCB without harmful effects to future users of the site (Risk-Based
Decisions 1996). The Project would not substantially reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant
or aniæal community, or reduce the number or restrict the range of a rare or endangered plant or
animal because the site has been previously graded and padded for development and does not
contain significant biological resources, No significant biological impacts would occur. The Project
would not eliminate important examples of California history or prehistory because no
archaeological or historical resources were located during the field investigation of the Project site
by a qualified archaeologist.
Potentially
PotentiaUy Significant Less than
Significant Unless Significant No
Impact Mitigated Impact. Impact
b) Does the Project have the potential to achieve 0 0 0 0
short-term, to the disadvantage of long-term,
environmental goals?
Comments:
The Project does not have the potential to achieve short-term environmental goals to the
disadvantage of long-term environmental goals, The Project site is entirely disturbed with limited
native vegetation and has been graded and padded by a previous owner. The impacts of the animal
rendering facility have been remediated, with the exception of residual groundwater impacts that
would continue to be monitored under the direction of the RWQCB, The property would be
developed with industrial uses that are consistent with the General Plan, zoning, and the OVRPA.
No short-term versus long-term environmental impacts have been identified for this Project
Potentially
Potentiany Significant LessthRn
Significant UnJess Significant No
Impact Mitigated Impact Impact
C) Does the Project have impacts that are 0 0 0 0
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
30
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 future Projects.)
Comments:
The Project would not result in impacts that are individually limited but cumulatively considerable,
The Project site is located in the OVRRPA, with industrial development on two sides, A Public
Works Yard for the City of Chula Vista has recently been built adjacent to the property near the
northeast corner of the site, A flat graded pad across Otay Valley Road to the south is slated for use
as an automobile dealership, Property at the top of the slope and to the north is used for residential
purposes, Farther to the east is the Otay Landfill, a privately operated trash disposal facility. No
cumulative impacts have been identified with the implementation of this ProjecL
Potentially
Potentially Significant Less than
Significant Unless Significant No
Impact Mitigated Impact Impact
d) Does the Project have environmental effects, D 181 D D
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Comments:
The Project could have adverse environmental effects on human beings, either directly or indirectly,
that are associated with the hazardous materials that formerly existed on-site, The Project could also
result in short-term, construction-related air quality and storm water runoff impacts, However, all
environmental impacts identified in this analysis can be adequately mitigated as discussed in detail
above, Specific mitigation measures are identified in the next section and are summarized as
follows,
Issues related to on-site hazards from former use of the site as an animal rendering facility have
been mitigated through the remediation efforts implemented at the site since 1982, Removal of the
contents of the former hazardous waste ponds has been accomplished, and the contaminated soil that
was located beneath the ponds was removed in compliance with RWQCB direction, The only
hazards remaining are residual impacts to on-site and off-site groundwater, which continue to be
monitored as required by the RWQCB, According to a study prepared by Risk-Based Decisions
(1996), use of the site for commercial or industrial purposes would not pose a significant health risk
to users of the site,
Air quality impacts would be short tenn and are related to dust during construction, These impacts are
temporary and less than significant; nevertheless, mitigation measures would be implemented to lessen
the on-site and off-site air quality impacts that could result during the construction phase,
Impacts associated with runoff during the construction phase would be less than significant but would
be controlled further through the use ofBMPs and the preparation of a SWPPP.
31
XIX. PROJECT REVISIONS OR MITIGATION MEASURES
Hazards
L Prior to the issuance of grading permits, the applicant shall submit a soils management plan to the
RWQCB for review, approval, and implementation by the RWQCB or their appointed designee the
County Department of Environmental Health,
2. Prior to the issuance of grading permits, the applicant shall demonstrate to the satisfaction of the
City Engineer that grading of the waste cell parcel is consistent with requirements of the RWQCB
as contained in the WDR permit for the waste cell, as may be modified to allow additional soil to
be placed on the cell.
Air Quality
3. Project construction shall implement enhanced dust control measures to maintain a less than
significant impact associated with air quality during construction. Enhanced dust control measures
shall be called out as notes on the project grading plan(s) and shall include the following:
4, All unpaved construction areas shall be sprinkled with water or other acceptable dust control agents
during dust-generating activities to reduce dust emissions, Additional watering or dust control
agents shall be applied during dry weather or on windy days until dust emissions are not visible,
5, Trucks hauling dirt and debris shall be properly covered to reduce windblown dust and spills.
6. A 20-mile-per-hour speed limit on unpaved surfaces in connection with the Project shall be
enforced,
7, On dry days, dirt and debris spilled onto paved surfaces shall be swept up immediately to reduce
re-suspension of particulate matter caused by vehicle movemenL Approach routes to the site shall
be cleaned daily of construction-related dirt in dry weatheL
8, On-site stockpiles of excavated material shall be covered or watered,
9. Following construction, disturbed areas shall be hydroseeded, landscaped, or developed as quickly
as possible and as directed by the City to reduce dust generation.
10, Heavy-duty construction equipment with modified combustion/fuel injection systems for emissions
control shall be utilized during grading and construction activities, Catalytic reduction for gasoline-
powered equipment shall be used. Also, construction equipment shall be equipped with
prechamber diesel engines or equivalent together with proper maintenance and operation to reduce
emissions of nitrogen oxide, to the extent available and feasible,
Geophysical
1 L Prior to the issuance of grading permits for the site, a soils report with foundation
recommendations shall be submitted to the Engineering Department for review and approval. Due
to the existence of the waste cell on site, an accurate site plan showing any building locations
relative to the waste cell will be required with the soils study,
32
12. Prior to the issuance of grading permits, the applicant shall submit further evaluation of the
existing cut slope at the northwest of the site, addressing the north-south trending fault line
identified in the Geocon report dated 1986.
Water Quality
13, Prior to the issuance of grading permits, the applicant shall complete all applicable Forms and
comply with the City Of Chula Vista's Strom Water Management Standards Requirements ManuaL
14, Prior to the issuance of grading permits, the applicant shall demonstrate to the satisfaction of the
City Engineer that Best Management Practices (BMP's) will be implemented to prevent pollution
of the storm water conveyance systems, both during and after construction. Permanent stonn water
requirements shall be incorporated into the project design and be shown on the project plans, Any
construction and non-structural BM P requirements that cannot be shown graphically must be
either noted or stapled on the plans.
IS, The project shall comply with the requirements of the NPDES Municipal Pennit Order No. 2001-
OL According to said permit, development of the Project is a Priority Development Project
Standard Urban Storm Water Mitigation Plans (SUSMP) and Numeric Sizing Criteria are
applicable to this project. Adequate provisions shall be made in the planning and design stages of
the project to facilitate compliance with such requirements,
16. Prior to the issuance of grading permits, a water quality study shall be reviewed and approved by
the City Engineer that demonstrates compliance with the requirements of the National Pollutant
Discharge Elimination System (NPDES) Construction and Municipal Permits, including Stantard
Urban Storm Water Mitigation Plans (SUSMP) and Numeric Sizing Criteria requirements, in
accordance with the City's Manual.
