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Home My WebLink About1992/01/14 Agenda Packet ~d . . eclare uncler penalty of perJury that I aM em,loye.:! by tile City of Chu:a Vista In the Olíice 0'; the City Clerk and thct ! posted tl:is ,i!¡gen;1a/No~ice on the Bulletin Board at the Public erv·ces Bu;lding and at City Hall on Tuesday, January 14, 1992 CJ. TED. /& .:¿ SIGNED 6--.;1 ~..-. " Council Chambers 6:00 p.m. Public Services Building Res¡ular Meetins¡ of the City of Chula Vista City Council CAlL TO ORDER. 1. ROlL CAll.: Councilmembers Grasser Horton ~ Malcolm ~ Moore ~ Rindone ~ and Mayor Nader _. 2. PLEDGE OF ALLEGIANCE TO THE FLAG. SILENT PRAYER 3. APPROVAL OF MINUTES: None submitted. 4. SPECIAL ORDERS OF THE DAY: a. Oath of Office: Julia Wubenhorst - Youth Commission. b. Introduction of newT own Manager-Joan Campbell. Introduction will be made by Mr. Don Swanson, President, Downtown Business Association. c. Proclaiming the week of February 9 - 15, 1992 as "I Love A Cop Week". The proclamation will be presented to Adele Neves, Special Events Administrator of the San Diego Police Officers Association. CONSENT CALENDAR (Items 5 through 8) The staff recomrnendtJtio regarding the following iJems listed under the Consent Ca1endnr wüJ be enacted by the Council by OIl/! motion wiIhout discussion unless a Councilmember, a member of the publk or City staff requests thiN the item be puIkd for discussion. If you wish to speak on OIl/! of tJw¡e iJems, please fill out a "R£qu£st to Speak Form" avaiIJJble in the lobby and. submit it to the City CIok prior to the m£eting. (Cornpleœ the green form to speIlk in favor of the staff recommenda6on; complete the pink form to speak in opposition to the sÚlff recomrnmdJJtion.) Items puIkd from the Consent Calendar wüJ be discussed after Action Items and. Boards and. Commission Reconunendßtion Items puIkd by the publk wüJ be the first iJems of business. 5. WRI"ITEN COMMUNICATIONS: Claims Against the City- Claimant No.1: Eucalyptus Grove Apartments, C/o James F. Sexton, Esq., Chapin Fleming & Winet, Attorneys at Law, 1320 Columbia Street, San Diego, CA 92101; Claimant No.2: Richard L. Brannen, 434 "E" Street, Chula Vista, CA 91910. Staff recommends Council deny the two claims. --..-----_..-. -.--..,-,_._-,.-._~---~------_.._,---- Agenda -2- January 14, 1992 6. RESOLUTION 16464 DESIGNATING THE SAN DIEGO COUNTY DEPARTMENT OF HEALTII SERVICES /IS THE LOCAL ENFORCEMENT AGENCY (LEA) FOR SOUD WiISTE ISSUES - The California Integrated Waste Management Act of 1989 (AB939) requires that a local jurisdiction designate an LEA to ensure that minimum standards for solid waste handling and disposal are met. The law requires that the designated LEA meet stringent technical! and professional certifications for staff and programs. Staff recommends approval of the resolution. (City Manager) 7. RESOLUTION 16465 APPROVING A REVISION OF A TIIREE PARTY AGREEMENT FOR OTAY RANCH DEVELOPMENT PROCESSING BETWEEN THE CITY OF CHULA VISTA, ROBER.T BEIN, WIWAM FROST AND /lSSOCIATES AND BALDWIN VISTA ilSSOCIATES, L.P. AND AUTIiORIZlNG THE MAYOR TO EXECUTE SAID AGREEMENT - Additional development processing work is being requested of Robert Bein, William Frost and Assoc. over and above the original scope-of-work for the Otay Ranch project. Staff recommends approval of the resolution. (Deputy City Manager Krempl) 8. RESOLUTION 16445 MAKING FINDINGS ON THE PETITION FOR THE OTAY RIO BUSINESS PARK - PHASE I ASSESSMENf DISTRICT NUMBER. 89-3A - This item was continued from the 1/7/92 meeting. However, more time is needed to complete the project, therefore, staff recommends removal from the agenda. (Director of Public Works) * * END OF CONSENT CALENDAR * * PUBUC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES The following iJems have been advertised and.Jor posted as publk hearings as required by law. If you wish to speIlk to any ium, pleßse fill out the "R£qu£st to Speak Form" avaiIJJble in the lobby and. submit it to the City Clerk; prior to the meeting. (Compleœ the green form to speak in favor of the staff recommendiltion; complete the pink form to speIlk in opposition to the staff recommendation.) Comments are limited to five minutes per individual 9.A RESOLUTION 16466 CERTIFYING THE PINAL ENVIRONMENTAL IMPACT REPORT INCLUDING ADDENDUM FOR THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE) (EIR NUMBER. 89-08; SCH #89062807) B. PUBUC HEARING TO CONSIDER. APPROVAL OF A CONCEPTUAL DEVELOPMENT PLAN/LAND USE PLAN FOR THE MID-BAYFRONT - At the 8/20/91 meeting, Council directed the Bayfront Planning Subcommittee to return on 1/14/92 with a concept plan for the Mid-bayfront that resolved issues including density/intensity/bulk, traffic, schools, parks/open space, and potential location for a cultural arts facility. The Bayfront Planning Subcommittee has completed their task and through the staff is bringing forward their recommendation. Staff recommends Council consider, deliberate, and act upon Statement of Preference A, B, or C. (Director of Community Development) , 'U'_H_."'.'_.._'_. _._m"'___"__ ..'_ __.U_"__... ._.______.....____.___.._w·._._. Agenda -3- January 14, 1992 STATEMENT OF PREFERENCE A APPROVING THE CONCEPTUAL DEVELOPMENT PLAN - STAPP ALTERNATIVE, WITII CLARIFYING TEXr AS CONTAINED IN SECTION 1.A OF THE REPORT, WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICAlLY ADDRESSED IN THE LCP RE- SUBMITfAL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPliCANT AND THE OTY OR REDEVELOPMENT AGENCY (if preferred, refer back to staff for proper environmental preparation) STATEMENT OF PREFERENCE B APPROVING THE CONCEPTUAL DEVELOPMENT PLAN OF THE BAYFRONT PLANNING SUBCOMMITTEE/APPLICANT ALTERNATIVE, WITII CLARIFYING TEXr AS CONTAINED IN SECTION 2.A OF THE REPORT, WHICH SPECIFIES CERTAIN ITEMS TO BE SPEOPICALLY ADDRESSED IN THE LCP RESUBMITTAL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPliCANT AND THE crry OR REDEVELOPMENT AGENCY STATEMENT OF PREFERENCE C APPROVING THE CONCEPTUAL DEVELOPMENT PLAN OF THE BAYFRONT PLANNING SUBCOMMITTEE/APPLICANT ALTERNATIVE AS MODIFIED BY THE PLANNING COMMISSION, WHICH CLARIPIES TEXr AS CONTAINED IN SECTION 1.C OF THE REPORT, WHICH SPEaFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RESUBMITTAL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPliCANT AND THE crry OR REDEVELOPMENT AGENCY (if B or C preferred, so indicate and adopt Resolution 16467) c. RESOLUTION 16467 MAKING FINDINGS OF FACT RELATING TO THE FEASIBiliTY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM AND A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROPOSED MIDBAYPRONT CONCEPTUAL DEVELOPMENT PLAN; "SUBCOMMITTEE RECOMMENDATION" (ALTERNATIVE 8, WITII MINOR MODIFICATIONS) ORAL COMMUNICATIONS This is an opportunity fOl" the general publk to address the City CowtciI on any subject matter within the Council's juristIk:tion thiN is not an item on this agenda. (State law, Iwwever, generally prohibits the City Council from taking action on any issues not included on the posted agenda.) If you wish to address the Council on such a subject, please compleœ the yellow "R£qu£st to Spealc Under Oral Communú:ations Form" avaiIJJbk in the lobby and. submit it to the City CIok prior to the m£eting. Those who wish to speak, please give your nam£ and. address for record purposes and. follDW up action. Your time is limited to three minutes per speaker. ACTION ITEMS The iJems listed in this section of the agenda are erpected to elkit substantial discussions and. ddiberations by the Council, staff, 01" members of the general public. The iJems wüJ be considered individuaIly by the Council and. staff recommmdations may in certain cases be presented in the alternative. Those who wish to speak, please fill out a "R£qu£st to SpeaK' form avaiIJJble in the lobby and. submit it to the City CIok prior to the m£eting. Publk comments are limited to five minutes. None submitted. --_.,_._--~..._.- -- ---_.- --~-_._-.. ._'. --- ---~.__....__..,._._---_._-,.- Agenda -4- January 14, 1992 BOARD AND COMMISSION RECOMMENDATIONS This is the time the City Cowu:il wüJ consider iJems whü:h IuJVe been forwarded to thÐn for consideration by OIl/! of the City's Boards, Commissions and./or Committees. None submitted. ITEMS PUIJ.ED PROM THE CONSENT CALENDAR This is the time the City Council wüJ discuss iJems which have been removed from the Consent Calendar. Ageni/ß iJems puIkd at the request of the publk wüJ be considered prior to those puIkd by Cou1u:iImembers. Publk comments are limited to five minutes per individuaJ. OTIIER. BUSINESS 10. CITY MANAGER'S REPORTCs) Scheduling of meetings. 11. MAYOR'S REPORT(s) 12. COUNCIL COMMENTS Councilman Rindone: Discussion regarding number of Council absences from meetings before removal from office. Councilman Malcolm: Letter from Frank Ferreira dated 12/18/91 requesting reconsideration of his agreement with the City of Chula Vista pertaining to a tree farm at I-80S and "H" Street. ADJOURNMENT The City Council will meet in a closed session immediately following the Council meeting to discuss: Instructions to negotiators regarding personnel pursuant to Government Code Section 54957.6. Instruction to negotiators regarding potential acquisition of property located on the west side of Otay Valley Road between Otay Rio Road and Spy Glass Hill Road (Chillingsworth Corporation) pursuant to Government Code Section 54956.8. The meeting will adjourn to (a closed session and thence to) the Regular City Council Meeting on January 21, 1992 at 6:00 p.m. in the City Council Chambers. ------"- __ ______ ____..~___~__...__.____..._ ... - _.__.".....__'0__."_____.. ~~0-. ~~ .....~~-- ......~~~ (llY OF OFFICE OF THE MAYOR CHULA VISTA TIM NADER January 3, 1992 Ms. Julia Wubenhorst 518 Elm Avenue Chula Vista, CA 91910 Dear Ms. Wubenhorst: During the City Council meeting of December 17, 1991, you were appointed to fill a vacancy on the City's Youth Commission. My conwatulations on your appointment to this imponant commission. The Oath of Office will be administered by the City Clerk during the regular City Council meeting on January 14, 1992. It will be held at 6:00 p.m. In the Public Services Building, 276 Founh Avenue. In the event you are unable to attend this meeting, please call the City Clerk's office at 691-5041 and she will gladly make other arrangements with you so that you can take the oath. The commission secretary, Rosemary Brodbeck, will send you information regarding the meeting dates. Should you have any questions, please feel free to contact her at 691-5085. Thank you for your continued interest in serving the City of Chula Vista. Sincerely, - :J: /!A~-- Tim Nader Mayor LMM:dv appoint cc: City Clerk Rosemary Brodbeck, Secretary 276 FOURTH AVENUE/CHULA VISTA. CALIFORNIA 919101(619) 691-5044 4 a.-I PROCLAIMING THE WEEK OF FEBRUARY 9 THROUGH FEBRUARY 15, 1992 AS "I LOVE A COP WEEK' IN THE CITY OF CHULA VISTA, CALIFORNIA WHEREAS, our law enforcement officers are the guardians of life and property, defenders of the individual right to be free, warriors in the battle against crime, and are dedicated to the preservation of life and property; and WHEREAS, the San Diego Police Officers Association will conduct a Peace Officers Ball on Friday, February 14,1992 at the Grand Room of the Grant Hotel where outstanding peace officers from eleven San Diego County law enforcement agencies will be honored; and WHEREAS, our community desires to honor the valor, service, and dedication of its own police officers: NOW, THEREFORE, I, TIM NADER, Mayor of the City of Chula Vista, California, do hereby proclaim the week of February 9 through February 15, 1992 as "I LOVE A COP WEEK", and call upon all our citizens to make every effort to express our appreciation to these men and women who are willing to risk their lives, to guard us and our loved ones against all who would violate the law. t-l t. -I ..·_m."_._..___'___~" ( January 10, 1992 TO: Th, "",c.bl, '",c .,d C;~""fl FROM: John D. Goss, City Manager ~ SUBJECT: City Council Meetlng of Ja ary 14., 1992 This will transmit the agenda and related materials for the regular City Council meeting for Tuesday, January 14, 1992. Comments regarding Written Communications are as follows: 5a. IT IS RECOMMENDED THAT THE CLAIMS AGAINST THE CITY FILED BY EUCALYPTUS GROVE APARTMENTS AND MR. RICHARD L. BRANNEN BE DENIED. JDG:mab _ ___~_.... _,____~_."'. ··w·____"·____"_ COUNCIL AGENDA STATEMENT Item 5 Meeting Date 1114/92 ITEM TITLE: Claims Against the City SUBMITTED BY: Director of personnel~ (4/5ths Vote: Yes___ No~) REVIEWED BY: City Manager jC1. "'D~ Claimant No. 1: Eucalyptus Grove Apartments c/o James F. Sexton, Esq. Chapin Fleming & Winet Attorneys at Law 1320 Columbia Street San Diego, CA 92101 On December 13, 1991, Eucalyptus Grove Apartments filed a claim against the city of Chula vista for indemnity in connection with litigation brought against them by Mr. George Gerber related to the death of his daughter, Virginia, on September 21, 1990. A Claim against the city was previously filed by Mr. Gerber and was denied by the City Council on January 22, 1991. The City is currently involved in litigation and it is the recommendation of counsel for the city, Daley & Heft, concurred in by the City Attorney's office, Risk Management and our claims administrators, Carl Warren & Company that this claim be denied. Claimant No. 2 : Mr. Richard L. Brannen 434 E Street Chula Vista, CA 91910 On December 11, 1991, Mr. Brannen filed a claim against the City of Chula vista for an amount within the jurisdiction of the Municipal Court. Mr. Brannen alleged he received personal injuries from an incident involv- ing a city employee in the Nature Interpretive Center parking area. The allegations were determined to be unfounded. Due to remote liability on the part of the City, it is our claims administrator's recommendation, concurred in by Risk Management and the city Attorney's Office, to deny the claim. RECOMMENDATION: Deny the above two claims. J Form A-113 (Rev" 11/79) 5-) COUNCIL AGENDA STATEMENT Item (p Meeting Date 1/14/92 ITEM TITLE: Resolution l,41..~ Designating the San Diego County Department of Health Services as the local Enforcement Agency (lEA) for solid waste issues SUBMITTED BY: Principal Management Assistant SnYde~ REVIEWED BY: City Manager J<"~~ (4/Sths Vote: Yes___No-X-) /;) At the City Council meeting of June 11, 1991, Council considered options for designating a Local Enforcement Agency (LEA) as required by AB939, the California Inte9rated Waste Management Act of 1989 (Attachment 1) . As a result of that review, staff was directed to send a letter of intent to the County of San Diego indicating the City's initial interest in designating the County Department of Health Services (DHS) as its LEA for solid waste management act i vit i es. At the time, it was expected that the State Board would be establishing certification guidelines and codifyi ng regulations within two months. Staff expected to use the time to clarify ramifications of the LEA designation with both the State Board and the County DHS. Certification guidel ines and regulations from the State were del ayed unt il recently. The City must now make a decision to support the original intention to designate the County as its LEA in sol id waste matters, or the State will become the City's LEA by default. Another option of the City naming itself as LEA is not viable at this time. These act ions will be effective August 1, 1992 and a decision by the City is now necessary to all ow sufficient preparation and review time for all agencies. RECOMMENDATION: Approve resolution. BOARDS/COMMISSIONS RECOMMENDATION: At the Resource Conservation Commission meeting on January 6, 1992, the Commission unanimously approved the staff recommendation. An excerpt from the unoffi ci a 1 mi nutes are attached to thi s report (Attachment 2). DISCUSSION: As previously reported, the California Integrated Waste Management Act of 1989 (AB 939) requires that a local jurisdiction designate an LEA to ensure that minimum standards for sol id waste handl ing and disposal are met. Pri or to this law, the City was able to designate itself as co-LEA and take responsibility for enforcement of non-health related solid waste matters such as litter control. For all other standards, the County Department of Health Services (DHS) acted as the LEA for the City. Under the new 1 aw, a local jurisdiction must designate a sole LEA to handle all matters related to sol id waste handling and disposal. A 1 oca 1 jurisdiction can designate itself to be the sole LEA only if a sol id waste facility exists within the jurisdictional boundaries. When the des i gnat ion ~ - J .--.-....- ... _____"0.' .__n"__._._._.__.__··___·___._,·__·_··_ Page 2, Item to Meeting Date 1/14/92 issue was first reviewed in June 1991, consideration was given to the alternative that the City could choose to designate itself as sole LEA. That alternative initially was less attractive and cost effective than the option to designate the County DHS to act on the City's behalf. The least attractive alternative was to designate the State Board (CIWMB) or to fail to make any designation, wherein the State Board becomes the City's LEA by default. Further examination of the option for the City to name itself as sol e LEA indicates that it is not a reasonable option at this time. The City does not currently have staff resources available and able to meet the necessary profess i ona 1 standards. In addition to the previ ous respons i bil it i es of a Local Enforcement Agency, the new law now requires that an LEA meet additional certification guidelines for the technical and profess i ona 1 abil i ty of staff as well as task performance. The 1 aw imposes vol umi nous requ i rements in the documentat i on of des i gnat ion i nformat ion and a detailed Enforcement Program Plan. The lead time for meeting the certification, documentation, application and training requirements is estimated to be between six months and one year. Should the City decide in the future to name itself as LEA, the law allows for a wi thdrawa 1 of the designation currently being recommended and a new designation meeting all State requirements. At the present time, all incorporated cities within the County of San Diego have designated or are planning to designate the County DHS as sole LEA. One of staff's primary concerns when the issue was first reviewed was the clarification of the effect this designation would have on any activities the City is currently involved in related to solid waste collection, handling and disposal, since the City would no longer be able to share the responsibil ity for the enforcement of State 1 aws and rel ated regul at ions. The County has stated, and the State has concurred, that local jurisdictions will be allowed to retain control over local ordinances dealing with transportation route issues, abandoned vehicles, curbside requirements, and other similar issues. The City's role is protected by its ability to adopt local ordinances which are not preempted by State law. FI SCAL IMPACT: None as a result of this recommended act ion. The funding mechani sm for the program is expected to be through new charges for permit review processes which will be paid directly by the applicant. Other administrative costs of the County's program will be funded from the County's Solid Waste Enterprise Fund (tipping fees). WPC 3803A /'-2- -_._-_._----~---,._"-- -.