Traffic
-
17. Prior to the issuance of building permits, the applicant shall contribute to the Traffic Development
Impact Fee Program (TDIF) toward the construction of a second westbound left-turn lane to be
provided at the Main Street/I-80S southbound ramp intersection,
18. Prior to the issuance of building permits, the applicant shall enter into an agreement with the City
Of Chula Vista to design, construct, and secure a fully actuated traffic signal, including
interconnect wiring, mast arms, signal heads, and associated equipment, underground
improvements, standards and luminaries at the Main Street/Delniso Court intersection.
19. Prior to the issuance of building permits, the applicant shall enter into an agreement with the City
Of Chula Vista to design, construct, and secure a fully actuated traffic signal, including
interêonnect wiring, mast arms, signal heads, and associated equipment, underground
improvements, standards and luminaries at the Main Street/Roma Court intersection.
20. Prior to the issuance of building permits, the applicant shall enter into an agreement with the City
Of Chula Vista to design, construct, and secure a 120 foot westbound right turn lane on Main
Street at the Roma Court and Delniso Court intersections.
33
Biological resources
21. Prior to the removal or alteration of any mature trees or commencement of construction activities
during the raptor nesting season, identified as December I through July 31 in the Draft Chula Vista
MSCP Subarea Plan, a qualified biologist shall conduct a pre-construction survey of such trees as
well as those within the construction impact area established by the biologisL In the event that a
nest(s) is found during the survey, appropriate construction setbacks deemed appropriate by a
qualified biologist to protect young birds until they are no longer dependent upon the nest shall be
established. No restrictions with respect to tree removal or construction setbacks shall apply
outside the raptor nesting season.
22, During the gnatcatcher breeding season, between February 15 and August 15, noise levels
generated by project-related construction activities shall not exceed 60 decibels (dB) Leq within
any area containing an occupied nest or, if no occupied nest exists, within the area occupied by a
potential breeding pair, in order to prevent construction noise from negatively impacting breeding
success. Where the ambient noise level is greater than 60 dB! Leq, the ambient noise level shall not
be exceeded as a result of project-related construction. If an occupied nest or potential breeding
pair is identified during a pre-construction survey, noise mitigation techniques, such temporary
noise walls or berms or modifications to construction activities, deemed necessary to attenuate
construction noise levels to 60 dB! Leq or less, shall be formulated by a qualified biologist and
qualified acoustician, shall be implemented during breeding season. The qualified acoustician shall
monitor the success of any noise attenuation measures that are implemented; where a violation of
the noise level limit is identified, the acoustician shall immediately notify the Environmental
Review Coordinator so that construction activities can be halted or reduced to avoid further
exceedances of the limit until sufficient alternate or modified noise attenuation measures, if any,
can be implemented,
Aesthetics
23, The applicant shall install lighting as illustrated on the lighting plan prepared by Spaulding
Lighting, dated December 14, 2002,
34
XX. AGIU:EMENT TO IMPLEMENT.MJTIGATlON MEASURES
By ~ the linc:(s) provide<! below, ¡he AppJicaJlt(s) fflJijJor Operalm(s} stipu:laœ that ~ have each
read, understood, a~œve ~ respective: compmy's authorit}' to aDd do ~ to tbe mitigation JD:8 I1)rc:&
conral¡]ed hereiD, and willlmpl....- wm: 10 the satÎ5fac;ÕOII of the: EuvirollmøDtal Review CooIdlnator.
PailUIe to sigD the line(s) ptOvided below prim' to adoptûm of the ;M'\ti¡aœd Negative DeclarattOD JbaIl
icdicaœ the Applicant>' andlor Operator's desIre that iIIe Project be beld In abcyllCCe without ¡q;prova1.
XnowUon IhaIty AdvlBora, L.L.C.,
a Utah limited liability company
HQøpe:r Knowlton III.
Manager
AudlQrized Rep entative Qf Ownèr
. £?~;I' /~ bD!J
Ota;y Mesa VentDrc:s XI, L.L.C.
A Louisiana JID!1ted Bablllty eODaP*'DY
O<ouer
By: LandBlUÙ< PrQpemes, L.L.C.,
A Lo~iana limi1ed Uabi1ity company,
h~~ 4¡;O/o .3
S~ture~~ Dati< ,
w. P. Lynott
President
3S
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
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 Uruess Mitigated," as
indicated by the checklist on the following pages,
o Lind Use and Planning · Transportation/Circulation o Public Services
o Population and Housing o Biological Resources o Utilities and Service
Systems
· Geophysical o Energy and Mineral Resources . Aesthetics
· Water (Construction · Hazards o Cultural Resources
Impacts)
· Air Quality o Noise o Recreation
(Construction Impacts)
o Paleontological · Mandatory Findings of Significance
Resources
Attachments:
A _ Regional Water Quality Control Board - Cleanup and Abatement Order (CAO) No, R9-2003-0080
B - Project Site Plans
C - Mitigation Monitoring and Reporting Program
36
XXII. DETERMINATION:
On the basis of this initial evaluation:
I find that the Project COULD NOT have a significant effect on the environment, and a D
NEGATIVE DECLARATION will be prepared,
I find that although the Project COULD HAVE a significant effect on the environment, .
there will 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 Project MAY have a significant effect on the environment, and an D
ENVIRONMENTAL IMPACT REPORT is required,
I find that the Project MAY have a significant effect(s) on the environment, but at least one D
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 "potentially significant impacts" or
"potentially 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 Project could have a significant effect on the environment, there
WILL NOT be a significant effect in this case because all potentially significant effects (1) D
have been analyzed adequately in an earlier EIR pursuant to applicable standards and
(2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or
mitigation measures that are imposed upon the ProjecL An addendum has been prepared to
provide a record of this determination,
Signature Date
Marilyn KF, Ponseggi
Environmental Review Coordinator
City ofChula Vista
37
a California Regional Water Quality Control Board G
San Diego Region
Internet Address: http://www.swrcb.ca.gov/-rwqcb9/
,,"'inston ß. Hickox 9174 Sky Park Cowt, Suite 100, San Diego, California 921234340 Gray Davis
Secretary far Phone (858) 467-2952 . FAX (858) 571-6972 Governor
Environmental
Protection
March 27, 2002 File: 06-0215.02
.. CERTIFIED MAIL -
Return Receipt Requested
7002 10000004 6879 0585
Mr, Ray Hendry
Otay Mesa Ventures II, LLC
Landbank,Incorporated
141 Union Boulevard, Suite 330
Lakewood, Colorado 80228
Dear Mr' Hendry: .