-.-.... RESOLUTION NO.~ RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA DESIGNATING THE SAN DIEGO COUNTY DEPARTMENT OF HEALTH SERVICES AS THE LOCAL ENFORCEMENT AGENCY FOR SOLID WASTE ISSUES WHEREAS, Division 30, Part 4, Chapter 2 of the Public Resources Code (California Integrated Waste Management Act of 1989) requires that all Local Enforcement Agencies (" LEAs ") for solid waste issues be certified by the California Integrated Waste Management Board ("CIWMB"), and WHEREAS, each local jurisdiction must designate an LEA, or remand that responsibility to the CIWMB, and make notification to the CIWMB as to the designation. NOW, THEREFORE, BE IT RESOLVED that the city Council of the City of Chula vista does hereby designate the County of San Diego, Department of Health Services, Environmental Health Services as the LEA for solid waste issues in this jurisdiction. Presented by Approved as to form by Stephanie Snyder, Principal BruC~B~~a:¿ Management Assistant Attorney C:\RS\LEA for solid waste iBlues <e,~ -~.~--- --.-_._- ATTACHMENT 1 COUNCIL AGENDA STATEMENT Item 1f) Meeting Date 6/11/91 ITEM TITlE:· Report: Considering options for re-designating a Local Enforcement Agency (LEA) as required by the Cal ifornia Integrated Waste Management Act of 1989 SUBMITTED BY: Principal Management Assistant SnYde~ REVIEWED BY: City Managetf (4/Sths Vote: Yes___No-X-) The California Integrated Waste Management Act of 1989 (AB 939) requires that each local governing body re-designate a Local Enforcement Agency to ensure that minimum standards for solid waste handling and disposal are met. The LEA must meet new State certification guidel ines. It is responsible for solid waste hcil ity permits, including application review, approva 1 and CEQA review, and monthly inspections, enforcement and closure/post-closure requirements. Affected hcil it i es include landfill s, transfer stations, material recovery facilities, waste-to-energy plants, and composting projects. The certification guidelines for the LEA designation are now available in draft form and will soon be codified in regulations to be adopted by the State board (CIWMB) by August 1, 1991. Within 30 days of adoption of the regulations, each governing body is required to submit a letter of intent to the State on how the juri sdi ction intends to meet the requi rement. As an overview, there are three alternatives available. The City may: 1) designate the State (CIWMB); 2) establ ish its own LEA; or 3) enter into an agreement with an appropriate jurisdiction (County) approved to perform the duties of the LEA. Failure to take any action will result in a designation of the State as the City's LEA by default. The County of San Diego is preparing to meet the State certification requirements and is offering to provide the service to the cities (Attachment A). The request from the County to consider entering into an agreement asks for an indication of interest by June IS, 1991. Although staff is pursuing additional information and clarification, this report advises Council of the need for a decision in the near future, discusses the alternatives in light of avail abl e information, and provides a preliminary recommendation to be followed up within the next three months. REC0ff4ENDATION: 1. Authorize the City Manager to send a letter of intent to the County of San Diego regarding the City's preliminary interest in designating the County as its LEA for solid waste management activities; and 2. Direct staff to return to Council in August 1991 with a final recommendation for designation. BOARDS/COMMISSIONS REC~ENDATION: The Resource Conservation Commission will review this report at its June 10, 1991 meeting. The Commission's comments and/or recommendations will be reported to the City Council during the discussion of this item or forwarded subsequently in an informational report. ('~5 :fð::1:- -.--"'" Page 2, Item ~ Meeting Date 6/11/91 DISCUSSION: Prior to the enactment of the California Integrated Waste Management Act of 1989 (AB 939), minimum standards for sol id waste handl ing and disposal were addressed for enforcement purposes in two categories, health-related and non-health related solid waste matters. A jurisdiction could designate two different LEA's if it so chose. The City of Chula Vista chose to designate the County of San Diego, Department of Health Services (DHS) as the LEA for health-rel ated sol id waste di sposal and site storage regulations. For all other standards, the City retained co-LEA status with the County as did 14 other cities in the region. Under the new regulations, this practice will no longer be allowed and each governing body must designate a sole LEA to handle all matters related to so 1 i d waste handl i ng and d i sposa l. Over the next few months, staff will be examining what changes this requirement will necessitate in the non-health-related enforcement activities the City is currently performing, such as litter control, space allocation relative to solid waste collection, etc. REVIEW OF ALTERNATIVES The attached evaluation (Attachment B) deta il s the advantages and di sadvantages and the estimated fi scal impact of each al ternat i ve previ ously mentioned. At this time, it appears that the designation of the County Department of Health Services as the City's LEA is the most cost-effective and reasonable solution. That choice will retain the most amount of local control while not requiring that the City engage in a time-consuming and expensive endeavor to establish a staff of technical and professional experts in order to meet State certification requirements. Although the funding mechanism is still to be determined by the County, it is expected that the County's program will be funded from the Solid Waste Enterprise fund (tipping fees) and possibly new charges for permit review processes which will be paid directly by the applicant. This choice would result in no direct cost to the City unless the City chose to establish its own facility. NECESSARY ACTIONS AND TIME LINES The designation process will not be complete until August 1992. At this time the County is requesting only a letter of intent in order to signal the City's interest in designation. By August 1991, the Ci ty wi 11 be requested to provide a resolution regarding intended designation. The County's request for certification will be submitted to the State in December 1991. Local LEA certifications are to be approved by the State by August 1, 1992 or the State becomes the City's LEA by default. It is stressed that the action reconvnended to Counc il at this time is preliminary in nature and not binding upon the City. Council action is being reconvnended because of the lead time necessary in the planning process for the LEA designation. FISCAL IMPACT: No direct cost to the City as a result of this action to provide a letter of intent to the County. Should the designation eventually take place, it is not expected that there will be any direct cost to the City. WPC 3699A ~ ,-(, , - ATTACHMENT A . . Q1UUl1tU uf ~Nl1 ¿BiCBl1 NORMAN W. HICKEY CHIEF ADMINI8TRATlVE OFFICER CHIEF ADMINISTRATIVE OFFICE t.181 &31-8250 FAX: Ce'81 H7..-080 1800 PACIFIC HIGHWAY, SAN DIEGO. CALIFORNIA 8210'-2472 May 14, 1991 ~ John D, Goss ,. City Manager City of Chula Vista 276 Fourth Avenue ChUl~' CO "'1'-"" Dear . oss: The alifornia Integrated Solid Waste Management Act of 1989 requires that each governing body designate a Local Enforcement Agency (LEA). On May 2, 1991, the County of San Diego Department of Health Services (DHS) staff provided an overview of the draft regulations to the Solid Waste Technical Advisory Committee (TAC). A copy of our presentation is enclosed. The information provided to the TAC includes an overview of the responsibilities of an LEA, the requirements an LEA must meet in order to be designated and certified, and the time limitations in which each governing body must work. The information should also provide you with a better understanding of your governing body's options. In response to the new regulations, the DHS is actively preparing to be designated and become the certified LEA for the unincorporated areas of the county. In order to maintain consistency in solid waste enforcement, DHS would also like to act as the LEA for the other jurisdictions in the county. If your '--- -{ì. governing body would like the DHS to act as the LEA for your jurisdiction, we request that you notify them of your intent, in writing, by June 15, 1991. Please direct your correspondence to: Gary Stephany, Deputy Director Environmental Health Services P. O. Box 85261 San Diego, California 92186-5261 If you have any questions, please contact Gary R. .Stephany, Deputy Director, Enyironmental Health Services at (619) 338-2211- Sincerely, N W, HICKEY Ch ef Administrative Officer NWH:cad Enclosure cc: City DPW Director ~~., ..~..~ --...- .. - o .. > .. ~ .. L 0 m... c "0 L . ~ . .. .. .. ... .. "fi: ~~¡ ::>- ~ ._:ä. .)oo.~¡: ". ..--0 _...0'" U~ __~:::JC CCIÞ -U ...u.~- m:::J_~ t ~8.§.~ ~ß8::¡; :~ ~0U~~ !.= ~ = ~~-.... ~~ 1... III ....... ., .... .... ... ~ _ _ " &I-UCI"D CD>_ .... v... c.·_.~ E:t._ z ., o"c. .oo-u w >0. Z~ >OL.L. .. z: L. ... CJ _ .. ... .... .c .. .... Z "D- 0_&1"11 .... U .c. .......... U"O_attl c _"... c_ "....... .... "0.... CII:::JU .""CIII'. .... L.:::J L.I"'O_ .c-c.c. c ....._ >-!.u.c "'>:::Jus ig~ ~o~_~ of....s"D 1_- 0"'0.11I ...0.".- -- ~>f:~ ... ~>o ... õ"O oCD.-e ..!"".. ~ :::c~ :;;1&12-.... BOe-Lot.! . "0 C... ........1:. E ....... 'U.m.c ... ..._... - ., oct) IÞ"'C"OCI "'iCE ~: ~:=ä¡!i ~...Wt~ .. m.......c E.:::JQ.L ·_Utlo.c U ZIIOGI .... "...._ ~ ~~ft ~rg~~ oft:!:. .... UMII WIIIC___ z":I:.. .. w 0 >- > L .. ~ - ~ ~ !¡¡f; : U Clð-'; ~ w .... .. ._ =: ~ ':; ~ ~ ~ .. 0 ... .... :::J :¡ CLI - _::; .... ..... 1(1.... .... _ I.. .... .... ... 0 0 ..." 0 o ¡: CII!I ~ L. U .J¡J, :z >. u&.... u o "0 0 Cill(O «I II) ..... ..... ".... ..... .... .. ~ .. .... c > .. w __ C > - 0 0 -... - ... ... 0 :a... u c c.. ., .. II :::J ... L. _ U .... OC O.Q_. .... EO.. ....... ., .. u co c. I ~õí ~Jj~! ~ " tlU L.)oo.UL. CJU ... 0 .. .... U «I CI- ,c'_"':::J ...._ ... ., .....0- .0 ¡ :;t; ;;:I~ :'fi > ... c . .. o .. .. c u o _ . > ... «I 0 L. .. ... at .. c .. .en - - > a~ ø ~ II . c: - Q - . . " .. .. , .c z L> .. ø 0 .. .. .. 0 > 0 >- - II ... . C ... ... >- c: ... 0 111. ... :J Q. 0 c: ... 0 .. ..... ... en u uo I'f'I .. ~ L> . CL C C .. u :II 4:Ð-!f- (,..~ .."----_.~"._,-- 4820682 EXPRESS SECRETRRIRL 140 P02 JRN 10 '92 13:36 DRA~'~"'T . .,. t . '. ¡;;, ATTACHMENT 2 , " . ~ï MINUTES OF A SCHEDULED REGULAR MEETING Resource Conservation Commission Chula Vista, California 6:00 p.m. Conference Room 1 Monday, January 6. 1992 Public Services Building CALL MEETING TO ORDER/ROLL CALL: Meeting was celled to order at 6:06 p.m, by Chairperson Hall, City Staff Environmental Review Coordinator Doug Reid called roll. Present: Commissioners Fox. McQuade, Kracha, Hall. Excused: Johnson and Ghougassian. John Ray arrived at 6:10 p.m. APPROVAL OF MINUTES: It was MSUP (Fox/Kracha) to approve the minutes of Decembet 16, 1991, NEW BUSINESS: 1. Stephanie Snyder gave å staff summary of the Household Hazardous Waste Element (HHWE) and solicited comments from the Commission. Hall posed a question on the proper disposal and collection of paint cans, aerosols cans, etc. by APTEC. They are currently accePtable, per the state. Kracha noted the Environmental Health Coalition is going to the Port Commission to get grant for collection of hazardous waste from the marinas. The city does recognize the need to address the special needs such as marinas. Athena Bradley noted it is a separate state law to implement that. She is also writing a grant to the state for household hazardous waste education. A SANDAG public hearing on this issue will be January 24 at 8:30 a.m. 2. The Source Reduction & Recycling Element (SRREI was summarized by Stephanie Snyder. Kracha noted the document was quite vetbose and repetitive, however it is informational for the state. Staff followed guidelines mandated by the state. Hall commented on the fee charge. Kracha further commented on the lack of good public information. He suggested working with schools on recycling and getting sponsors for this information. Staff noted that handouts have been given to stores. California Conservation Corps to go door to door to hand out information on the Mandatory Recycling Element. 3. An explanation of the Local Enforcement Agency Designation (LEA) was presented by Stephanie Snyder. Kracha questioned why this was process was necessary. It was suggested that it was solely for political reasons. After a brief discussion, it was MSUP (Kracha/Fox) to support approval of the resolution as presented, designating the County as its LEA for solid waste management activities. The above comments from RCC regarding the whole recycling element will be presented by Staff for the public hearing, 4. The discussion of Public Hearings on EIR's is continued to the next mSl!ting. &:,.q -' ._____._ -0-------0-·--_- COUNCIL AGENDA STATEMENT Item Number 7 Meeting Date 'I ~ I tf2.. ITEM TITLE: Resolution I(,"'{,~proving a Revision of a Three Party Agreement for Otay Ranch Development Processing between the City of Chula Vista, Robert Bein, William Frost and Associates and Baldwin Vista Associates, L.P. and Authorizing the Mayor to Execute Said Agreement VIA: General Manager, Otay Ranch Project SUBMlTlhD BY: Deputy City Manager Krempl~ REVIEWED BY: City Manage~~ , ~ (4j5ths Vote: Yes_No X) The City of Chula Vista is the agency designated in an agreement between Chula Vista and the County of San Diego to approve consulting contracts for the Otay Ranch. The payment schedule proposed in the latest Agreement approved by the City Council (November 12, 1991) needs to be revised per a request from Baldwin Vista Associates. Robert Bein, William Frost and Associates (RBF) has reviewed this revised Agreement and agrees to all of the terms and conditions stated therein. The County is supportive of this Contract revision. RECOMMENDA110N: Adopt a resolution modifying the existing Agreement with RBF to include the revised payment schedule and authorizing the Mayor to sign the attached Agreement. BOARDS/COMMISSION RECOMMENDA110N: Not applicable. DISCUSSION: RBF has been under contract with the City of Chula Vista to provide planning services for the Otay Ranch since August 1989. First and second modifications to the Agreement were authorized by Council in February 1990, a third modification was approved in November 1990, a fourth modification was approved in April 1991 and a fifth modification entitled "Second Three Party Agreement for Otay Ranch Development Processing" was approved in November, 1991. For information, the major purpose of the previous Agreements were as follows: . Original Contract - August I, 1989: for planning services related to the Otay Ranch ., - J ___..u Page 2, Item No. 7 Meeting Date I / 1~/'12. · Amendment #1 - February 13, 1990: additional work on goals and objectives as requested by the Executive Staff Committee · Amendment #2 - February 27, 1990: development of four Project Team alternatives as requested by the Interjurisdictional Task Force · Amendment #3 - November 13, 1990: RBF review of applicant's revised plans · Amendment #4 - April 21, 1991: continuation of Task Force work program; establishment of payment schedule · Amendment #5 - November 12, 1991: continuation of Task Force work program through June, 1992 and revision to payment schedule. This modification is presented to the City Council due to the need to amend the payment schedule approved in the November, 1991 Agreement. That Agreement had the City, upon deposit by Baldwin Vista, paying RBF & Associates a fixed sum of $15,000.00 per month even though RBFs invoices are exceeding that amount on a monthly basis. All monies were then due and payable on January 2, 1992. Baldwin Vista, Ltd. requested, and RBF & Associates agrees to, an amendment that revises the monthly payment to $50,000.00 and extends the deferred amount to be payable, in full, to June 30, 1992. The scope-of-work is not amended by this modification. The scope-of-work calls for preparation of portions of the General Development Plan/Community Plan, continued work on issue papers, providing assistance to the Project Team and the Executive Staff Committee, attendance at public meetings as requested, providing input and review of Implementation Plans and any other plan documents, environmental input and coordination assistance and preparation of the General Plan Amendment Report. The scope-of-work also provides for all the support work necessary for presentations to the Citizen and Technical Committees plus outside groups which are interested in the project. As part of the Three Party Agreement, an Otay Ranch trust fund is established. That is not affected by this modification. The trust fund is designed to receive deposits and security from the Applicant and to disburse assets of fund. The City's exposure to pay on this Agreement is limited to the assets in this fund. FISCAL IMPACT: There will be no fiscal impact on the funds of the City because the Baldwin Company will be funding this continuing scope-of-work. ì~2 .-..- _.~,,- RESOLUTION NO. 1(, 1../ ~5 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING THE THIRD THREE PARTY AGREEMENT FOR OTAY RANCH DEVELOPMENT PROCESSING BETWEEN THE CITY OF CHULA VISTA, ROBERT BEIN, WILLIAM FROST AND ASSOCIATES AND BALDWIN VISTA ASSOCIATES, L.P. AND AUTHORIZING THE MAYOR TO EXECUTE SAID AGREEMENT WHEREAS, the City of Chula vista is the agency designated to approve consulting contracts for the Otay Ranch; and WHEREAS, additional work is being requested of Robert Bein, William Frost and Associates over and above the original scope-of-work; and WHEREAS, the agreement has been reviewed by all parties and is acceptable to RBF, Baldwin and the City. NOW, THEREFORE, BE IT RESOLVED that the City Council of the city of Chula vista does hereby approve a Third Three Party Agreement for Otay Ranch Development Processing between the city of Chula Vista, Robert Bein, William Frost and Associates and Baldwin vista Associates, L.P., a copy of which is on file in the office of the City Clerk. BE IT FURTHER RESOLVED that the Mayor of the City of Chula vista is hereby authorized and directed to execute said Agreement for and on behalf of the City. Presented by m by Á George Krempl, Deputy City Bruce M. Boogaa d, ity Manager Attorney C:\RS\RPF OIay Ranch í - d /1-11 __..ou --~'- - -~----.--..--.----.-----_._-..'--_.'-- Third Three Party Agreement for otay Ranch Development Processing This Agreement ("This Agreement") is made this January 14, 1992 for the purposes of reference only, and effective as of the date last executed between the parties, between the City of Chula vista ("city") herein, a municipal corporation of the state of California, Baldwin vista Associates, Ltd., a California Limited Partnership, ("Applicant"), and Robert Bein, William Frost & Associates ("Consultant"), Professional engineers, Planners & Surveyors, and is made with reference to the following facts: Recitals Whereas, Applicant is the owner of a 22,700 acre parcel of land located outside the current City limits for the city of Chula Vista, and within the unincorporated area of the County of San Diego, and is commonly known as the "Otay Ranch"; and, Whereas, Applicant is the proponent of the development of the Otay Ranch according to the concept plan and description presented to the City Council ("otay Ranch Project") and made a part of a Statement of Intentions adopted by the Council on April 25, 1989, and in that regard is the proponent of a General Plan Amendment and General Development Plan application; and Whereas, City has entered into a Memorandum of Understanding ("MOU") with the County of San Diego ("County") to provide for the joint planning of the development of the otay Ranch through a coordinated and cooperative effort of selected personnel from both the City and the County ("Joint Project Team", or alternatively "Team"); and, Whereas, pursuant to said MOU, City is primarily responsible for contracting for consulting services needed to plan for the development of the Otay Ranch; and, Whereas, in order to fulfil the need of the Team for planning services, City entered into an agreement with Consultant baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 1 î-S on August 1, 1989 ("Original Agreement"), which agreement was amended in writing on February 1, 1990 ("First Amendment"), February 27, 1990 ("Second Amendment"), November 13, 1990 ( "Third Amendment") , and April 21, 1991 ("Fourth Amendment"), all of which shall herein be referred to as the "Agreement as Amended"; and, Whereas, thereafter. the Darties entered into an aareement on or about ADril 21. 1991 entitled "Three Partv Aareement for Otav Ranch DeveloDment processina" ("First processina Aareement") bv which thev terminated the Aareement as Amended and reDlaced their riahts and duties with the First Processina Aareement: and. Whereas. the term of the First processina Aareement has eXDired and the estimated budaet limitations have been reached as Drovided therein: and Whereas. on November 12, 1991. the Darties entered into a "Second Three Partv Aareement for Otav Ranch DeveloDment processina which has now eXDired also: and Whereas, Applicant owes Consultant, as a result of services performed under Drior aareements the sum herein stated and referred to as "Consultant's Bill for Previously-Provided Services" and the parties recognize that Consultant has performed all services required of it under the Agreement As Amended; and, Whereas, parties desire to continue the services of Consultant in connection with the planning of the development of the Otay Ranch and desire to keep their contractual relationship fFem ~Ris peiR~ eft according to the terms of this agreementT £'uee,rt 'that. t.he~· atJrce 'Ëe pa}· the. ealaßee e\;ißIJ Ceß5\il t.aFrt 1;1ßàe.r the. L~reemeßt. as hmeßåeå¡ and, Whereas, Consultant warrants and represents that they are experienced and staffed in a manner such that they are and can prepare and deliver the services required of Consultant to City within the time frames herein provided all in accordance with the terms and conditions of this Agreement; and, NOW, THEREFORE, BE IT RESOLVED that the City, Applicant and Consultant do hereby mutually agree as follows: 1- Establishment and ODeration of Otav Ranch Trust Fund. A. city to Establish Otay Ranch Trust Fund. city a~Fees ~e has established, as part of its books and records accounting for financial transactions of the City, and baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 2 ì-~ -.-----...-" ...-- related entities, a separate fund ("otay Ranch Trust Fund", or "Trust Fund") which Bhall 19a II primarily designed to receive deposits and security (including the Trust Deed herein contemplated) from Applicant and to disburse assets of the fund, including proceeds realized from the foreclosure of any security devices, (1) to pay for all expenses and/or expenditures incurred by Team in connection with processing Applicant's application for the development of the otay Ranch through the City and County; and, (2) to pay for all direct economic losses resulting from any contractual relationship entered into by the City or Team in connection with processing Applicant's application for the development of the otay Ranch through the City and County provided that (a) such contractural relationship has been entered into with the written consent or at the direction of Applicant or the Applicant has accepted the benefits of the contractual relationship without written objection after having knowledge thereof; and (b) either (i) the loss is not the result of any negligence or willful misconduct of the contracting party or (ii) Applicant has consented to or directed the actions by the contracting party giving rise to the loss. To the extent that city asserts a loss to which Applicant has consented to or directed, the city shall consult with Applicant and will allow Applicant the opportunity, at Applicant's election, to cure or to give its advice as to subsequent steps to be taken to mitigate the loss. B. Duty to Foreclose. city agrees that, to the extent necessary to do so in order to realize proceeds to meet the City's duty to pay for expenses of the City and Team, and to the extent that Applicant is in default of the terms of this agreement, city will foreclose upon any security deposited with the City to secure the performance of Applicant. II. Duties Reaardina Consultant's Bill for Previous Iv Provided services. baldwn3e.wp RBF/city/Baldwin Agreement January 10, 1992 Page 3 î-l This section II relates exclusively to the duties and rights of Applicant, city and Consultant with regard to the payment of Consultant's Bill for Previously Provided Services. A. ADDlicant's Duties. 1. Dutv to Pav. Applicant agrees to pay to city, for deposit to the Trust Fund, for Consultant's Bill for Previously Provided Services, Invoices dated in the months ~ June, ~~ly, h~~B~ aaå SeptemBer, throuah December, 1991, the sum of $398,112.96 $460,428.86. (which includes ~e~ether ~ith interest to date thereon at the rate of 12% per annum, compounded monthly, on the outstanding balance due over 90 days from date of invoice) accordina to the followina schedule: (1) $20.000 Der month beainnina Januarv 21. 1992. (2) $50.000 Davment on Januarv 15. 1992 and (3) The remainina balance. all due and Davable on June 30. 1992. Dlus additional interest accrued. 2. Dutv·to Issue Note. As a duplicate duty to pay city for Consultant's Bill for Previously Provided Services, Applicant agrees to issue to the City a Negotiable Note Secured by Trust Deed in the form attached as Exhibit A. 3. Dutv to Secure Note. Applicant agrees to cause one or more Deeds of Trust in the form attached hereto as Exhibit B ("Trust Deed") to be executed by the fee owners thereof for the purpose of securing, in part, Applicant's obligations herein under said Note, and in other part, all of Applicant's obligations under this Agreement. a. Property. The real properties ("Property") which are the subject matter of said Trust Deeds are commonly known as: 12755 Dannan Court, San Diego, CA 92130, 12756 Dannan court, San Diego, CA 92130, 12777 Dannan court, San Diego, CA 92130, and are legally described as set forth in the legal descriptions of the property which is the subject matter of said Trust Deeds, attached as Exhibit B-1 through B-3, inclusive. b. Equity. Applicant warrants and represents that the value of Applicant's equity in said Property is at least $748,000.00 as of the effective date of this agreement and is baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 4 "l-g free and clear of all encumbrances thereon, and that the amount of all liens except taxes and assessments against said property do not exceed $1,122,000, and are first deeds of trust against the property held by the following persons in the following currently due amounts: (1) $390,000.00 to Western Financial Savings Bank as to Parcel 3 of Parcel Map No. 15699. (2) $366,000.00 to Western Financial Savings Bank as to Parcel 4 of Parcel Map No. 15699. (3) $366,000.00 to Western Financial Savings Bank as to Parcel 5 of Parcel Map No. 15699. c. Appraisal. Applicant shall bear the cost of an appraisal of Property satisfactory to the City, and the cost of a title report demonstrating that Applicant's Designee, Baldwin Building Contractors, L.P., a California Limited Partnership, is the fee owner and that there are no prior encumbrances against title not shown above. B. Citv's Duties. 1- Conditional Dutv to Pav Consultant. On the condition that Applicant pays City as herein in this section II, set forth above, or if, as a result of prosecuting its foreclosure rights under the Trust Deed, sufficient funds are realized, City agrees to pay to Consultant the sum of $460,428.86, together with such interest as is realized from Applicant's Duty to Pay for Consultant's Bill for Previously-Provided Services as herein contained. The aeneral funds of the citv shall not be liable to make this payment to Consultant. and on Baldwin's failure to pav. Consultant's sole remedv as to the Citv shall be limited bv the resources, whatever thev mav be, in the otav Ranch Trust Fund. It shall be the obliaation of the Citv to continuous Iv monitor all accumulated costs incurred bv citv and Consultants. billed or otherwise. to be paid from the otav Ranch Trust Fund and to notifv Consultant within 3 davs if the accumulated costs exceed the total value of assets held in the Trust Fund as stated herein. C. Consultant's Duties. In the event and on the condition that City pays Consultant according to the terms herein provided, Consultant agrees to accept same in consideration for all previously provided services rendered to the Team in connection with, or related to, the otay Ranch Project, including all services baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 5 "l-'f rendered under the Agreement as Amended. Ð. Lareeme8~ as l~eftàeà is Termifta~eà. All ri~htB and duties af the parties under ~hÐ A~reemeßt aa ]~cßàeà are heresy terminated and dieehar!øà vithsHt :Breaeh, Exacp~ as ~e Ceßaul~aßt'a datiee af inBuFan6c and ißàemßity therein eSßtaineà ~~ieh ahall remain eate~aßàißg aeeerdißg te i tB terms, aßå te the eJ!teß'E addressed B~f this 8greemeßt, are merged Barain. III. Duties Relatina to processina of Application for Development: provision of Consultina Services. This section III relates to the rights and duties between Applicant and the City for all costs associated with the processing of the otay Ranch Project, and does not invplve the rights and duties of Consultant as to consulting services, or compensation therefore. A. Applicant·' s Duties to Deposit Funds. 1. Dutv to Make Cash Deposits on Demand. For the benefit of the City exclusively, Applicant shall, 20 days after demand, deposit with the City for application to the otay Ranch Fund, such cash amounts as City shall, from time to time, demand for the purpose of paying all processing costs incurred by the City and Team in processing Applicant's application for development of the otay Ranch Project. 2. Limits on Authoritv of citv to Demand Cash Deposits. city demand for funds to be placed on deposit shall be reasonable based on expected cash flow and all unfunded obligations of the Team which the Team expects to experience based on existing and future contract commitments. 3. Dutv to Maintain Trust Asset Value at Proper Level. Upon receipt of notice by City to Applicant of the need to deposit, Applicant shall maintain on deposit with the city sufficient cash or value on deposit with the City to provide for the payment of all costs incurred by city, billed or otherwise, in connection with its processing of Applicant's application for the development of the otay Ranch Project, including all costs incurred by the city under this agreement. baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 6 'ì-ID 4. Applicant Liabilitv. Regardless of the adequacy of funds deposited, Applicant shall be liable to City for all costs incurred by city or Team for the City's processing of Applicant's application to develop the otay Ranch Project, including but not limited to all costs incurred by City in retaining the services of Consultant as herein provided. . 5. Applicant Dutv to Deposit Performance Trust Deed. Applicant shall cause deeds of trust in the form attached hereto as Exhibit B, to be executed by the fee owners thereof for the purpose of securing, in part, all of its duties contained in this Agreement, including monetary or fiscal duties, and deliver same to city. a. Property. The real properties ("Property") which are the subject matter of the Trust Deed are commonly known as: 12755 Dannan Court, San Diego, CA 92130, 12756 Dannan Court, San Diego, CA 92130, 12777 Dannan Court, San Diego, CA 92130, and are legally described as set forth in the legal description of the property which is the subject matter of said Trust Deed. b. Equity. Applicant warrants and represents that the value of Applicant's equity in said Property is at least $748,000.00 as of the effective date of this agreement and is free and clear of all encumbrances thereon, and that the amount of all liens, except tax liens and assessments, against said property do not exceed $1,122,000, and are first deeds of trust against the property held by the following persons in the following currently due amounts: (1) $390,000.00 to Western Financial Savings Bank as to Parcel 3 of Parcel Map No. 15699. (2) $366,000.00 to Western Financial Savings Bank as to Parcel 4 of Parcel Map No. 15699. (3) $366,000.00 to Western Financial Savings Bank as to Parcel 5 of Parcel Map No. 15699. c. Appraisal. Applicant shall bear the cost of an appraisal of Property satisfactory to the city, and the cost of a title report demonstrating that Applicant's Designee, Baldwin Building contractors, L.P., a California Limited baldwn3e.wp RBF¡City¡Baldwin Agreement January 10, 1992 Page 7 Î- l\ Partnership, is the fee owner and that there are no prior encumbrances against title not shown above, and that all encumbrance holders have certified to the amount above listed. 6. Non-urocessinq RemedY. In addition to any other remedies which City may have for breach of this Agreement, breach of this Agreement by Applicant in any manner, including but not limited to the failure of Applicant for any reason to deposit funds on demand, shall be grounds for the refusal of City and/or Team, and City and/or Team is hereby authorized to refuse, to continue processing the otay Ranch Project development application. IV. Reconveyance Duties. A. Within 10 days of/upon request by Applicant, City shall execute a full reconveyance of the deeds of trust securing the Note delivered to the City under the terms of this Agreement at such time as the following conditions are satisfied: (1) the Note is paid in full in the manner herein provided or Applicant has deposited into the Trust Fund the sufficient amounts to permit the payment of Consultant's bill for Previously Provided Services as specified in section II.A.1 of this Agreement; and (2), the city reasonably determines that there is sufficient cash or other value on deposit with the City to provide for the payment of all costs incurred by City, billed or otherwise, in connection with its processing of Applicant's application for the development of the otay Ranch Project, including all costs incurred by the city under this agreement. v. processinq of otay Ranch Proiect. This section IV shall address the duties and rights of the parties regarding the processing of the otay Ranch Project, and compensation therefore. A. Desiqnatinq Reuresentatives for Administration of Contract. 1. The City hereby designates the city Manager, or his written designee, ("city's Representative") as its representative for the review and administration of the work performed by Consultant herein required. 2. Consultant hereby designates John SuI lard as Consultant's representative ("Consultant's Representative") to the project for the duration of the project. No substitution for this position shall be allowed without written approval from the baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 8 Î- \¡ . -.......--- -"'--. ---.-- City. 3. Applicant hereby designates Fred Arbuckle, or other written designee of Greg Smith, as Applicant's representative ("Applicant's Representative") to the project for the duration of the project. B. Duties Relatina to processina. 1- Duties of ADDlicant. a. Provide Information. The Applicant of the project shall provide to the Consultant, for the use by the Consultant, all site plans, grading plans, architectural elevations, project description, reports or any other documents, drawings, etc., which are available and could be of assistance to the Consultant in performing his services and preparing his Work Product. b. . Permission to Access Pro;ect Area. The Proponent shall also provide Consultant with written permission for the Consultant and city staff to enter the Project Area, make any tests, conduct any surveys or reconnaissance necessary to permit the Consultant to perform the services herein required of the Consultant. 