RE: CLEANUP AND ABA TEMENf ORDER (CAO) NO. R9-2003·0080: THE FORMER
OMAR REl'ol>ERING SITE, CHULA VISTA
Enclosed is a copy of California Regional Water Quality Control Board, San Diego Region
("RWQCB") Cleanup and Abatement Order (CAO) No. R9-2003-0080 requiring the cIeanup and
abatement of environmenta1 pollution from wastes discharged at the former Omar Rendering site.
r strongly urge your prompt compliance with a11 the directives of CAO No, R9-2003-0080.
You may contest the issuance of C1eanup and Abatement Order (CAO) No. R9-2003-0080 by
requesting a public hearing on the matter before the Regional Board. In order to schedule a
hearing, this office must receive a written request at least 30 days prior to the Regional Board
Meeting, Be aware that a request for a hearing does not stay any of the deadlines in the CAO.
Please contact Mr, Brian McDaniel of my staff at (858) 627-3927 or via e-mail at
mcdab@rb9,swrcb.ca,qov if you have any questions regarding this matter.
~
,#¡¿:dd:;j
J H. ROBERTUS
Executi ve Officer
JHR:jro:bkm
Enclosure: Cleanup and Abatement Order R9-2003-0080: Former Omar Rendering Site,
Cc: Ms, Patricia Beard, City of Chula Vista - Community Development Department, 276 Fourth
Avenue, Chu]a Vista, CA 91910 wI enclosure
CalifornÙl Environmental Protection Agency
Recycled Paper
<0
Attachment A
CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD
SAN DIEGO REGION
CLEANUP AND ABATEMENT ORDER NO, R9-1003-0080
01' A Y MESA VENTURES II, L.L.C.
FOR THE
FORMER OMAR RENDERING FACJLITY
SAN DIEGO COUNTY
The California Regional Water Quality Control Board, San Diego Region (hereinafter
RWQCB) finds that:
L The Omar Rendering Company was owned and operated by Darling International,
Incorporated (formerly Darling Delaware Inc.). Darling International Inc.
operated an animal rendering facility and Class I disposal operation on a 40-acre
site located at 4826 Otay Valley Road, Chula Vista from 1947 to 1982,
2, Waste disposal records maintained by Omar Rendering indicated that a variety of
hazardous waste liquids and waste sludge was accepted for disposal. The liquid
wastes primarily consisted of acids and acid sludge (hydrochloric, hydrofluoric,
sulfuric, chromic, and nitric) and alkaline fluids, Lesser amounts of chlorinated
solvents, chlorinated pesticides, petroleum wastes, PCBs, and organic wastes
were also discharged to the surface impoundments,
3, To comply with California Water Code Section 13273.1, a Solid Waste
Assessment Test (SWAT) was conducted during 1988-1989 for the waste
management unit. The results from that investigation are included in a report
entitled "Report Site Investigation Former Omar Rendering Company Site, Chula
Vista, California", prepared by Dames and Moore and dated June 15, 1989.
Dames and Moore reported detectable levels in gToundwater of the following
volatile organic compounds (VOCs): Methylene Chloride, Chloroform, 1,1,1-
Trichloroethane, Carbon Tetrachloride, Trichloroethene, Tetrachloroethene and
1,l-Dichloroethene as well as infrequent detections of freons, benzene, toluene,
ethylbenzene and xylenes.
Further, the Dames and Moore Report reported results from a soil boring (B-14)
",.. completed through a former pond, located immediately west of the former
Class I impoundments." The soil sample collected from a depth of 40 feet in
boring B-14 contained the following VOCs: 1,1-Dichloroethene, 1,1-
Dichloroethane, trans-I, 2-Dichloroethene, 1,1,1- Trichloroethane,
Trichloroethene, 1,1,2-Trichloroethane, Toluene, Ethylbenzene and total Xylenes..
The concentration of these VOCs in that soil sample ranged from 0,75 to 120
mglkg. Dames and Moore concluded that results from their soil-sampling
progTam were ".., suggesting that the remedial excavation was not complete"
(page 42),
Order R9-2003-0080: -2- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
4, On November 26, 1990, the RWQCB received a technical report of results
entitled "Report of Additional Groundwater Sampling Anàlyses Otay Valley
Industrial Park, Chula Vista, California, "prepared by Woodward Clyde
Consultants and dated November 15, 1990, The Otay Valley Industrial Park
(OVIP) is located east of the fonner Omar Rendering facility. The results of
ground water sampling on the OVIP property indicate that the following
maximum concentrations of groundwater pollutants were measured in ground
water samples collected from wells locàted on the OVIP property:
Constituent OVIP Well Maximum State
Concentration MCLt
1,I-Dichloroethene MW-I 21 6
1,I-Dichloroethane MW-I 12 5
Trichloroethene MW-l 890 5
Tetrachloroethene MW-l 10 5
1,1,1- Tetrachloroethane MW-4 2 200
1,1,2,2- Tetrachloroethane MW-4 2 1
1,2-Dichloroethane MW-6 2 0.5
1= Primary maximum contaminant levels (MCLs) from RWQCB Basin Plan (p. 3-10.
incorporated by reference from California Code of Regulations. Title 22, § 64444).
The highest concentrations reported by Woodward Clyde Consultants were
observed from wells located adjacent to the eastern boundary of the fonner Omar
Rendering site.
5. Groundwater monitoring wells continue (in 2002) to detect volatile organic
constituents (VOCs) in addition to concentrations of inorganic and metal
constituents elevated above water quality objectives established for the Otay
Valley HydroJogic Area (910.20). The maximum concentrations of pollutants and
the corresponding maximum contaminant level (MCL) for groundwater pollutants
are as follows:
Organic Constituents Maximum Observed California MCL'
Concentration (µgIL)
(¡¡gfL)
1,1,2 Trichloroethane 14 5
1,1- Dichloroethane 790 5
1,2-Dichloroethane H 0.5
1,I-Dichloroethene 38 6
Benzene 53 1
cis-I,2-Dichloroethene 3400 6
Tetrachloroethene 220 5,
Trichloroethene 1400 5
1~ Primary maximum contaminant levels (MCLs) from RWQCB Basin Plan (p_ 3-10.
incorporated by reference from California Code of Regulations, Title 22, § 64444).
Order R9-2003-OO80: -3- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
Inorganic Constituents Maximum Observed Calüornia MCC
Concentration (mgIL)
(ml!/U
Chromium 0,62 0.05"
Nickel 6.7 0.1·
Selenium 0.11 0.05·
Thallium 0.01 0.002"
Chloride 15,000 SOD"
Sulfate 1,800 SOD"
IDS 27,000 15000
2= PritruU'y maximum contaminant levels (MCLs) from RWQCB Basin Plan (p. 3-
8, incorporated by reference from California Code of Regulations, Title 22. §
64431).
3= Water Quality Objective RWQCB Basin Plan (Table 3-3: page 3-31)
6. On June 11,1997, the RWQCB adopted Order No. 97-40, Waste Discharge
Requirements for Closure and Post-Closure Maintenance, Class I Waste
Management Containment Cell, Former Omar Rendering Facility, Darling
International. Order 97 -40 revised the monitoring and reporting program in order
to address current State and RWQCB policies, regulations, and the current status
of the project
7, Otay Mesa Ventures I, LLClLandbank, a subsidiary of the IT Group/Corporation,
assumed title to the 40 acre former Omar Rendering Facility parcel in December
1999, On January 16, 2002, the IT Group, Inc, announced that it had signed a
letter of intent with The Shaw Group Inc. as the result of the IT Groups'
bankruptcy. Subsidiaries and affiliates of The Shaw Group acquired certain IT
Group assets formerly held by the IT subsidiary known as "Landbank,
Incorporated," including those held by the Otay Mesa Ventures I, LLC (the
"Site"). On May 3, 2002, Otay Mesa Ventures I, LLC transferred ownership of
the site to Otay Mesa Ventures II, LLC., a Shaw subsidiary.
8. The current property owner,Otay Mesa Ventures II, LL.C., has assumed
responsibility for the c1eanup and abatement of conditions of pollution or
nuisance caused by past discharges of wastes at the former Omar Rendering
facility. Accordingly, Otay Mesa Ventures II, L.L.C. is named as the discharger
responsible for compliance with this c1eanup and abatement Order.
9. The Water Quality Control Plan for the San Diego Basin (9) (Basin Plan) was
adopted by the RWQCB on September 8, 1994 and subsequently approved by the
State Water Resources Control Board (SWRCB) on December 13, 1994. The
Basin Plan designates beneficial uses of water resources, water quality objectives,
and an implementation plan; which are applicable to the cleanup of wastes as
required by this Order.
Order R9-2003-0080: -4- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Fonner Omar Rendering Site
10. The fonner Omar Rendering Site is located in an area where ground water has
been designated as suitable for uses including municipal and domestic public
water supplies. The fonner Omar Rendering site is located in proxinùty to surface
waters (j.e" the Otay River) that support beneficial uses including RECI, REC2,
WARM, WllD, and RARE Past discharges of waste at the site are creating a
condition of pollution in that the discharges are causing groundwater to exceed
applicable water quality objectives and threatening to cause water quality
objectives in the Otay River to be exceeded,
ll. Pursuant to State Water Resources Control Board (SWRCB) Resolution No, 92-
49, the RWQCB shall require the clischarger to conduct investigation and cleanup
and abatement in a progressive sequence comprised of the following steps: a.)
preliminary site assessment, b.) soil and water investigation, c) proposal and
selection of cleanup and abatement action (to evaluate feasible and effective
cleanup and abatement actions); d.) implementation of cleanup and abatement
action; and e.) monitoring to confirm the short-and long-tenn effectiveness of
cleanup and abatement.
12. Under the terms of Resolution No, 92-49, the RWQCB is obligated to have a
presumptive cleanup goal to require cleanup to attain background water quality
conditions. The RWQCB will establish a cleanup level above background water
quality conditions, only if the RWQCB detennines that it is technologically or
econonùcally infeasible to achieve background water quality conditions. If the
RWQCB makes such a determination, the Board will then select a cleanup level
that is based on the lowest levels which are technologically or economically
achievable and that will not unreasonably affect present and anticipated beneficial
uses of waters of the Region. This approach provides for determining and
establishing a level of water quality protection, which is reasonable without
allowing or causing an unreasonable effect on water quality,
13. State Water Resources Control Board (SWRCB) regulations governing waste
discharges to land (CCR, 23, Division 3, Chapter15 - Discharges of Hazardous
Waste to Land) require that cleanup and abatement actions intended to contain
waste at the place of release shall implement the applicable provisions of that
division, to the extent feasible (CCR, Title 23, Division 3, § 2510 et seq.),
Further, the requirements of CCR Title 23, Chapter 15 are used in establishing
cleanup levels (§ 2550.4) and undertaking corrective actions where discharges of
waste are subject to California Water Code Section 13304,
14. This enforcement action is exempt from the provisions of the California
Environmental Quality Act (public Resources Code § 21000 et seq.) in
accordance with § 15321, Chapter 3, Title 14, California Code of Regulations.
Order R9-2003-0080: -5- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
IT IS HEREBY ORDERED, pursuant to Section 13304 of the California Water Code,
Otay Mesa Ventures II L.L.C. (hereinafter the "discharger") sh~1 comply with the
foIJowing Directi ves:
A, PROHIBITIONS
L Odors, vectors, and other nuisances of waste origin beyond the limits of the landfill
property boundary are prohibited.
2. RWQCB Basin Plan waste discharge prohibitions shall not be violated.
3. The discharge of any wastes or waste constituents to land or waters of the State are
prohibited, unless the discharge is pennitted under the Nationa] Pollutant Discharge
Elimination System (NPDES) or by issuance of Waste Discharge Requirements by
the RWQCB under Section 13260 of the California Water Code.
4. The management and discharge of contaminated soils and ground water shall not
violate applicable federal, state and local regulations or requirements.
B. COMPREHENSIVE SITE INVESTIGATION REPORT
The discharger shall submit to the RWQCB a complete site investigation report by
AU!!Jlst 30. 2003. The final technical report shal] contain aIJ site-specific data coIJected
during the investigation, including the following infonnation:
L Characterization of wastes in source area: Characterization of the source
area(s) of the pollutants of concern [as listed in Section B.2] including:
a) Location and delineation of soils or ground water which are polluted with
mobile or immobile concentrations of nonaqueous phase liquids (i.e.,
NAPLs),
b) Location and delineation of soils which are poJluted with leachable
concentrations of soluble pollutants, and
c) An estimate, including the technical basis, of the volume(s) of residual soils
identified and delineated pursuant to Directives RI(a) and B.I(b) above,
2, Complete delineation of impacts to water quality: The nature and extent of the
pollution of water resources caused by the release of waste constituents and
"degradation products" that may result from the natural degradation of waste
constituents discharged at the site.
Initially, the site investigation should focus on the delineation of the following waste
constituents (pollutants of concern):
Order R9-2oo3-0080: -6- March 27, 2003
Cleanup and Abatement of Groundwater
Pol1ution: Fonner Omar Rendering Site
Pollutants of Concern
.
1,1,1- Tetrachloroethane
1,1,2- Tetrachloroethane
1,I,I-Trichlorethane
1,1,2 Trichloroethane
l,l-Dichloroethane
1,2-Dichloroethane
l,l-Dichloroethene
Benzene
Toluene
Ethylbenzene
Total Xvlenes
cís-l,2-Dichloroethene
trans-1,2-Dichloroethene
Tetrachloroethene
Trichloroethene
Chromium
Nickel
Selenium
Thallium
Chloridc
Sulfate
IDS
The RWQCB may amend this list to include new waste constituents, or associated
degradation products, detected during the site investigation or remediation of the site.