2. Consultant Duties. a. primarv Dutv. On the condition that the Consultant is regularly paid in accordance with the provisions of this Agreement, and notwithstanding said condition, on the further condition that the total amount due Consultant is less than $550,000, Consultant shall continue to assist in the preparation of a General Plan Amendment and General Development Plan/Community Plan ("GDP") for the development of Otay Ranch, and in conjunction therewith, perform the tasks set forth in "Scope of services, attached hereto as Exhibit C, and incorporated herein by reference, as same may be modified, added or reduced by the City. b. Reductions in SCODe of Work. City may from time to time reduce the Scope of Work by the Consultant to be performed under this Agreement. c. Additional SCODe of Work. baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 9 -¡- I~ .....---. ___·'._'H" In addition to performing the Defined Services herein set forth, City may require Consultant to perform additional consulting services related to the General Duties and Scope of Services ("Additional Services"). Anv professional consultina services or reimbursable services reauested bv Citv above and beyond their Scope of Services may be provided bv Consultant as Additional Services for an additional fee. Additional Services reauire written authorization bv city on Consultants' Additional Work Reauest Form. Consultant shall invoice city month Iv for any Additional Services and all terms and conditions of this Aareement applY. and specificallY city's responsibility to review and approve of invoices within 15 days of receipt. Interest will accrue on the unpaid balance of Additional Services fees from 90 days from date of invoice. On September 30. 1992. all fees for Additional Services. includina interest are due and payable. d. Standard of Care. Consultant, in performing any Services under this agreement, shall perform such services in a manner consistent with that level of care and skill ordinarily exercised by members of the profession currently practicing under similar conditions and in similar locations. C. Duties Relatina to Compensation. 1- Dutv to Prepare Bill Monthlv. Consultant shall prepare and submit to the City on the twentY-fifth day of each month, a bill for its services rendered in the prior month which bill shall contain the number of authorized hours which Consultant or their agents or employees shall have spent in executing the Scope of Work herein contained in this section IV, which hours are to be extended by an hourly rate factor calculated at 2.75 times the normal hourly wage paid to said agent or employee. The extended cost of said individual employees and/or agents shall be totalled on said bill. Said bill shall also contain all reimbursable costs incurred during said billing period. 2. Dutv to Set Hourlv Rate of Aaents or Emplovees. Consultant shall not adjust the hourly rates or its agents or employees as a result of this agreement. The hourly rates of its agents or employees currently assigned, or expected to be assigned to perform Consultant's duties under this agreement are set forth in the attached Exhibit D. Consultant warrants and represents that (1) Exhibit D truly and accurately baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 10 ì- ~ ! \ . --..--_..- .-.----.. .,....- reflects the hourly rates paid to such agents or employees as of the date of this agreement, (2) that such hourly rates are typical rates paid to similarly situated agents or employees in the trade or industry of Consultant, and (3) that the amounts so contained on Exhibit D have not been set as a result of this Agreement. 3. Cocies of Consultant Billinas. Consultant agrees to submit to Applicant by mail copies of all billings submitted by Consultant for payment by the Trust. However, if Applicant has any objections to the bills submitted, Applicant will express its objection through the city within 15 days after receipt of same. 4. Dutv to Pay Bill. On the condition that sufficient assets and resources are in the otav Ranch Trust Fund. City shall pay the properly calculated and prepared Consultant's bill on a monthly basis within 30 days after receipt of same, except as herein provided. The General Fund of the City shall not be obliaated to Day any cortion of the services of Consultant. and Consultant's remedy for non-cavment. as to the city. is limited solely to the resources. whatever they may be. to the otay Ranch Trust Fund. In the event of non-cavment due to a deficiency in the otay Ranch Trust Fund of assets or other resources. city shall assian such claim and security as it may have aaainst Acclicant to Consultant. It shall be the obliaation of the city to continuous Iv monitor all accumulated costs incurred bY City and Consultants, billed or otherwise. to be caid from the otav Ranch Trust Fund and to notify Consultant within 3 days if the accumulated costs exceed the total value of assets held in the Trust Fund as stated herein. Consultant has the riaht and obliaation, crior to renderina services, to satisfY itself that the assets and other resources. includina the security for cavment. of the otay Ranch Trust Fund is sufficient and adeauate. durina the term of this aareement, to meet the obliaations of the otay Ranch proiect, includina the obliaations to cay Consultant as crovided in this aareement. and may. ucon dissatisfaction. reasonablY determined, may suscend services reauired of Consultant under this aareement. The city has the obliaation, if reauested by Consultant. to crovide information on the otay Ranch account in reaards to balance and dissemination of funds within the account. 5. city's Deferral Riahts. a. Definitions. The monthly difference between baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 11 1-15 the proper amount billed by the Consultant for a given Deferral Month and the amount paid on such bill shall be referred to as the Monthly Deferral Amount, and the cumulative difference between the proper amount billed by the Consultant in total, and the amount paid on such bill shall be referred to as the Cumulative Deferral Amount. b. Deferral Right. City shall not be required to pay any amount of Consultant's bill representinq services performed dated in the months of Januarv throuqh June. 1992, ge'Êel3er, Ns·:emser, Ðeeemser, inclusive, -i-9* ("Deferral Months"), in excess of $30.000 $15,eee per month ~ft~il Jafttiary 2, 1992 until June 30, 1992 (at which time all previously billed amounts and interest are due and payable). For that portion of Consultant's bill representinq direct Iv reimburseable expenses as permitted bv this Aqreement in the months of Januarv throuqh June. 1992. citv shall pav same in full each month out of such resources onlv as may be in the otav Ranch Trust Fund without reqard to the monthlY limitation provided in this paraqraph. c. . Interest on Deferred Amount. The Monthly Deferral Amount shall bear interest from 90 days after billing at the rate 12% per annum, compounded monthly, until paid on which date all previously deferred amounts including accrued interest is due and payable. D. Miscellaneous Duties. 1- Insurance to city. Consultant represents to and for the express benefit of city that it and its agents, staff and consultants employed by it are protected by worker's compensation insurance and the Consultant has the coverage under public liability and property damage insurance policies which this Agreement requires to be demonstrated in the form of a certificate of insurance. Consultant will provide, prior to the commencement of the services required under this agreement the following certificates of insurance to the City prior to beginning work: a. statutory Workers Compensation coverage plus $1,000,000 Employers liability coverage. b. General and Automobile Liability coverage to $1,000,000 combined single limit which names City as an additional insured, and which is primary to any policy which the City may otherwise carry ("primary coverage"), and baldwn3e.wp RBF/CitY/Baldwin Agreement January 10, 1992 Page 12 1-/~ --..-- which treats the employees of the City in the same manner as members of the general pUblic ("cross-liability coverage"). The cost of such additional insurance shall be deemed as a reimbursable cost to consultant. c. Errors and Omissions insurance to $1,000,000 unless Errors and Omissions coverage is included in the General Liability policy. All policies shall be issued by a carrier that has a Best's Rating of "A, Class V", or better, or shall meet with the approval of the city's Risk Manager. All policies shall provide that same may not be canceled without at least thirty (30) days written notice to the City. 2. Insurance to Applicant. Consultant represents to and for the express benefit of Applicant that it and its agents, staff and consultants employed by it are protected by worker's compensation insurance and the Consultant has the coverage under public liability and property damage insurance policies which this Agreement requires to be demonstrated in the form of a certificate of insurance. Consultant will provide, prior to the commencement of the services required under this agreement, the following certificates of insurance directly to the Applicant prior to beginning work: a. statutory Workers Compensation coverage plus $1,000,000 Employers liability coverage. b. General and Automobile Liability coverage to $1,000,000 combined single limit which names Applicant as an additional insured, and which is primary to any policy which the Applicant may otherwise carry ("primary coverage"), and which treats the employees of the Applicant in the same manner as members of the general public ("cross-liability coverage"). The cost of such additional insurance shall be deemed as a reimbursable cost to consultant. c. Errors and Omissions insurance to $1,000,000 unless Errors and omissions coverage is included in the General Liability policy. baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 13 í-/1 ..~_...__. ---..-..-. All policies shall be issued by a carrier that has a Best's Rating of "A, Class V", or better, or shall meet with the approval of the Applicant. All policies shall provide that same may not be canceled without at least thirty (30) days written notice to the Applicant. E. Term. This Agreement should become effective upon execution as authorized by the Mayor of the City, or his designee, and shall terminate, if not terminated pursuant to other provisions contained herein, or otherwise extended by all parties, on June 30, 1992. F. Financial Interests of Consultant: Consultant warrants and represents that neither he, nor his immediate family members, nor his employees or agents ("Consultant Associates"). presently have any interest, directly or indirectly, whatsoever in the property which is the subject matter of the Project, or in any property within 10 radial miles from the exterior boundaries of the property which is the subject matter of the Project, or ("Prohibited Interest") except as listed on an attachment. Consultant further warrants and represents that no promise of future employment, remuneration, consideration, gratuity or other reward or gain has been made to Consultant or Consultant or Consultant's associates. Consultant promises to advise city of any such promise that may be made during the Term of this Agreement, or for 12 months thereafter. Consultant agrees that neither Consultant nor his immediate family members, nor his employees or agents, shall acquire any such Prohibited Interest within the Term of this Agreement, or for 12 months after the expiration of this Agreement. Consultant may not conduct or solicit any business for any party to this Agreement, or for any third party which may be in conflict with Consultant's responsibilities under this Agreement. G. Hold Harmless. Consultant shall defend, indemnify and hold harmless the Applicant and City, its elected and appointed officers and employees, from and against all claims for damages, liability, cost and expense (including without limitation attorneys' fees) baldwn3e.wp RBF/city/Baldwin Agreement January 10, 1992 Page 14 ï-I~ -.".--....-.. arising out of the negligent conduct.of the Consultant, or any agency or employee, subcontractors, or others in connection with the execution of the work covered by this Agreement, except only for those claims arising from the sole negligence or sole willful conduct of the city, its officers, or employees. Consultant's indemnification shall include any and all costs, expenses, attorneys' fees and liability incurred by the City, it officers agents, or employees in defending against such claims, whether the same proceed to judgment or not. Further, Consultant at its own expense shall, upon written request by the City, defend any such suit or action brought against the City, its officers, agents, or employees. Consultants' indemnification of City shall not be limited by any prior or subsequent declaration by the Consultant. H. Termination of Aareement for Cause. If, through any cause, Consultant shall fail to fulfill in a timely and proper manner his/her obligations under this Agreement, or if Consultant shall violate any of the covenants, agreements or stipulations of this Agreement, City shall have the right to terminate this Agreement by giving written notice to Consultant of such termination and specifying the effective date thereof at least five (5) days before the effective date of such termination. In that event, all finished or unfinished documents, data, studies, surveys, drawings, maps, reports and other materials prepared by Consultant shall, at the option of the city, become the property of the City, and Consultant shall be entitled to receive just and equitable compensation for any work satisfactorily completed on such documents and other materials up to the effective date of Notice of Termination, not to exceed the amounts payable hereunder, and less any damages caused City by Consultant's breach. I. Termination of Aareement for Convenience of citv. city may terminate this Agreement at any time and for any reason for giving specific written notice to Consultant of such termination and specifying the effective date thereof, at least thirty (30) days before the effective date of such termination. Consultant shall suspend any additional work not expressly directed by the city upon receipt of such notice. In that event, all finished and unfinished documents and other materials described hereinabove shall, at the option of the City, become City's sole and exclusive property. If the Agreement is terminated by city as provided in this paragraph, Consultant shall be entitled to receive just and equitable compensation for any satisfactory work completed on such documents and other materials to the effective date of such termination. Consultant baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 15 î-/q _.._~_._._---_.__. -- hereby expressly waives any and all claims for damages or compensation arising under this Agreement except as set forth herein. 1. Upon receipt of a request from Applicant for suspension or termination of its Application, City will exercise its privileges to terminate Consultant under this Agreement. J. Assiqnabilitv. The services of Consultant are personal to the city, and Consultant shall not assign any interest in this Agreement, and shall not transfer any interest in the same (whether by assignment or novation), without prior written consent of City which City may not unreasonably deny. K. OwnershiD. Publication. ReDroduction and Use of Material. All reports, studies, information, data, statistics, forms, designs, plans, procedures, systems and any other materials or properties produced under this Agreement shall be the sole and exclusive property of City. No such materials or properties produced in whole or in part under this Agreement shall be subject to private use, copyrights or patent rights by Consultant in the united states or in any other country without the express written consent of City. city shall have unrestricted authority to publish, disclose as may be limited by the provisions of the Public Records Act, distribute, and otherwise use, copyright or patent, in whole or in part, any such reports, studies, data, statistics, forms or other materials or properties produced under this Agreement. L. IndeDendent Contractor. City is interested only in the results obtained and Consultant shall perform as an independent contractor with sole control of the manner and means of performing the services required under this Agreement. City maintains the right only to reject or accept Consultant'S work Products. Consultant and any of the Consultant'S agents, employees or representatives are, for all purposes under this Agreement, an independent contractor and shall not be deemed to be an employee of city, and none of them shall be entitled to any benefits to which City employees are entitled including but not limited to, overtime, retirement benefits, workers compensation benefits, injury leave or other leave benefits. M. Errors and Omissions. baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 16 I - ..to ,,·u__ In the event that the City Engineer determines that the Consultant's negligence, errors, or omissions in the performance of work under this Agreement has resulted in expense to City greater than would have resulted if there were no such negligence, errors, or omissions in the plans or contract specifications, Consultant shall reimburse City for the additional expenses incurred by the City including engineering, construction and/or restoration expense. Nothing herein is intended to limit City's rights under other provisions of this agreement. N. Administrative Claims Reauirements and Procedures. No suit or arbitration shall be brought arising out of this agreement, against the city unless a claim has first been presented in writing and filed with the City of Chula vista and acted upon by the city of Chula Vista in accordance with the procedures set forth in Chapter 1.34 of the Chula vista Municipal Code, as same may from time to time be amended, the provisions of which are incorporated by this reference as if fully set forth herein, and such policies and procedures used by the City in the implementation of same. Upon request by City, Consultant shall meet and confer in good faith with City for the purpose of resolving any dispute over the terms of this Agreement. O. Attornev's Fees. Should a dispute result in litigation, and the procedure for claiming and resolving the dispute herein contained is adhered to, it is agreed that the prevailing party shall be entitled to recover all reasonable costs incurred in the defense of the claim, including costs and attorney's fees. P. Statement of Costs. In the event that Consultant prepares a report or document, or participates in the preparation of a report or document as a result of the scope of work required of Consultant, Consultant shall include, or cause the inclusion, in said report or document a statement of the numbers and cost in dollar amounts of all contracts and subcontracts relating to the preparation of the report or document. , Q. Consultant not authorized to ReDresent Citv. Unless specifically authorized in writing by city, Consult- ant shall have no authority to act as City's agent to bind City baldwn3e.wp RBF/city/Baldwin Agreement January 10, 1992 Page 17 1-,2.1 . ~.