Delineation shall continue until the maximum extent of ground water pollution from
waste constituents (i.e., to non-detectable concentrations) has been determined in the
horizontal and vertical directions. The assessment shall include a determination of
the spatial distribution and'concentration of eachconstitucnt of concern throughout
the zone affected by the release, Delineation of groundwater pollution must include
on and off-property areas of the site.
3. Site Conceptual Model: The discharger shall provide the RWQCB with a Site
Conceptual Model (SCM). The SCM is a written or pictorial representation of the
release scenario, the likely distribution of wastes at the site, as well as potential
pollutant llÚgration pathways and receptors. The SCM shall identify and describe the
types of wastes present including their distribution in space and time, and how the
wastes are changing in space and time.
The SCM shall also identify the potential, cUITent and future receptors in the area;
link potential sources to potential receptors through transport of wastes in the air, soil
Order R9-2003-0080: -7- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
and water; and identify the fate and transport characteristics of the site. The SCM
shall describe or show the physical characteristics and properties of the subsurface
and identify the environmental issues that need to be investigàted (as weH as those
issues that do not need to be addressed), The initial SCM shaH include a discussion of
the level of uncertainty of conclusions, outline data gaps remaining in the conceptual
model, and describe the additional work needed to fill identified data gaps. To the
extent possible, the dischargers shall confinn their site conceptual model using a
combination of existing site-specific data and additional data developed during the
site investigation process.
The SCM shaH be refined and updated as site characterization data become available.
Updates to the SCM shall be included as an appendix to the semi-annual monitoring
reports submitted to the RWQCB. The initial SCM shall be submitted to the
RWQCB by Mav 30. 2003.
C. EV ALVA TION OF REMEDIAL OPTIONS AND FEASIBILITY STUDY (FS)
1. Consideration of Remedial Technologies
At a minimum, the discharger shaH consider the following cleanup and abatement
methods or combination thereof, to the extent that they may be applicable to the
discharge or threat thereof:
a) Source removal and/or isolation;
b) In-place treatment of water or soil:
1. Bioremediation
2, Aeration
3. Fixation
c) Excavation or extraction of soil, waste, or gas for oncsite or off-site treatment
by the foHowing techniques:
1. Bioremediation
2. Thennal destruction
3. Aeration
4. Sorption
5. Precipitation, flocculation, and sedimentation
6, Filtration
7. Fixation
8. Evaporation
d) Excavation or extraction of soil, water, or gas for appropriate recycling, re-
use, or disposal.
Order R9- 2003-0080: -8- March 27, 2003
Cleanup and Abatement of Groundwater
Pollntion: Fonner Omar Rendering Site
2. Comprehensive Feasibility Study (FS)
The discharger shall submit to the RWQCB a complete comprehensive FS by
December 30, 2003, The discharger shall submit a Comprehensive Feasibility
Study (FS) Report containing an evaluation of at least 5 potential remedies or
"corrective measures." A corrective measure may be comprised of a single
remediation technology Or a combination of remedial technologies to achieve the
most effective treatment of site specific groundwater pollutants.
The comprehensive FS shall include the following minimum components:
a) Assessment of Corrective Measnres (ACM) for each potential remedy shall
include an assessment of the following minimum criteria:
1. The perfonnance, reliability, ease of implementation, and potential
impacts of appropriate potential remedies, including safety impacts,
cross-media impacts, and control of exposure to any residual pollution;
2. The time required to begin and complete the proposed remedy
[including the proposed suite of corrective action measures (CAM)];
3. The costs of implementing the proposed remedy;
4. State and/or local permit requirements Or other environmental or public
health requirements that may substantially affect implementation of the
remedy.
5, The discharger shall assess each corrective measure for attainment of the
following ground water protection standards as specified in CCR 23,
Chapter 15, § 2550A:
L A concentration limit for each pollutant of concern not to exceed
the background value of constituents [per CCR Title 23, Chapter
15, § 2550.4(a)(1)], Background concentrations for naturally
occuning constituents must be established pursuant to CCR Title
23, Chapter 15, § 2550.7(e)(1l)(A), There should be no
"background concentrations" for organic waste constituents (e.g.,
volatile organic constituents (VOCs) and chlorinated VOCs).
Therefore, the water quality protection standard or
"concentration limit" for organic waste constituents is the
practical quantitation limit (PQL) for organic waste constituents
using the appropriate analytical method selected per Directive
D.l (a) of this Order And,
iL For a corrective action program, the discharger may propose and
the RWQCB may consider establishing a concentration limit
greater than background (CLGB) for each pollutant of concern.
The discharger must demonstrate to the RWQCB that the
proposed CLGB is the lowest concentration, not exceeding the
-.,-.-.,--
Order R9-2003-0080: -9- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
water quality objective designated in the Basin P1an, applicable
statutes or regulations with a factor of safety, that is
technologically and economically achievable [CCR 23, Chapter
15, § 2550.4(e)]. The applicable numerical water quality
protection standards are identified in Directive C.2 (a)(6) of this
Order.
6. Maximum numerical water quality protection standards. The numerical
water quality protection standards for the maximum concentrations of
the constituents of concern are as foIIows:
Organic Constitnents California MCL 1 (ul!!L)
1,1,1- Tetrachloroethane 200
1,1,2- Tetrachloroethane 1
1,1,1- Trichlorethane 5
1,1,2 Trichloroethane 5
l,l-Dichloroethane 5
1,2-Dichloroethane 0,5
1,I-Dichloroethene 6
Benzene 1
Toluene 150
Ethylbenzene 700
Total Xylenes 1,750
cis-l ,2- Dichloroethene 6
trans-l,2-Dichloroethene 10
Tetrachloroethene 5
Trichloroethene 5
Chromium 502
Nickel 100"
Selenium 502
Thallìum 22
Chloride 5000
Sulfate 500j
IDS 15003
1 ; Primary maximum contaminant levels (MCLs) from RWQCB Basin
Plan (p, 3-10, incorporated by reference from California Code of
Regulations. Title 22, § 64444). Concentration units for organic
constituents are indicated in µgIL,
2; Primary maximum contaminant leve1s (MCLs) from RWQCB Basin
Plan (p. 3-8, incorporated by reference from California Code of
Regulations, Title 22, § 64431). Concentration units for organic
constituents are indicated in µg!L.
Order R9-2003-0080: -10- March 27, 2003
Cleanup and Abatement of GToundwater
Pollution: Fonner Omar Rendering Site
3= Water Quality Objective RWQCB Basin Plan (Table 3-3: page 3-31),
Concentration units for chloride, sulfate and TDS are indicated in
mg/L .
b) Selection of Remedy (SOR) shall address the following minimum criteria:
1. The selected remedy must meet the following minimum requirements:
I. Protection of human health. The selected remedy must result in
a cumulative carcinogenic risk level of no greater than lxlO-6,
including all exposure pathways for residual waste constituents,
The non-carcinogenic effects from exposure to waste
constituents shall be quantified as the hazard index (ill), derived
from summation of hazard quotients (HQ) for individual residual
waste constituent, shall be less than 1 (ill < 1). These methods
for quantifying carcinogenic risk and non-carcinogenic hazards
may be found in USEPA Risk Assessment Guidance for
Superfund (1989, Chapter 8 also see
http://www.epa.gov/superfund/programslriskltoolthh.htm).
iL Attainment of the ground water protection standards in CCR
23, Chapter 15, § 2550.4(a). The selected remedy should able to
achieve background concentrations of constituents of concern per
Directive C.2 (a)(5)(i) of this Order. If the selected remedy
includes a proposal to establish a groundwater cleanup level
greater than background [per Directive C.2 (a)(5)(ii) of this
Order]; then the SOR shall also include a technical evaluation of
all the potential adverse effects on groundwater and surface
water quality listed in CCR Title 23, Chapter 15 [§ 2550A(d)(I)
and (d)(2)]_
iii. Source ControllRemoval. The selected remedy must result in
effective removal and/or control of the source(s) of soluble
ground water pollutants [see description in Directive 8.1 of this
Order] so as to reduce or eliminate further releases of ground
water pollutants from the source area(s);
iv. Waste management. The selected remedy must comply with all
waste management requirements as specified in applicable State
and federal regulations.
v_ Compliance with water quality objectives_ The selected
remedy must not result in water quality less than that prescribed
in: 1) the Basin Plan and Policies adopted by the State and
Regional Boards, including beneficial uses, water quality
Order R9-2003'0080: -11- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
objectives and implementation plans; 2) State and Regional
Water Board policies including State Water Board Resolutions
No. 68-16 (Statement of Policy with Respect to Maintaining
High Quality of Waters in California) and No. 88-63 (Sources of
Drinking Water); and 3) relevant standards, criteria, and
advisories adopted by other state and federal agencies.
c) The discharger shall support the technical and economic evaluation of various
remedial technologies by providing the RWQCB with acceptable
documentation of field performance of remedial technology from other sites
with similar characteristics, evaluations of site-specific data, and/or on-site
pilot testing of potential remedial technologies.
d) The discharger must provide the RWQCB with a proposed schedule for
initiating and completing the selected remedy for cleanup and abatement of
groundwater pollution from the site.
e) The discharger shilll propose a selected remedy to ensure that the groundwater
protection standards assigned by the RWQCB are attained at all monitoring
points and throughout the zone affected by the release, including any portions
thereof that extend beyond the facility boundary [pursuant to § 2550.1O(c)],
f) If, the discharger determines that the release has crossed the facility boundary;
the discharger shall, within 30 days of such determination, provide the
RWQCB with a list of the names and addresses of all "affected parties" [all
persons who currently own or reside upon land that overlies the release], The
RWQCB may invite these affected parties to a Regional Board meeting at
which the potential corrective measures are discussed and either chosen or
revised,
g) The discharger shall install any additional ground water, soil pore liquid, soil
pore gas, or surface water monitoring devices necessary to comply with this
Order.
D, WATER QUALITY MONITORING
1. Monitoring Provisions
a) Unless otherwise permitted by the RWQCB Executive Officer, all analyses
shall be conducted at a laboratory certified for such analyses by the State
Department of Health Services. Specific methods of analysis must be
identified, If the discharger proposes to use methods other than those
included in the most current version of "Test Methods for Evaluating Solid
Waste, Physical/Chemical Methods, SW-846" (V,S. Environmental Protection
Agency), the exact methodology must be submitted for review ar¡d must be
approved by the RWQCB Executive Officer prior to use. The director of the
laboratory whose name appears on the certification shall supervise all
Order R9-2003-0080: -12- March 27, 2003
Cleanup and Abatement of Grmmdwater
Pol1ution: Fonner 0= Rendering Site
analytical work in hislher laboratory and shall sign all reports of such work
submitted to the RWQCB.
.
b) If the discharger monitors any pollutants more frequently than required by this
Order, using the most recent version of "Test Methods for Evaluating Solid
Waste, Physical/Chemical Methods, SW-846", the results of this monitoring
. shall be included in the calculation and reporting of the data submitted in the
discharger's monitoring report. The increased frequency of monitoring shall
also be reported.
c) The discharger shall report all instances of noncompliance not reported under
Reports Filed with the RWQCB, Directive F.5 of this Order at the time
monitoring reports are submitted. The reports shall contain the information
listed in Reports Filed with the RWQCB, Directive F.5 of this Order-
d) All monitoring instruments and equipment used by the discharger to fulfill the
prescribed monitoring program shall be properly calibrated and maintained as
necessary to ensure their continued accuracy<
2. Records of monitoring information shall include:
a) The date, identity of sample, Monitoring Point from which it was collected,
and time of sampling or measurement;
b) The individual(s) who performed the sampling or measurements;
c) Date and time that analyses were started and completed, and the name of the
personnel perfonning each analysis;
d) The analytical techniques or method used, including method of preserving the
sample and the identity and volumes of reagents used;
e) Calculation ofresults; and
t) Results of analyses, and the Method Detection Limit for each parameter.
g) Laboratory quality assurance results (e.g., percent recovery, response factor)
3, Ground Water Quality Monitoring
The following shall constitute the ground water monitoring program for the
former Omar Rendering site:
Order R9-2003-0080: -13- March 27, 2003
Cleanup and Abatement of GrOlmdwater
Pollution: Former Omar Rendermg Site
a) Ground Water Flow RatelDirection
For each monitored ground water body, the discharger šhall measure the water
level in each well and determine ground water flow rate and direction at least
semi-annually, including the times of expected highest and lowest elevations
of the water level for the respective ground water body, Ground water
elevations for all background and down gradient we11s for a gi ven ground
water body shall be measured within a period of time short enough to avoid
temporal variations in ground water flow which could preclude accurate
determination of ground water flow rate and direction.
b) We11 Purging
i. Prior to sampling monitoring we11s, the presence of an
immiscible layer in all wells (floating and/or at bottom of we11
screen) shall be determined at the beginning of each sampling
event. This sha11 be done prior to any other activity that may
disturb the surface of the water in a well, e.g. water level
measurements, If an immiscible layer is found, the RWQCB
shall be notified within 24 hours.
ii. Prior to purging each monitoring we11, the static water level shall
be measured-
iii, Field logs used during well purging shaJl be included in the
monitoring reports. The infonnation contained in field logs shall
include: the methodes) of monitoring field parameters,
calibration data for the field equipment, method of purging (if a
pump is used, include pump placement and pumping rate), date
each wcll was purged, well recovery time, method of disposal of
the purged water, an estimate of volume of water purged from
each well, the results of all field analyses, we11 number, depth to
ground water, method of measuring the water level and field
personnel signatures.