--._._--_.- to any contractual agreements whatsoever. R. Notices. All notices, demands or requests provided for or permitted to be given pursuant to this Agreement must be in writing. All notices, demands and requests to be sent to any party shall be deemed to have been properly given or served if personally serve~ or deposited in the United states mail, addressed to such party, postage prepaid, registered or certified, with return receipt requested, at the addresses identified adjacent to the signatures of the parties represented. S. Entire Aareement. This Agreement, together with any other written document referred to or contemplated herein, embody the entire Agreement and understanding between the parties relating to the subject matter hereof. Neither this Agreement nor any provision hereof may be amended, modified, waived or discharged except by an instrument in writïng executed by the party against which enforcement of such amendment, waiver or discharge is sought. T. CaDacitv of Parties. Each signatory and party hereto hereby warrants and represents to the other party that it has legal authority and capacity and direction from its principal to enter into this Agreement; that all resolutions or other actions have been taken so as to enable it to enter into this Agreement. U. Governina Law/Venue. This Agreement shall be governed by and construed in accordance with the laws of the state of California. Any action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San Diego County, state of California, and if applicable, the City of Chula Vista, or as close thereto as possible. Venue for this Agreement, and performance hereunder, shall be the City of Chula vista. (End of Page. Next Page is Signature Page.) baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 18 I - 22- -- ..-. .-.-..-..-.... Signature Page to Agreement with IN WITNESS WHEREOF, city, Consultant and Applicant have executed this Agreement as of the date set forth adjacent to their signature. Dated: January 10, 1992 CITY OF CHULA VISTA 276 Fourth Avenue, Chula Vista, CA 91910 By: Tim Nader, Mayor Attest: Beverly Authelet, City Clerk A"t: ~o fo., JJ Bruce M. Boogaard .'",-- city Attorney Dated: Robert Bein, William Frost & Associates, 14725 Alton Parkway, Irvine, CA 92718 By: James E. McDonald, President Dated: Baldwin vista Associates, L.P., a California Limited Partnership, 11975 EI Camino Real, Suite 200, San Diego, CA 92130 By: Baldwin Builders, Inc. , a California Corporation, its General Partner, By: Greg smith, President baldwn3e.wp RBF/City/Baldwin Agreement January 10, 1992 Page 19 '1- ;t; - ---~-----_._~---_._._-_.- -- --.-< Exhibit List to Three Party for otay Ranch Development Processing Agreement Exhibit A. Note Secured by Trust Deed issued by Applicant to City in the amount of Consultant's Bill for Previously Provided Services ($460,428.86). Exhibit B. Trust Deed Securing Note in Exhibit A, and Performance, Including Monetary Performance, in Agreement. Exhibit C. Scope of Services of Consultant. Exhibit D. Hourly Rates of Consultant's Employees and Agents baldwn3e.wp RBF/city/Baldwin Agreement January 9, 1992 Page 20 ï - 21.( -~._---"--_.__..._,..,_.._--..- Exhibit A Note Secured by Deed of Trust $460,428.86 January 14, 1992 Chula Vista, California For valuable consideration received, the Baldwin Vista Associates, Ltd., a California Limited Partnership ("Obligor"), does hereby promise to pay to the City of Chula Vista, California, a chartered municipal corporation of the State of California, or order, at Chula Vista, California, the sum of Four Hundred Sixty Thousand, Four Hundred Twenty-Eight Dollars and 86/100 ($460,428.86) pIus interest thereon, compounded monthly, at the rate of 12% per annum, according to the fol1owing installment and payment schedule: $20,000 per month commencing January 15, 1992 and continuing on the 1st day of each subsequent month thereafter until June 30, 1992, at which time the entire remaining balance of principal and interest shall be due and payable, and $50,000, as a single isolated payment on January 15, 1992. Any payment received shall be first credited to interest due, and the balance, if any, shall thereupon be applied to the principal balance outstanding. The obligations contained in this Note are secured by three Deeds of Trust, each as to a separate parcel, bearing the same date as this Note, issued to Spring Mountain Escrow, as Trustee, for the benefit of the City of Chula Vista, Beneficiary, by Obligor or Obligor's designee, Baldwin Building Contractors, a California Limited Partnership. Obligor may prepåy this Note at any time or from time to time in any amount without penalty. Notwithstanding the aforementioned date the repayment of this obligation, upon Obligor's conveyance of a fee interest in all or any portion of the parcel or parcels whioh constitute the security for this Note, as identified in the Deed of Trust above referenced, or the bankruptcy, reorganization, dissolution or liquidation of Obligor, the outstanding principal balance of this Note pIus any interest accrued thereon shall become immediately due and payable. This note shall be payable in legal tender of the United States. In the event that either party may be required to use the legal process in order to collect an amount of money hereunder due, the prevailing party shall be entitled to reasonable attorney's fees and court costs. Dated: Baldwin Vista Associates, L.P., a California Limited Partnership, 11975 El Camino Real, Suite 200, San Diego, CA 92130 By: Baldwin Builders, Inc., a California Corporation, its General Partner, By: Greg Smith, President [attach notary acknowledgment] baldwn5 . wp î - 2.5 -..----. Exhibit B-1 Baldwin Building Contractors, L.P. Deed of Trust, No. 1 to Secure Note and Three Party Agreement for otay Ranch Development Processing Recording Requested by: City of Chula Vista, California and when recorded, mail to City of Chula vista 276 Fourth Avenue Chula Vista, CA 91910 Attention: City Clerk For Off1c1al Use Only Assessor Parcel No: 304-390-41 DEED OF TRUST AND ASSIGNMENT OF RENTS THIS DEED OF TRUST, made this January 14, 1992, for the purposes of reference, and effective as of the date executed by the parties, between the Baldwin Building Contractors, L.P.. a California Limited Partnership, herein called "Trustor", whose address is 11975 El Camino Real, suite 200, San Diego, CA 92130, Attention: Grea Smith, as desginee for Baldwin Vista Associates, L.P., a California Limited Partnership, Spring Mountain Escrow Inc., a California corporation, herein called "Trustee", and the city of Chula Vista, herein called "Beneficiary", whose address is 276 Fourth Avenue, Chula Vista, California, as follows: The Trustor irrevocably grants, transfers and assigns to Trustee in trust, with power of sale, that property in San Diego County, California, described as set forth in the attached Exhibit 1 to Deed of Trust, together with buildings, fixtures, equipment and other assets located thereon or appurtenant thereto, and together with the rents, issues and prof its thereof, subj ect, however, to the right, power and authority given to and conferred upon Beneficiary by paragraph (10) of the provisions attached hereto as Exhibit 2 to Deed of Trust, to collect and apply such rents, issues and profits, baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 1 1-2~ "-.---.-- -.----.-.-.-.-...- FOR THE PURPOSE OF SECURING: (1) payment of the indebtedness evidenced by one promissory note dated January 14, 1992, and entitled: "Note Secured by Deed of Trust," and any extension or renewal thereof, in an amount of $460,428.86, and executed by Trustor's Designator, Baldwin Vista Associates, L.P., a California Limited Partnership in favor of Beneficiary or order; (2) performance by Trustor's Designator of its obligations as contained in that Agreement between Trustor I s Designator, Benef iciary and Robert Bein, William Frost & Associates, dated November 12, 1991, and entitled "Second Three Party Agreement for Otay Ranch Development Processing" also referred to herein as the "Subject Agreement"; (3) performance by Trustor of each agreement of Trustor as contained herein, including without limitation, those set forth in Exhibit 2 hereto (related to the protection of the security); and (3) performance under any agreements that are secured by a trust deed, mortgage, lien, or other encumbrance against the title to the property which is the subject matter of this grant that is, or may be, superior to this Deed of Trust. TO PROTECT 'J;'HE SECURITY OF THIS DEED OF TRUST, Trustor agrees, by the execution and delivery of this Deed of Trust and the Note and Subject Agreement secured hereby, that provisions (1) to (14), inclusive, of Exhibit 2 hereby are adopted and incorporated herein and made a part hereof as fully as though set forth herein at length. To the extent permitted by Law, all of the personal property described in the deed of trust or mortgage shall be deemed to be fixtures and part of the real property. As to any part of such personal property not deemed or permitted by law to be fixtures, the deed of trust or mortgage shall constitute a security agreement under the Uniform Commercial Code. The undersigned Trustor requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to the undersigned at his address hereinbefore set forth. Dated: Baldwin Building Contractors, L.P., a California Limited Partnership by: Baldwin Builders; Inc., a California Corporation, its General Partner by: Greg Smith, President. [attach notary acknowledgment] baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 2 ,- :2.¡ _._u .__.__...._.__._._.___.~~m____'. Exhibit 1 to Trust Deed Legal Description of Subject Property 12755 Dannan Court, San Diego, CA 92130 Parcel 3 of Map 15699 Assessor Parcel No. 304-390-41 That real property situated in the city of San Diego, County of San Diego, state of California, commonly known as Parcel 3 of Parcel Map No. 15699, in the City of San Diego, County of San Diego, State of Califonria, filed in the Office of the County Recorder of San Diego County, June 8, 1989 as File No. 89-302414 of Official Records. baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 4 Î - :2.¡ .-.--. Exhibit 2 to Trust Deed Standard provisions To Protect the Security of This Deed of Trust, Trustor Agrees: (1) To keep said property in good condition and repair; not to remove or demolish any building thereon; to complete or restore promptly and in good and workmanlike manner any building which may be constructed, damaged or destroyed thereon and to pay when due all claims for labor performed and materials furnished therefore; to comply with all laws affecting said property or requiring any alterations or improvements to be made thereon; not to commit or permit waste thereof; not to commit, suffer or permit any act upon said property in violation of law; to cultivate, irrigate, fertilize, fumigate, prune, and do all other acts which from the character or use of said property may be reasonably necessary, the specific enumerations herein not excluding the general. (2) To provide, maintain and deliver to Beneficiary such certificates of fire, vandalism and malicious mischief insurance satisfactory to and with loss payable to Beneficiary. The amount collected under any fire or other insurance policy may be applied by Beneficiary upon any indebtedness secured hereby and in such order as Beneficiary may determine, or at option of Beneficiary the entire amount so collected or any part thereof may be released to Trustor. Such application or release shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. The provisions hereof are subject to the mutual agreement of the parties as below set forth. (3) To appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; and to pay all costs and expenses, including cost of evidence of title and· attorney's fees in a reasonable sum, in any such action or proceeding in which Beneficiary or Trustee may appear, and in any suit brought by Beneficiary to foreclose this Deed. (4) To pay: at least ten days before delinquency all taxes and assessments affecting said property, including assessments on appurtenant water stock; subject to the mutual agreements of the parties as below set forth, to pay when due, all encumbrances, charges and liens, with interest, on said property or any part thereof, which appear to be prior or superior hereto; all costs, fees and expenses of this Trust. baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 5 --, - 29 ...-< Should Trustor fail to make any payment or to do any act as herein provided, then Beneficiary or Trustee, but without obligation so to do and without notice to or demand upon Trustor and without releasing Trustor from any obligation hereof, may: make or do the same in such manner and to such extent as either may deem necessary to protect the security hereof, Beneficiary or Trustee being authorized to enter upon said property for such purposes; appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; pay, purchase, contest or compromise any incumbrance, charge or lien which in the judgment of either appears to be prior or superior hereto; and, in exercising any such powers, pay necessary expenses, employ council and pay his reasonable fees. (5) To pay immediately and without demand all sums so expended by Beneficiary or Trustee, with interest from date of expenditure at the amount allowed by law in effect at the date hereof, and to pay for any statement provided for by law in effect at the date hereof regarding the obligation secured hereby any amount demanded by the Beneficiary not to exceed the maximum allowed by law at the time when said statement is demanded. (6) That any award of damages in connection with any condemnation for public use of or injury to said property or any part thereof is hereby assigned and shall be paid to Beneficiary who may apply or release such moneys received by Beneficiary in the same manner and with the same effect as above provided for disposition of proceeds o,f fire or other insurance. The provisions hereof are subject to the mutual agreements of the parties as below set forth. (7) That by accepting payment of any sum secured hereby after its due date, Beneficiary does not waive his right either to require prompt payment when due of all other sums so secured or to declare default for failure so to pay. (8) That at any time or from time to time, without liability therefor and without notice, upon written request of Beneficiary and presentation of this Deed and said note for endorsement, and without affecting the personal liability of any person for payment of the indebtedness secured hereby, Trustee may: reconvey any part of said property; consent to the making of any map or plat thereof; join in granting any easement thereon; or join in any extension agreement or any agreement subordinating the lien or charge hereof. (9) That upon written request of Beneficiary stating that all sums secured hereby have been paid, and upon surrender of this Deed and said note to Trustee for cancellation and retention and baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 6 \-~D ..__..___'__.......__n._ __++u__,____ upon payment of its fees, Trustee shall reconvey, without warranty, the property then held hereunder. The recitals in such reconveyance of any matters of facts shall be conclusive proof of the truthfulness thereof. The grantee in such reconveyance may be described as "the person or persons legally entitled thereto." Five years after issuance of such full reconveyance, Trustee may destroy said note and this Deed (unless directed in such request to retain them) . (10) That as additional security, Trustor hereby gives to and confers upon Beneficiary the right, power and authority, during the continuance of these Trusts, to collect the rents, issues and profits of said property, reserving unto Trustor the right, prior to any default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, to collect and retain such rents, issues and profits as they become due and payable. Upon any such default, Beneficiary may at any time without notice, either in person, by agent, or by a receiver to be appointed by a court, and without regard to the adequacy of any security for the indebtedness hereby secured, enter upon and take possession of said property or any part thereof, in his own name sue for or otherwise collect such rents, issues and profits, including those past due and unpaid, and apply the same, less costs and expenses of operation and collection, including reasonable attorney's fees, upon any indebtedness secured hereby, and in such order as Beneficiary may determine. The entering upon and taking possession of said property, the collection of such rents, issues and profits and the application thereof as aforesaid, shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. (11) That upon default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, Beneficiary may declare all sums secured hereby immediately due and payable by deli very to Trustee of written declaration of default and demand for sale and of written notice of default and of election to cause to be sold said property, which notice Trustee shall cause to be filed for record. Beneficiary also shall deposit with Trustee of this Deed, said note and all documents evidencing expenditures secured hereby. After the lapse of such time as may then be required by law following the recordation of said notice of default, and of notice of sale having been given as then required by law, Trustee, without demand on Trustor, shall sell said property at the time and place fixed by it in said notice of sale, either as a whole or in separate parcels, and in such order as it may be determined, at public auction to the highest bidder for cash in lawful money of baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 7 ì-3\ - --. -- -- -.....