c) Ground Water Sampling and Analysis
i. At a minimum, the ground water monitoring network shall
consist of the fo11owing monitoring wells - MW -0 IR, MW -04,
BGW-02, SVGW-JO, MW-09, MW-lO MW-14, MW-15A, and
MW-15R
ii. The discharger shall collect semiannual samples from all ground
water monitoring wells listed in Directive D.3(c)(i) and analyze
those samples for the following constituents:
Order R9-2003-0080: -14- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
CONSTITUENT UNITS SAMPLING AND
REPORTING
FREOUENCY
¡pH .pH Semi-Annually
Specific Conductance umhos/cm Semi-Annually
Total Dissolved SoJids fig/! Semi-Annually
Calcium mg/! Semi-Annually
Iron fig/I Semi-Annually
Ma!ffiesium fig/! Semi-Annually
Sodium mg/\ Semi-Annual1y
Potassium mg/! Semi-Annually
Carbonate m.!tJ. Semi-Annually
Bicarbonate mg/! Semi-Annually
Chloride 1lI!!!1 Semi-Annuallv
Sulfate mg!1 Semi-Annually
Nitrate as NitroQ:en mg/\ Semi-Annual1v
Total Phosphate mgll Semi-Annually
Alkalinitv (CaC03) mg/\ Semi-Annuallv
Volatile Organics µgIl Semi-Annually
(VOCs)
Semi-volatile Organics µgJI Eyery 5 years
(SVOC)
Arsenic mgll Annually to biannually'
Barium mg/! Annually to biannually J
Cadmium mgll Annually to biannual1y ,
Calcium m!!!1 Annually to biannually J
Chromium m!!!1 Annuallv to biannually'
Copper mg/I Annually to biannually J
Iron m!!!1 Annually to biannually I
Lead 1lIg/! Annually to biannually J
Magnesium mgll Annually to biannually J
ManQ:anese mg/I Annually to biannually J
Mercury mg/\ Annuallv to biannually'
Molybdenum 1lIg/\ Annually to biannually J
Nickel mgll Annually to biannually J
Potassiwn mgll Annually to biannually'
Selenium m!!!1 Annually to biannual1y J
Silver IIl¡;d] . Annually to biannually J
Sodium mg/\ Annually to biannual1y J
Thalliwn mg/\ Annuallv to biannually ,l
Vanadium mgfl Annually to biannually J
Zinc mgfl Annually to biannually J
Order R9- 2003-0080: -15- March 27, 2003
Cleanup and Abatement of Groundwater
PolJution: Fonner Omar Rendering Site
1 = Analyze groundwater samples for metals annually for the Erst 3
years following weIJ instaIJation, then every 2 years thereafter.
Note: mg/l = milligrams/liter and µg/l = microgramslliter
d) Any groundwater monitoring wells installed, as a resu1t of subsequent
investigation, shall follow the same ground water sampling requirements
listed in Directives D,3 (a) and D.3.(b) of this Order. For all additional
groundwater wells, the discharger shall report analytical results for all
constituents listed in Directive D.3(c)(ü) for the first round. Unless otherwise
directed by the RWQCB, all subsequent groundwater samples from additional
investigation wells [other than those specified in Directive D.3(c)(i) of this
Order] shall be collected semi-annually and may be analyzed only for VOCs.
e) Groundwater samples from additional ground water monitoring wells shall be
analyzed for general minerals analyses (major ions) annually. Reported results
from general minerals analyses shall be accompanied by an evaluation of the
results from a cation-anion balance calculation in addition to other laboratory
quality assurance and quality control (Q NQC) data,
f) All additional groundwater-monitoring weIJs shall be properly developed after
construction and prior to collecting samples for the purpose of complying with
the water quality monitoring requirements in this Order. The discharger shall
provide a description of the "development method(s)" employed at each new
monitoring well in an appendix to the next available semi-annual report.
4. All monitoring reports shall be signed by an authorized person(s) as required by
Report Declaration, Directive G of this Order.
E. SITE MAINTENANCE
1. The discharger shall perfonn inspections of the site as defined in this Order and
report the results semi-annuaUy. The report shal1 contmn infonnation on the
conditions observed at the site and a discussion of any significant findings with
regard to:
a) General site condition;
b) Surface cover and slope;
c) Drainage facilities;
d) Groundwater monitoring networks;
e) Observation of seepage from the site; and
f) Maintenance activities at the site.
Order R9- 2003-0080: -16- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Fonner OIDar Rendering Site
F, REPORTS TO BE FILED WITH THE RWQCB
All reports shaH be submitted no later than one month foHowing IDe end of the respective
Reporting Period. The reports shall be comprised of at least the following in addition to
the specific contents listed for each respective report type:
1. Transmittal Letter
A letter summarizing the essential points shall be submitted with each report.
The transmittal letter shall include:
a) A discussion of any violations of this Cleanup and Abatement Order found
since the last such report was submitted and shall describe actions taken or
planned for correcting the violations. If the discharger has previously
submitted a detailed time schedule for correcting the violations, a reference to
the correspondence transmitting such schedule will be satisfactory. If no
violations have occurred since the last submittal, this shall be stated in the
transmittal letter;
b) In order to assist the RWQCB in processing of correspondence and reports
submitted in compliance with this cleanup and abatement order, the discharger
shall include the following code number in the header or subject line portion
of all correspondence or reports submitted to the RWQCB: LAND 06-
0215.05.
2. Semi-Annual Summary Report
The discharger shall submit a semi-annual report to the RWQCB covering the
previous six months. The semi-annual Reporting Periods end on September 30
and March 30, respectively. The semi-annual report shall contain, but not be
limited to the following:
a) Site maintenance - A summary of quarterly inspections and a discussion of
any significant findings as described in Site Maintenance, Directive E of this
Order.
b) Flowrate/direction - For each monitored groundwater body, a description and
graphical presentation (e.g., arrow on a map) of the velocity and direction of
ground water flow under/around the site, based upon water level elevations
observed during the collection of the water quality data submitted in
compliance with this Order.
c) Well Information - For each monitoring well the discharger shall provide: a
description of the method and time of water level measurement; a description
of the method of purging used both before sampling to remove stagnant water
Order R9-2003-0080: -17- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
in the well, and a description of purging method used to coIlect groundwater
samples from the well.
.
d) Sampling Information - For each Monitoring Point and Background
Monitoring Point addressed by the report, a description of the type of pump
or other device - used and its vertical placement for sampling, and a detailed
description of the information contained in Records of Monitoring
Information, Directive D.2 of this Order.
e) Map - A map (or copy of an aerial photograph) showing the locations of
observation stations all Monitoring Points, and all Background Monitoring
Points,
3, Annual Summary Report
The discharger shall submit an annual report to the RWQCB covering the
previous monitoring year, The annual Reporting Period ends March 30. This
report may be combined with the Winter/Spring semiannual report. The annual
report shaIl include, but not be limited to the foIlowing:
a) Graphical Presentation of Analytical Data - For each monitoring point, submit
in graphical format the laboratory analytical data for all samples coIlected
within at least the previous five calendar years. Each graph shall plot the
concentration of the constituent over time for a given monitoring point, at a
scale appropriate to show trends or variations in water quality
b) Compliance Record Discussion - A comprehensive discussion of the
compliance record, result of any corrective actions taken or planned which
may be needed to bring the discharger into full compliance with the waste
discharge requirements.
c) Summary of Changes - A written summary of the monitoring results and
monitoring system(s), indicating any changes made or observed since the
previous annual report.
d) Map - A topographic map at appropriate scale, showing the direction of
ground water flow at the landfiIl site.
4. Schedule for Monitoring Reports
Monitoring reports shall be submitted to the RWQCB in accordance with the
foIlowing schedule:
!
Order R9-2003-0080: -18- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
Re ort Period Re ort Due
April to September October 30
October to March A ril 30
Annual A ril to March A ril 30
5. Notification of Emergency Conditions
The discharger shall notify the RWQCB by telephone or facsimile within 24.
hours of any conditions that is created by the discharge of wastes to land or water
resources resulting from corrective actions taken at this site. The initial
notification must be followed by a detailed written description of the discharge,
an explanation of the conditions which lead to the discharge of wastes and the
emergency remedial actions taken to mitigate the effects of the discharge. The
written notification shall be sent to the RWQCB by registered mail.
G. REPORT DECLARATION
All applications, reports, or infonnation submitted to the RWQCB shall be signed and
certified as follows:
1. Use of Registered Professionals.
The discharger shall provide documentation that plans and reports required under
this Order are prepared under the direction of appropriately qualified professionals,
California Business and Professions Code Sections 6735, 7835 and 7835,1 require
that engineering and geologic evaluations and judgements be performed by or under
the direction of registered professionals. A statement of qualifications and
registration numbers of the responsible lead professionals shall be included in all
plans and reports submitted by the discharger. The lead professional shall sign and
affix their registration stamp to the report, plan or document.
2. Required Signatures and Certification Statement
All written reports submitted to the RWQCB in compliànce with this Order shall
be signed by the discharger and contain the following certification statement:
"I certify under penalty of law that I have personally examined and am familiar
with the infonnation submitted in this document and all attachments and that,
based on my inquiry of those individuals immediately responsible for obtaining
the infonnation, I believe that the infonnation is true, accurate, and complete< I
am aware that there are significant penalties for submitting false information,
including the possibility of civil liabilities imposed administratively by the
RWQCB or imposed by the Superior Court."
Order R9-2oo3-0080: -19- March 27, 2003
Cleanup and Abatement of Groundwater
Pollution: Former Omar Rendering Site
H, REPORTING TO THE RWQCB .
All monitoring and technical reports shall be submitted to:
Executi ve Officer
California Regional Water Quality Control Board
San Diego Region
9174 Sky Park Court, Suite 100
San Diego, CA 92123-4340
Attn: Supervisor Land Discharge Unit
J, NOTIFICATIONS
I. The California Water Code Section 13350 provides that any person who
intentionally or negligently violates any cleanup and abatement order issued,
reissued, or amended by this RWQCB is subject to administrative civil liability of
up to five thousand (5,000) dollars per day of violation. The Superior Court may
impose civil liability of up to fifteen thousand (15,000) dollars per day of violation,
2. The California Water Code Section 13268 provides that any person failing or
refusing to furnish technical or monitoring program reports, as required under this
Order, or falsifying any information provided in the monitoring reports is guilty of a
misdemeanor and may be liable civilly in accordance with this section.
3, Pursuant to CWC § 13304(c), the RWQCB is entitled to, and may seek
reimbursement for, all reasonable costs actually incurred by the RWQCB to
investigate unauthorized discharges of waste and to oversee cleanup of such waste,
abatement of the effects thereof, or other remedial action, required by the Order,
Ordered B
fIN H. ROB TUS
xecutive Officer
March 27, 2003
Order R9-2003-0080: -20- March 27. 2003
Cleanup and Abatement of Groundwater
pollution: Fonner OIIJJIT Rendering Site
.
TABLE 1:
SUMMARY OF COMPUANCE DATES
OTA Y MESA VENTURES II, L.L.C.
FORMER OMAR RENDERING FACILITY
SUMMARY OF COMPUANCE DATES FOR ORDER NO, 2003-0080
DIRECTIVE NO. SUBMITT AL TO RWQCB DUE DATE
B.3 Initial Site Conceptual Model May 30, 2003
BA Comprehensive Site Investigation August 29, 2003
Report
C.2(f) Identification of affected Property Within 30-days after
Owners and Occupants determination of offsite
migration of Dollutants
C.2(h) Comprehensi ve Feasibility Study December 30, 2003
ReDort
F .1, F.2; F4; and H Semiannual Monitoring Reports October 30
Ami! 30
F,l, F.3; F4; and H Annual Monitoring Reports Apri130
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ATTACHMENT "c"
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
Chula Vista Auto Park North Specific Plan (18-02-006)
MMRP REQUIREMENTS
The Mitigation Monitoring Program is prepared for the City of Chula Vista in conjunction with the
proposed Chula Vista Auto Park North (lS-02-006) project. The proposed project has been evaluated
in an Initial Study/Mitigated Negative Declaration (ISIMND) 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-02-006,
AS 3180 requires monitoring of potentially significant and/or significant environmental impacts, The
Mitigated Monitoring Program for this project ensures adequate implementation of mitigation for the
following potential impacts:
1. Hazards
2. Air Quality
3. Geophysical
4. Water Quality
5. Traffic
6. Aesthetics
MONITORING PROGRAM
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. The applicant shall provide evidence in written
form confirming compliance with the mitigation measures specified in MND/IS-02-006 to the
Environmental Review Coordinator. The Environmental Review Coordinator will thus provide the
ultimate verification that the mitigation measures have been accomplished,
Table I, Mitigation Monitoring and Reporting Program, lists the mitigation measures listed in Section F,
Mitigation Necessary to Avoid Significant Impacts, of the Mitigated Negative Declaration which will be
implemented as part of the project. In order to determine if the applicant has implemented the measure,
the method and timing of verification are identified, along with the City department or agency
responsible for monitoring/verifying that the applicant has completed each mitigation measure. Space for
the signature of the verifying person and the date of inspection is provided in the last column,
H:\HOME\PLANNING\MARIA \MISC\lS·O 1 ~034.mmrp.doc
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