- the united states, payable at time of sale. Trustee may postpone sale of all or any portion of said property by public announcement at such time and place of sale, and from time to time thereafter may postpone such sale by public announcement at the time fixed by the preceding postponement. Trustee shall deliver to such purchaser its deed conveying the property so sold, but without any covenant or warranty, express or implied. The recitals in such deed of any matters or facts shall be conclusive proof of the truthfulness thereof. Any person, including Trustor, Trustee, or Beneficiary as hereinafter defined, may purchase at such sale. After deducting all costs, fees and expenses of Trustee and of this Trust, including cost of evidence of title in connection with sale, Trustee shall apply the proceeds of sale to payment of: all sums expended under the terms hereof, not then repaid, with accrued interest at the amount allowed by law in effect at the date hereof; all other sums secured hereby; and the remainder, if any, to the person or persons legally entitled thereto. (12) Benef iciary , or any successor in ownership of any indebtedness secured hereby, may from from time to time, by instrument in writing, substitute a successor or successors to any Trustee named herein or acting hereunder, which instrument, executed by the Beneficiary and duly acknowledged and recorded in the office of the recorder of the county or counties where said property is situated, shall be conclusive proof of proper substitution of such successor or Trustee or Trustees, who shall, without conveyance from the Trustee predecessor, succeed to all its title, estate, rights, powers and duties. said instrument must contain the name of the original Trustor, Trustee and Beneficiary hereunder, the document number or the book and page where this Deed is recorded and the name and address of the new Trustee. (13) That this Deed applies to, inures to the benefit of, and binds all parties hereto, their heirs, legatees, devices, administrators, executors, successors, and assigns. The term Beneficiary shall mean the owner and holder, including pledgees, of the note secured hereby, whether or not named as Beneficiary herein. In this Deed, whenever the context so requires, the masculine gender includes the feminine and/or neuter, and the singular number indicates the plural. (14) That Trustee accepts this Trust when this Deed, duly executed and acknowledged, is made a public record as provided by law. Trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Trustor, Beneficiary or Trustee shall be a party unless brought by Trustee. baldwn6.wp Baldwin's Trust Deed January 9, 1992 Page 8 î-32- . .--...--.-.--....----.-...-......-- Recording Requested by: city of Chula Vista, california and when recorded, mail to City of Chula Vista 276 Fourth Avenue Chula vista, CA 91910 Attention: City Clerk For Off1c1al Use Only Assessor Parcel No: 304-390-42 DEED OF TRUST AND ASSIGNMENT OF RENTS THIS DEED OF TRUST, made this January 14, 1992, for the purposes of reference, and effective as of the date executed by the parties, between the Baldwin Building Contractors, L.P., a california Limited Partnership, herein called "Trustor", whose address is 11975 El Camino Real, suite 200, San Diego, CA 92130, Attention: Greg Smith, as desginee for Baldwin vista Associates, L.P., a California Limited Partnership, Spring Mountain Escrow Inc., a California corporation, herein called "Trustee", and the City of Chula Vista, herein called "Beneficiary", whose address is 276 Fourth Avenue, Chula vista, California, as follows: The Trustor irrevocably grants, transfers and assigns to Trustee in trust, with power of sale, that property in San Diego County, California, described as set forth in the attached Exhibit 1 to Deed of Trust, together with buildings, fixtures, equipment and other assets located thereon or appurtenant thereto, and together with the rents, issues and profits thereof, subject, however, to the right, power and authority given to and conferred upon Beneficiary by paragraph (10) of the provisions attached hereto as Exhibit 2 to Deed of Trust, to collect and apply such baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 1 l - ;3 -------.---"-- rents, issues and profits, FOR THE PURPOSE OF SECURING: (1) payment of the indebtedness evidenced by one promissory note dated January 14, 1992, and entitled: "Note Secured by Deed of Trust," and any extension or renewal thereof, in an amount of $460,428.86, and executed by Trustor's Designator, Baldwin Vista Associates, L.P., a California Limited Partnership in favor of Beneficiary or order; (2) performance by Trustor's Designator of its obligations as described or referenced in Section IV of that Agreement between Trustor's Designator, Beneficiary and Robert Bein, William Frost & Associates, dated November 12, 1991, and entitled "Second Three Party Agreement for Otay Ranch Development Processing" also referred to herein as the "Subject Agreement"; (3) performance by Trustor of each agreement of Trustor as contained herein, including without limitation, those set forth in Exhibit 2 hereto (related to the protection of the security); and (3) performance under any agreements that are secured by a trust deed, mortgage, lien, or other encumbrance against the title to the property which is the subject matter of this grant that is, or may be, superior to this Deed of Trust. . TO PROTECT THE SECURITY OF THIS DEED OF TRUST, Trustor agrees, by the execution and delivery of this Deed of Trust and the Note and Subject Agreement secured hereby, that provisions (1) to (14), inclusive, of Exhibit 2 hereby are adopted and incorporated herein and made a part hereof as fully as though set forth herein at length. To the extent permitted by Law, all of the personal property described in the deed of trust or mortgage shall be deemed to be fixtures and part of the real property. As to any part of such personal property not deemed or permitted by law to be fixtures, the deed of trust or mortgage shall constitute a security agreement under the Uniform Commercial Code. The undersigned Trustor requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to the undersigned at his address hereinbefore set forth. Dated: Baldwin Building Contractors, L.P., a california Limited Partnership by: Baldwin Builders, Inc., a California Corporation, its General Partner by: Greg Smith, President. [attach notary acknowledgment] baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 2 l- ~~ -.,. .....- ,.'.. .._,~-----_._..- Exhibit 1 to Trust Deed Legal Description of Subject Property 12755 Dannan Court, San Diego, CA 92130 Parcel 3 of Map 15699 Assessor Parcel No. 304-390-41 That real property situated in the city of San Diego, County of San Diego, State of California, commonly known as Parcel 3 of Parcel Map No. 15699, in the City of San Diego, County of San Diego, State of Califonria, filed in the Office of the County Recorder of San Diego County, June 8, 1989 as File No. 89-302414 of Official Records. baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 4 ï- 3S' -. Exhibit 2 to Trust Deed Standard provisions To Protect the Security of This Deed of Trust, Trustor Agrees: (1) To keep said property in good condition and repair; not to remove or demolish any building thereon; to complete or restore promptly and in good and workmanlike manner any building which may be constructed, damaged or destroyed thereon and to pay when due all claims for labor performed and materials furnished therefore; to comply with all laws affecting said property or requiring any alterations or improvements to be made thereon; not to commit or permit waste thereof; not to commit, suffer or permit any act upon said property in violation of law; to cultivate, irrigate, fertilize, fumigate, prune, and do all other acts which from the character or use of said property may be reasonably necessary, the specific enumerations herein not excluding the general. (2) To provide, maintain and deliver to Beneficiary such certificates of fire, vandalism and malicious mischief insurance satisfactory to and with loss payable to Beneficiary. The amount collected under any fire or other insurance policy may be applied by Beneficiary upon any indebtedness secured hereby and in such order as Beneficiary may determine, or at option of Beneficiary the entire amount so collected or any part thereof may be released to Trustor. Such application or release shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. The provisions hereof are subject to the mutual agreement of the parties as below set forth. (3) To appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; and to pay all costs and expenses, including cost of evidence of title and attorney's fees in a reasonable sum, in any such action or proceeding in which Benef iciary or Trustee may appear, and in any suit brought by Beneficiary to foreclose this Deed. (4) To pay: at least ten days before delinquency all taxes and assessments affecting said property, including assessments on appurtenant water stock; subject to the mutual agreements of the parties as below set forth, to pay when due, all encumbrances, charges and liens, with interest, on said property or any part thereof, which appear to be prior or superior hereto; all costs, fees and expenses of this Trust. baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 5 l - 3" '''"'M . __".__m..'_·"'_ Should Trustor fail to make any payment or to do any act as herein provided, then Beneficiary or Trustee, but without obligation so to do and without notice to or demand upon Trustor and without releasing Trustor from any obligation hereof, may: make or do the same in such manner and to such extent as either may deem necessary to protect the security hereof, Beneficiary or Trustee being authorized to enter upon said property for such purposes; appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; pay, purchase, contest or compromise any incumbrance, charge or lien which in the judgment of either appears to be prior or superior hereto; and, in exercising any such powers, pay necessary expenses, employ council and pay his reasonable fees. (5) To pay immediately and without demand all sums so expended by Beneficiary or Trustee, with interest from date of expenditure at the amount allowed by law in effect at the date hereof, and to pay for any statement provided for by law in effect at the date hereof regarding the obligation secured hereby any amount demanded by the Beneficiary not to exceed the maximum allowed by law at the time when said statement is demanded. (6) That any award of damages in connection with any condemnation for public use of or injury to said property or any part thereof is hereby assigned and shall be paid to Beneficiary who may apply or release such moneys received by Beneficiary in the same manner and with the same effect as above provided for disposition of proceeds of fire or other insurance. The provisions hereof are subject to the mutual agreements of the parties as below set forth. (7) That by accepting payment of any sum secured hereby after its due date, Beneficiary does not waive his right either to require prompt payment when due of all other sums so secured or to declare default for failure so to pay. (8) That at any time or from time to time, without liability therefor and without notice, upon written request of Beneficiary and presentation of this Deed and said note for endorsement, and without affecting the personal liability of any person for payment of the indebtedness secured hereby, Trustee may: reconvey any part of said property; consent to the making of any map or plat thereof; join in granting any easement thereon; or join in any extension agreement or any agreement subordinating the lien or charge hereof. (9) That upon written request of Beneficiary stating that all sums secured hereby have been paid, and upon surrender of this Deed and said note to Trustee for cancellation and retention and baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 6 (-~l -,....-......-..--- "'-.----..- upon payment of its fees, Trustee shall reconvey, without warranty, the property then held hereunder. The recitals in such reconveyance of any matters of facts shall be conclusive proof of the truthfulness thereof. The grantee in such reconveyance may be described as "the person or persons legally entitled thereto." Five years after issuance of such full reconveyance, Trustee may destroy said note and this Deed (unless directed in such request to retain them) . (10) That as additional security, Trustor hereby gives to and confers upon Beneficiary the right, power and authority, during the continuance of these Trusts, to collect the rents, issues and profits of said property, reserving unto Trustor the right, prior to any default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, to collect and retain such rents, issues and profits as they become due and payable. Upon any such default, Beneficiary may at any time without notice, either in person, by agent, or by a receiver to be appointed by a court, and without regard to the adequacy of any security for the indebtedness hereby secured, enter upon and take possession of said· property or any part thereof, in his own name sue for or otherwise collect such rents, . issues and profits, including those past due and unpaid, and apply the same, less costs and expenses of operation and collection, including reasonable attorney's fees, upon any indebtedness secured hereby, and in such order as Beneficiary may determine. The entering upon and taking possession of said property, the collection of such rents, issues and profits and the application thereof as aforesaid, shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. (11) That upon default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, Beneficiary may declare all sums secured hereby immediately due and payable by delivery to Trustee of written declaration of default·and demand for sale and of written notice of default and of election to cause to be sold said property, which notice Trustee shall cause to be filed for record. Beneficiary also shall deposit with Trustee of this Deed, said note and all documents evidencing expenditures secured hereby. After the lapse of such time as may then be required by law following the recordation of said notice of default, and of notice of sale having been given as then required by law, Trustee, without demand on Trustor, shall sell said property at the time and place fixed by it in said notice of sale, either as a whole or in separate parcels, and in such order as it may be determined, at public auction to the highest bidder for cash in lawful money of baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 7 \-3~ <-- ------"-,---_..__.._----, the united states, payable at time of sale. Trustee may postpone sale of all or any portion of said property by public announcement at such time and place of sale, and from time to time thereafter may postpone such sale by public announcement at the time fixed by the preceding postponement. Trustee shall deliver to such purchaser its deed conveying the property so sold, but without any covenant or warranty, express or implied. The recitals in such deed of any matters or facts shall be conclusive proof of the truthfulness thereof. Any person, including Trustor, Trustee, or Beneficiary as hereinafter defined, may purchase at such sale. After deducting all costs, fees and expenses of Trustee and of this Trust, including cost of evidence of title in connection with sale, Trustee shall apply the proceeds of sale to payment of: all sums expended under the terms hereof, not then repaid, with accrued interest at the amount allowed by law in effect at the date hereof; all other sums secured hereby; and the remainder, if any, to the person or persons legally entitled thereto. (12) Beneficiary, or any successor in ownership of any indebtedness secur·ed hereby, may from from time to time, by instrument in writing, substitute a successor or successors to any Trustee named herein or acting hereunder, which instrument, executed by the Beneficiary and duly acknowledged and recorded in the office of the recorder of the county or counties where said property is situated, shall be conclusive proof of proper substitution of such successor or Trustee or Trustees, who shall, without conveyance from the Trustee predecessor, succeed to all its title, estate, rights, powers and duties. said instrument must contain the name of the original Trustor, Trustee and Beneficiary hereunder, the document number or the book and page where this Deed is recorded and the name and address of the new Trustee. (13) That this Deed applies to, inures to the benefit of, and binds all parties hereto, their heirs, legatees, devices, administrators, executors, successors, and assigns. The term Beneficiary shall mean the owner and holder, including pledgees, of the note secured hereby, whether or not named as Beneficiary herein. In this Deed, whenever the context so requires, the masculine gender includes the feminine and/ or neuter, and the singular number indicates the plural. (14) That Trustee accepts this Trust when this Deed, duly executed and acknowledged, is made a public record as provided by law. Trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Trustor, Beneficiary or Trustee shall be a party unless brought by Trustee. baldwn7a.wp Baldwin's Trust Deed January 9, 1992 Page 8 ¡- 37 Recording Requested by: City of Chula Vista, California and when recorded, mail to City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 Attention: City Clerk For Off~c~al Use Only Assessor Parcel No: 304-390-43 DEED OF TRUST AND ASSIGNMENT OF RENTS THIS DEED OF TRUST, made this January 14, 1992, for the purposes of reference, and effective as of the date executed by the parties, between the Baldwin Building Contractors, L.P., a California Limited Partnership, herein called "Trustor", whose address is 11975 El Camino Real, suite 200, San Diego, CA 92130, Attention: Greg Smith, as desginee for Baldwin Vista Associates, L.P. , a California Limited Partnership, Spring Mountain Escrow Inc. , a California corporation, herein called I'Trustee" , and the City of Chula Vista, herein called "Beneficiary", whose address is 276 Fourth Avenue, Chula Vista, California, as follows: The Trustor irrevocably grants, transfers and assigns to Trustee in trust, with power of sale, that property in San Diego County, California, described as set forth in the attached Exhibit 1 to Deed of Trust, together with buildings, fixtures, equipment and other assets located thereon or appurtenant thereto, and together with the rents, issues and profits thereof, subject, however, to the right, power and authority given to and conferred upon Beneficiary by paragraph (10) of the provisions attached hereto as Exhibit 2 to Deed of Trust, to collect and apply such rents, issues and profits, baldwn8.wp Baldwin's Trust Deed January 9, 1992 Page 1 ì. - '10 _.._.~~ .---~.- FOR THE PURPOSE OF SECURING: (1) payment of the indebtedness evidenced by one promissory note dated January January 14, 1992, and entitled: "Note Secured by Deed of Trust," and any extension or renewal thereof, in an amount of $460,42S.S6, and executed by Trustor's Designator, Baldwin Vista Associates, L.P., a California Limited Partnership in favor of Beneficiary or order; (2) performance by Trustor's Designator of its obligations as described or referenced in Section IV of that Agreement between Trustor's Designator, Beneficiary and Robert Bein, William Frost & Associates, dated November 12, 1991, and entitled "Second Three Party Agreement for Otay Ranch Development Processing" also referred to herein as the "Subject Agreement"; (3) performance by Trustor of each agreement of Trustor as contained herein, including without limitation, those set forth in Exhibit 2 hereto (related to the protection of the security); and (3) performance under any agreements that are secured by a trust deed, mortgage, lien, or other encumbrance against the title to the property which is the subject matter of this grant that is, or may be, superior to this Deed of Trust. TO PROTECT THE SECURITY OF THIS DEED OF TRUST, Trustor agrees, by the execution and delivery of this Deed of Trust and the Note and Subject Agreement secured hereby, that provisions (1) to (14), inclusive, of Exhibit 2 hereby are adopted and incorporated herein and made a part hereof as fully as though set forth herein at length. To the extent permitted by Law, all of the personal property described in the deed of trust or mortgage shall be deemed to be fixtures and part of the real property. As to any part of such personal property not deemed or permitted by law to be fixtures, the deed of trust or mortgage shall constitute a security agreement under the Uniform Commercial Code. The undersigned Trustor requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to the undersigned at his address hereinbefore set forth. Dated: Baldwin Building Contractors, L.P., a California Limited Partnership by: Baldwin Builders, Inc., a California Corporation, its General Partner by: Greg Smith, President. [attach notary acknowledgment] baldwnS.wp Baldwin's Trust Deed January 9, 1992 Page 2 I -4 ( ." ~~_.._._--- ,.--.---"- -..-. Exhibit 1 to Trust Deed Legal Description of Subject Property 12777 Dannan Court, San Diego, CA 92130 Parcel 5 of Map 15699 Assessor Parcel No. 304-390-43 That real property situated in the City of San Diego, County of San Diego, State of California, commonly known as Parcel 5 of Parcel Map No. 15699, in the City of San Diego, County of San Diego, State of Califonria, filed in the Office of the County Recorder of San Diego County, June 8, 1989 as File No. 89-302414 of Official Records. baldwn8.wp Baldwin's Trust Deed January 9, 1992 Page 4 ï-~ --...~._._..__....,. Exhibit 2 to Trust Deed Standard provisions To Protect the Security of This Deed of Trust, Trustor Agrees: (1) To keep said property in good condition and repair; not to remove or demolish any building thereon; to complete or restore promptly and in good and workmanlike manner any building which may be constructed, damaged or destroyed thereon and to pay when due all claims for labor performed and materials furnished therefore; to comply with all laws affecting said property or requiring any alterations or improvements to be made thereon; not to commit or permit waste thereof; not to commit, suffer or permit any act upon said property in violation of law; to cultivate, irrigate, fertilize, fumigate, prune, and do all other acts which from the character or use of said property may be reasonably necessary, the specific enumerations herein not excluding the general. (2) To provide, maintain and deliver to Beneficiary such certificates of fire, vandalism and malicious mischief insurance satisfactory to and with loss payable to Beneficiary. The amount collected under any fire or other insurance policy may be applied by Beneficiary upon any indebtedness secured hereby and in such order as Beneficiary may determine, or at option of Beneficiary the entire amount so collected or any part thereof may be released to Trustor. Such application or release shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. The provisions hereof are subject to the mutual agreement of the parties as below set forth. (3) To appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; and to pay all costs and expenses, including cost of evidence of title and attorney I s fees in a reasonable sum, in any such action or proceeding in which Beneficiary or Trustee may appear, and in any suit brought by Beneficiary to foreclose this Deed. (4) To pay: at least ten days before delinquency all taxes and assessments affecting said property, including assessments on appurtenant water stock; subject to the mutual agreements of the parties as below set forth, to pay when due, all encumbrances, charges and liens, with interest, on said property or any part thereof, which appear to be prior or superior hereto; all costs, fees and expenses of this Trust. baldwn8.wp Baldwin's Trust Deed January 9, 1992 Page 5 ,- 4-3 ---.,.-.,---..,- .._--- ._- "."- _. ~_...., Should Trustor fail to make any payment or to do any act as herein provided, then Beneficiary or Trustee, but without obligation so to do and without notice to or demand upon Trustor and without releasing Trustor from any obligation hereof, may: make or do the same in such manner and to such extent as either may deem necessary to protect the security hereof, Beneficiary or Trustee being authorized to enter upon said property for such purposes; appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; pay, purchase, contest or compromise any incumbrance, charge or lien which in the judgment of either appears to be prior or superior hereto; and, in exercising any such powers, pay necessary expenses, employ council and pay his reasonable fees. (5) To pay immediately and without demand all sums so expended by Beneficiary or Trustee, with interest from date of expenditure at the amount allowed by law in effect at the date hereof, and to pay for any statement provided for by law in effect at the date hereof regarding the obligation secured hereby any amount demanded by the Beneficiary not to exceed the maximum allowed by law at the time when said statement is demanded. (6) That any award of damages in connection with any condemnation for public use of or injury to said property or any part thereof is hereby assigned and shall be paid to Beneficiary who may apply or release such moneys received by Beneficiary in the same manner and with the same effect as above provided for disposition of .proceeds of fire or other insurance. The provisions hereof are subject to the mutual agreements of the parties as below set forth. (7) That by accepting payment of any sum secured hereby after its due date, Beneficiary does not waive his right either to require prompt payment when due of all other sums so secured or to declare default for failure so to pay. (8) That at any time or from time to time, without liability therefor and without notice, upon written request of Beneficiary and presentation of this Deed and said note for endorsement, and without affecting the personal liability of any person for payment of the indebtedness secured hereby, Trustee may: reconvey any part of said property; consent to the making of any map or plat thereof; join in granting any easement thereon; or join in any extension agreement or any agreement subordinating the lien or charge hereof. (9) That upon written request of Beneficiary stating that all sums secured hereby have been paid, and upon surrender of this Deed and said note to Trustee for cancellation and retention and baldwn8.wp Baldwin's Trust Deed January 9, 1992 Page 6 l-~~ -"-_.. ...- upon payment of its fees, Trustee shall reconvey, without warranty, the property then held hereunder. The recitals in such reconveyance of any matters of facts shall be conclusive proof of the truthfulness thereof. The grantee in such reconveyance may be described as "the person or persons legally entitled thereto." Five years after issuance of such full reconveyance, Trustee may destroy said note and this Deed (unless directed in such request to retain them) . (10) That as additional security, Trustor hereby gives to and confers upon Beneficiary the right, power and authority, during the continuance of these Trusts, to collect the rents, issues and profits of said property, reserving unto Trustor the right, prior to any default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, to collect and retain such rents, issues and profits as they become due and payable. Upon any such default, Beneficiary may at any time without notice, either in person, by agent, or by a receiver to be appointed by a court, and without regard to the adequacy of any security for the i~debtedness hereby secured, enter upon and take possession of said property or any part thereof, in his own name sue for or otherwise collect such rents, issues and profits, including those past due and unpaid, and apply the same, less costs and expenses of operation and collection, including reasonable attorney's fees, upon any indebtedness secured hereby, and in such order as Beneficiary may determine. The entering upon and taking possession of said property, the collection of such rents, issues and profits and the application thereof as aforesaid, shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. (11) That upon default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, Beneficiary may declare all sums secured hereby immediately due and payable by delivery to Trustee of written declaration of default and demand for sale and of written notice of default and of election to cause to be sold said property, which notice Trustee shall cause to be filed for record. Beneficiary also shall deposit with Trustee of this Deed, said note and all documents evidencing expenditures secured hereby. After the lapse of such time as may then be required by law following the recordation of said notice of default, and of notice of sale having been given as then required by law, Trustee, without demand on Trustor, shall sell said property at the time and place fixed by it in said notice of sale, either as a whole or in separate parcels, and in such order as it may be determined, at public auction to the highest bidder for cash in lawful money of baldwn8.wp Baldwin's Trust Deed January 9, 1992 Page 7 1-4s ,...-- -.....---....----.--.-.,--.-.-- the United states, payable at time of sale. Trustee may postpone sale of all or any portion of said property by pUblic announcement at such time and place of sale, and from time to time thereafter may postpone such sale by public announcement at the time fixed by the preceding postponement. Trustee shall deliver to such purchaser its deed conveying the property so sold, but without any covenant or warranty, express or implied. The recitals in such deed of any matters or facts shall be conclusive proof of the truthfulness thereof. Any person, including Trustor, Trustee, or Beneficiary as hereinafter defined, may purchase at such sale. After deducting all costs, fees and expenses of Trustee and of this Trust, including cost of evidence of title in connection with sale, Trustee shall apply the proceeds of sale to payment of: all sums expended under the terms hereof, not then repaid, with accrued interest at the amount allowed by law in effect at the date hereof; all other sums secured hereby; and the remainder, if any, to the person or persons legally entitled thePeto. (12) Beneficiary, or any successor in ownership of any indebtedness secur·ed hereby, may from from time to time, by instrument in writing, substitute a successor or successors to any Trustee named herein or acting hereunder, which instrument, executed by the Beneficiary and duly acknowledged and recorded in the office of the recorder of the county or counties where said property is situated, shall be conclusive proof of proper substitution of such successor or Trustee or Trustees, who shall, without conveyance from the Trustee predecessor, succeed to all its title, estate, rights, powers and duties. Said instrument must contain the name of the original Trustor, Trustee and Beneficiary hereunder, the document number or the book and page where this Deed is recorded and the name and address of the new Trustee. (13) That this Deed applies to, inures to the benefit of, and binds all parties hereto, their heirs, legatees, devices, administrators, executors, successors, and assigns. The term Beneficiary shall mean the owner and holder, including pledgees, of the note secured hereby, whether or not named as Beneficiary herein. In this Deed, whenever the context so requires, the masculine gender includes the feminine and/ or neuter, and the singular number indicates the plural. (14) That Trustee accepts this Trust when this Deed, duly executed and acknowledged, is made a public record as provided by law. Trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Trustor, Beneficiary or Trustee shall be a party unless brought by Trustee. baldwn8.wp Baldwin's Trust Deed January 9, 1992 Page 8 ¡- 410 -..- . ^ ....--.-.--.---.-...--. , . . . , EXHIBIT .C' SCOPE OF SERVICES 0-. . A Consultant agrees to perform the following Scope of Services as part of the General Plan Amendment and General Development Plan/Co=unity Plan planning process for the Otay Ranch. The scope is general in nature in that the final products will be determined during the process through interacûon with the Technical, Citizen and Executive Staff Committees. For this reason the scope is being prepared on a time and materials basis, and actual costs may vary from estimated costs. TASK 01 Perform research as directed by the Executive Staff Committee on issues pertaining to the preparation of the General Plan Amendments and the General Development Plan/Co=unity Plan for the Otay Ranch Project. Research questions to be investigated and documented in the form of issue or special study papers. TASK 02 Provide assistance to Project Team for review of the Resource Management Plan submitted by the applicant This review will include investigation of concerns from other agencies and interested parties. Prepare an analysis of the County of San Diego Resource Protection Ordinance as it relates to the Resource Management Plan. TASK 03 Conduct analysis for and prepare the texts, maps and graphics for the General Plan Amendments and the General Development Plan/Co=unity Plan . required for both the City and County. This .task also involves preparing portions of the General Develópment Plan text as detailed on attached GDP outline. This task will entail reviewing other consultants' w.ork on the GDP /Co=unity Plan to assist the City of Cbula Vista and the County of San Diego in conforming with the requirements of a General Development Plan and CO=unity Plan. TASK 04 Attendance at Citizen Committees on issues pertaining to the preparation of the General Plan Amendments and the General Development Plan/Co=unity Plan. 0 TASK 05 K/SW1.9S.rev l-~l ,--.-... , . , . Robert Bem, William Frost & Associates November 7, 1991 Contract Agreement for IN 500295 Page 2 of 5 -- TASK 06 Provide coordination, as requested by Executive Staff Committee, on regional issues outside the Otay Ranch which have a continuing impact on the planning of the Otay Ranch. Such coordination involves meeting with various organizations and interested parties on issues such as the designation of SR- 125 as a toll road, the establishment of regional biological conservation areas and wildlife corridors, the planning of the Otay Valley Regional Park, and the study of fixed rail transit extension into the South Bay. . TASK fJ7 Make presentations to groups interested in the planning of the Otay Ranch. Such groups may include, but are not limited to, professional planning organizations (i.e. American Planning Association), local citizen groups other than the Citizen Committees, such as "Crossroads", and other interested parties, as requested by the General Manager. TASK 08 Attend and prepare staff reports, graphics and other material as required for workshops and public hearings. TASK 09 Provide environmental coordination. This effort involves weekly monitoring of the progress of the Environmental Impact Review (Em) consultant, the coordination of the EIRreview process and the preparation of staff reports. This effort does not include production of environmental documentation. .. TASK 10 Provide Public Facilities review and coordination. This effort involves attempting to resolve differences between standards and policies of the City of Chula Vista and County of San Diego. This work effort would continue through adoption of the GDP /Co=unity Plan. TASK 11 This task is a budgeted amount for anticipated work which may be requested that is not included in the above taSks. Authorization of this work will be made by signed "Additional Work Orders" to be approved by the General Manager prior to initiation of the additional work. This budget is based upon a 10% contingency estimate. Exn USIONS Work relating to traffic engineering and analysis is excluded from this Scope of Services. The traffic consulting firm of JHK and Associates will be submitting a separate addendum to the City .of Chula Vista for the associated traffic work items. K/SIXJ29S.rev Î- 48 .-...-".,.------ -.-. · : - Robert Bein, William Frost & Associates November 7,1991 Contract Agreement for IN 500295 Page 3 of 5 .. The scope is general in nature in that the final products will be determined during the process through interaction with the Technical, Citizen and Executive Staff Committees. For this reason the scope is being prepared on a time and materials basis, and actual costs may vary from estimated costs. K/S0029S.- Î-~4 ._n."._·.·,__._.····___· · Robert Bein, William Frost & Associates November 7, 1991 .. Contract Agreement for IN 500295 Page 4 of 5 -.. EXHIBIT "D" COMPENSATION B. Qient agrees to compensate Consultant for such services as follows unless otherwise agreed upon by both parties: Monthly on a time and materials basis based upon 2.75 times the wages paid for all personnel working on the project, with an iniûal estimated budget of $614,514.55, which includes a 15% contingency for additional work requests outside the Scope of Services. This budget amount is for authorizaûon purposes only. Should the total of the monthly billings reach eighty percent (80%) of the budget amount, Client and Consultant will review the status of the work to determine the need for an increase in the budget amoUnt, and whether addiûonal budget authorizaûonto complete the project is appropriate. K/50029S.rcv \_~D ..-...,.,....---- "V . , .' ~ Robert Bein, William Frost & Associates November 7, 1991 Contract Agreement for IN 500295 Page 5 of 5 EXHIBIT "Dft (Continued) --.... ESTlMAJED BUDGET MONTH ESTIMA TRD BUDGET July 1991 - 65,927.59 August 1991 82,797.92 September 1991 70,289.04 October 1991 50,000.00 November 1991 50,000.00 December 1991 50,000.00 January 1992 30,000.00 February 1992 30,000.00 March 1992 30,000.00 April 1992 30,000.00 May 1992 30,000.00 June 1992 30.000.00 Subtotal $549,014.55 , Extra Work - 15% Contingency (October 1991-June 1992) 49,000.00 Estimated direct cost of reimbursable items (October 1991-June 1992) 16.500.00 TOTAL ~614.514.55 Addendum #5 is requesting that $614,514.55 be authorized and that billing will be on a time and materials basis. K/S0029S.rev . '[- ~ ..~-"......".,,~_.__._, ~bert CJJei1l., William Prost ~c!3lssociates PROFESSIONAL ENGINEERS, PLANNERS & SURVEYORS EXHIBIT D AVERAGE EMPLOYEE COMPENSATION SCHEDULE Effective August 1, 1991 OFFICE PERSONNEL Principal $ 45.00 Project Director 40.00 Structural Engineer 35.00 Project Manager/Engineer 31.00 Senior Engineer 29.00 Registered Engineer 27.00 Senior Designer 25.00 Design Engineer 24.00 Designer (CAD D) 22.00 Mapping Calculator 23.00 Designer/Planner 20.00 Senior Draftsman/Technician 19.00 Draftsman/Graphic Artist 17.00 Environmental Analyst 16.00 Engineering/Planning Aide 13.00 COMPUTER & OTHER SERVICE FEES Computer Aided Design and Drafting 13.00 P.C. Work Station 5.00 Clerical 11.00 Consultation Relative to Legal Actions 82.00 Note: Blueprinting. reproduction, messenger service and other direct expenses will be charged at cost. A subconsultant Management Fee of fifteen (15) percent will be added to the direct cost of all subconsultant services to provide for the cost of administration, subconsultant consultation, and insurance. "Prg[essioTLa1 Service SiTLce 1944 71 NORTH FOURTH AVENUE' CHULA VISTA, CALIFORNIA 91910-1007' (619) 426-5400' FAX (619) 426-1575 OFFICES IN IRVINE. CORONA. PALM DESERT. SACRAMENTO· TEMECULA -, - ~z. COUNCIL AGENOA STATEMENT Item r Meeting Date 1/14/92 ITEM TITLE: Resolution 16445 Making Findings on the Petition for the Otay Rio Business Park - Phase I Assessment District Number 89-3A. Resolution 16446 Making Appointments and Approving the Acquisition/ Financing Agreement for the Otay Rio Business Park - Phase I Assessment District Number 89- 3A and Authorizing the Mayor to Execute Said Agreement. Resolution 16447 Adopting a Map Showing the Proposed Boundaries of Assessment District Number 89-3A - Otay Rio Business Park - Phase I Resolution 16448 Declaring Intention to Order the Installation of Certain Improve- ments in a Proposed Assessment District; Declaring the Work to be of More than Local or Ordinary Benefit; Describing the District to be Assessed to Pay the Costs and Expenses Thereof; and Providing for the Issuance of Bonds for Assessment District Numb" 89-3 - O"y R;o Bu,;"," Pm' - Ph"~ SUBMITTED BY: Director of Public Works REVIEWED BY: City Manage~ ~~I (4/5ths Vote: Yes _ No XI RECOMMENDATION: The petition for this developer requested an Assessment District and must be signed by the developer and the lender. The lender is in the process of reviewing the impacts to them of an Assessment District and have not signed the petition. We recommend this item be removed from the aaenda and staff will re-docket it in the future after a fully executed petition is submitted. JPL:SBIA-113S/OT AY 010892 ~ -I ..'".--..-...-...-----..- " .._"._____."____n_ COUNCIL AGENDA STATEMENT Item ..9..A...c,; Meeting Date 01114/92 ITEM TITLE: A. RESOLUTION 16466 CER TIF YING THE FINAL ENVIRONMENTAL IMPACT REPORT INCLUDING ADDENDUM FOR THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN [SUBCOMMITIEEALTERNATIVE] [EIRNO. 89-08; SCH#89062807] (if Stolement of Preference 'B' or 'c' was selected by Councü, then Councü 1IUJy consider, deliberate, and act upon Resolution 16467) e . RESOLUTION 16467 MAKING FINDINGS OF FACT RELATING TO THE FEASffiILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM AND A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROPOSED MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN; "SUBCOMMITTEE RECOMMENDATION" [ALTERNATIVE 8, WITH MINOR MODIFICATIONS] SUBMITI'ED BY: ~ '7, Community Development Director - REVIEWED BY: City Managý (4/Sths Vote: Yes _ No .x.) BACKGROUND: At their December 18, 1991 meeting the Planning Commissioners approved the Midbayfront Conceptual Development Plan (Subcommittee Alternative). The following CEQA documents were subsequently prepared and were considered at the Planning Commission meeting on January 8, 1992. · Addendum to the FEIR · CEQA Findings · Mitigation Monitoring Program · Statement of Overriding Considerations RECOMMENDATION: Subsequent to the City Council approving the Midbayfront Conceptual Development Plan (Subcommittee Alternative), it is recommended that the City Council adopt a resolution: qA~C. -I -" ---_._--_._--.__...._-~~-_.__..._.._-_.__."._._-_.,._-..._---_.__.__...~~-~ Page 2, Item q A ""~ Meeting Date 01114/92 A. Certifying the Final Environmental Impact Report including addendum for the Midbayfront Conceptual Development Plan B. Making Findings of Fact relating to the feasibility of mitigation measures and project alternatives and adopting a Mitigation Monitoring Program and a Statement of Overriding Considerations for the proposed Midbayfront Conceptual Development Plan BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission approved these CEQA documents at their meeting on January 8, 1992. DISCUSSION: In order to complete the CEQA-mandated environmental process for the Midbayfront project, the City Council must: (1) make the Findings of Fact, (2) adopt the Mitigation Monitoring Program, (3) adopt the Statement of Overriding Considerations, and (4) certify that the FEIR is adequate for the Subcommittee Alternative project. Staff has reviewed the Subcommittee Alternative and Staff Alterative Plans and no new issues from these plans have arisen. Thus, the Addendum is the appropriate CEQA document to describe and clarify the minor modifications. The CEQA-mandated documents listed above were prepared for the Subcommittee Alternative Plan and are not appropriate for the Staff Alternative Plan. Thus, if the Council approves the Staff Alternative, staff will prepare the CEQA documents for that Alternative and return to Council for their consideration of those documents. Regarding mitigation measures contained in the FEIR and findings: U. S. Fish and Wildlife Service has requested that two biological mitigation measures be modified slightly to make these measures more workable for them [see Attachment 4: U. S. Department of the Interior Letter dated January 8, 1992]. Staff has reviewed the requested changes and determined that the requested substitutions are equal to those contained in the FEIR and Findings. Thus, staff recommends that these substitutions be incorporated into the Mitigation Monitoring Program. FISCAL IMPACT: Development of the Bayfront area can have a significant positive impact on operating revenues to the City's General Fund in the form of additional sales taxes, transient occupancy taxes, and business licenses, and to the Redevelopment Agency as property tax increment. More specifically, it is estimated (in current dollars) that project buildout will result annually in over $1 million additional sales tax revenue, over $2 million additional transient occupancy tax revenue, and over $4 million in property tax increment to the Redevelopment Agency. The net positive fiscal impact to the City will be determined by the land use decisions, negotiations for the Development Agreement, and the level of financial participation, if any, of the Redevelopment Agency in the project. qA..e- -2- -_..._-_._.__..__.__._.__.__....__..._---~--.~~_.._-----"-,-,,_._-~------- Page 3, Item qA.¡. (!., Meeting Date 01114/92 Attachments: (1) Exhibit A - Findings of Fact , <ta,a·l)~ ~ (2) Exhibit B - Mitigation Monitorin t'rogram with 'able 1 - Mitigation Monitoring Program Summary (3) Addendum to Final Environmental Impact Report (4) U.S. Depantnent of the Interior Letter dated January 8, 1992 #~,. S~A~'" U (C:IWPS1ICOUNCn..ICBQA-DOC.113] QA.C.-3 __._u. a______ ..._______.~__...._"__,_____.,_ ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBAYFRONT LCP RESUBMI'ITAL NO.8 AMENDMENT I. INTRODUCTION 1.1 Prooosed Project Chula Vista Investors is proposing a conceptual development plan totalling 3.3 million square feet of mixed uses for the Midbayfront, an area of approximately 105 acres on the Chula Vista bayfront. 1.2 Proiect "R>1r.1<fround The original Draft Environmental Impact Report (DEIR) prepared on this project addressed the potential environmental effects of a proposed Local Coastal Program (LCP) Resubmittal, including both text and graphics, for the Midbayfront area. However, at the end of the public review period (planning Commission hearing, September 26, 1990), the applicant, Chula Vista Investors (CVI) introduced a new revised concept plan for the project. 1 This new concept plan was described as Alternative 8 in the recirculated DEIR. (July 1991) After recirculation of the DEIR and preparation of a Final Environmental Impact Report (FEIR) in accordance with the California Administrative Code section 15088 and 15089, the project was heard before the Chula Vista City Council and the Chula Vista Redevelopment Agency ("decisionmakers") on August 20, 1991. After hearing public testimony, the Council closed the public hearing, certified the EIR as adequate and complete under the California Environmental Quality Act (CEQA) and voted to neither approve nor deny the project. Rather the City Council directed the Bayfront Planning Subcommittee2 ("Subcommittee") to work with staff to create a plan which would resolve the environmental issues which were associated with Alternative 8. The Subcommittee returned to the City Council with a project similar to Alternative 8. That project is the project which is the subject of this addendum and will be referred throughout this document as the "Subcommittee Alternative" or the "project". The Subcommittee's 1 . In addition to a new project description, Chula Vista Investors also submitted new geotechnical and hydrology baseline information and design details, new biological mitigation measures and new traffic mitigation measures. As a result of this information, a decision was made that the DEIR should be recirculated in compliance with the provisions of Public Resources Code Section 21092.1 and Sutter Sensible Plannin!!. Inc.. v. Board of Supervisors (1981) 122 Cal.App.3d 813 [176 Cal.Rptr. 342]. 2 The Subcommittee was established in May 1991 by the Chula Vista City Council to increase public participation in the Chula Vista Bayfront planning process. The Subcommittee of 11 voting members held 15 public meetings on the issue of formulating a Concept Plan for the Midbayfront. , "ltft. "if \ \ -"-.....-.." ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBAYFRONT LCP RESUBMI'ITAL NO.8 AMENDMENT Page 2 recommendation is referred to as "Subcommittee Alternative'. The applicant is requesting the approval of a "conceptual development plan" or a "concept plan" only. There are two minor changes between Alternative 8 (as discussed in the EIR) and the Subcommittee Alternative. The first change is that the previously proposed luxury hotel has been replaced by a Cultural Arts Facility and Amphitheater. There is a corresponding reduction of 190 hotel rooms. The second change is the reduction of residential units from 1400 to 1000, though the total residential square footage remains the same. There are also minor design modifications in the northern residential area. After reviewing the EIR prepared for Alternative 8, the Chula Vista Environmental Review Coordinator for the City is of the opinion that the impacts identified for Alternative 8 are substantially the same as those for Subcommittee Alternative. Consequently, the Council has determined that with the exception of the preparation of this addendum pursuant to California Administrative Code section 15164, no further environmental review (including recirculation of the previously recirculated document) is required under CEQA for the approval of the Concept Plan. 2.0 Environmental Review Requirements Section 15162 of the CEQA Guidelines stipulates that in circumstances where an Em has previously been prepared and approved for a project, an additional Em need not be prepared unless: 1. Project changes are proposed with the potential for new significant environmental impacts not considered in the previous EIR; 2. Changes have occurred to the "circumstances under which the project is undertaken" which may result in new, significant environmental impacts not considered int he previous EIR; or 3. Important new information has become available which was not known at the time of Em preparation and shows: A. The project would have significant impacts not addressed in the EIR; B. Previously identified significant impacts would be substantially more severe; qA,e-s , ; .. . . - --------..-.---...-.-.--.'. _____ __~..._____.._.__._____._____._. m ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBA YFRONT LCP RESUBMITTAL NO.8 AMENDMENT Page 3 C. Mitigation measures previously determined to be infeasible would be feasible and would substantially reduce the significant impact(s); or D. Mitigation measures or alternatives previously not considered would substantially reduce significant impact(s). Section 15164 of the CEQA Guidelines stipulates that the lead agency shall only prepare an EIR addendum if: 1. None of the conditions included in Section 15162 requiring a new EIR have occurred; 2. Only minor technical revisions or additions to the environmental analysis in the EIR are necessary for compliance with CEQA; and 3. The changes to the EIR do not raise "important new issues about the significant effects on the environment. " 3.0 Determination The minor technical revisions under in the Project Description of EIR 89-08 do not change the basic conclusions of the EIR. No new significant environmental impacts have been identified as a result of the minor modifications. This addendum has been prepared in compliance with Section 15164 of the CEQA Guidelines and with the environmental review procedures of the City of Chula Vista. The City's Environmental Review Coordinator has reviewed the requirements in the CEQA Guidelines (Sections 15162 and 15164) for additional environmental documentation relative to the previous decisions, new information which has been developed, and activities which have occurred subsequent to the preparation of the Draft and Final EIRs for this project. The City has concluded that: 1. The minor changes in the project design which have occurred since completion of the Final EIR have not cre¡¡ted any new significant environmental impacts not previously addressed in the Final EIR; 2. Additional or refmed environmental data available since completion of the Final EIR does not indicate any new significant environmental impacts not previously addressed in the Final EIR; and . . 'lA4~ --J, -... ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT [EIR 89-08; SCH # 89062807] MIDBA YFRONT LCP RESUBMTITAL NO.8 AMENDMENT Page 4 3. Additional or refined information available since completion of the Final EIR regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in " the Final EIR. Therefore, in accordance with Section 15164 of the CEQA Guidelines, the City has prepared this addendum to the Final EIR to document the information and analysis which lead to these conclusions. No public review of this addendum is required. [C:\WP51IBAYFRONTIADDENDUM.TXT] [For C<JuncilI1l4/92] fjA4e7 . .., , RESOLUTION NO. I~"¡/¡,/P \ RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA \ CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE \ MIDBA YFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITIEE '. ALTERNATIVE)(EIR NO. 89-08) SCH #89062807 WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No.8 Amendment project, was prepared and was transmitted by the City of Chula Vista to all concerned parties for review and comment; and WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service; and Certification of EIR Page 1 qA-1 - - _.._~,_....._.~.,----,.__.__._--_._---- WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No.8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the City Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a proposed Cultural Arts facility on three acres; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Final Environmental Impact Report is a Program EIR prepared in accordance with California Administrative Code Section 15168 and the Planning Commission and the City Council recognize that further environmental review will be required for the LCP resubmittal, the General Plan Amendment, Redevelopment Plan amendments and site construction; and WHEREAS, the Final Environmental Impact Report was prepared in accordance with the provisions of the California Environmental Quality Act and its applicable Guidelines and the ordinances of the City of Chula Vista; Now, therefore, the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: 1. That the "Final Environmental Impact Report Midbayfront LCP Resubmittal Certification of EIR Page 2 C¡A~2. -.-~_._-- _"_M __._...._.__.,____.__,_~._ ___.___.__.__ No. 8 Amendment, Volume I and Volume II" dated July 1991, is adequate for the City Council's consideration of the Subcommittee Alternative; 2. That the Final Environmental Impact Report has been reviewed and considered by the City Council of the City of Chula Vista. 3. That the Final Environmental Impact Report including Addendum is hereby certified by the City Council to have been completed in compliance with the California Environmental Quality Act, all applicable guidelines, and all ordinances of the City of Chula Vista. 4. That the City Clerk shall certify to the passage and adoption of this resolution; shall cause the same to be entered in the book of original resolutions of said Commission; shall make a minute of the passage and adoption thereof in the record of the proceedings of the City Council of said City in the minutes of the meeting at which same is passed and adopted. Presented by Chris Salomone, Director of Community Development b:\bayfront2.IU Certification of EIR Page 3 CA-3 ..---.- --"",..- ..-,--..-.-'-"--'---"'----'--'-+-"'-'-""'---' COUNCIL AGENDA STATEMENT Item ...9..ß..- Meeting Date 01114/92 ITEM TITLE: PUBLIC HEARING CONSIDERATION OF CONCEPTUAL DEVELOPMENT PLAN FOR MIDBAYFRONT STATEMENT OF PREFERENCE' A' CONCEPTUAL DEVELOPMENT PLAN--STAFF ALTERNATIVE, WITH CLARIFYING TEXT AS CONTAINED IN SECTION l.A (OF THIS REPORT) WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RE-SUBMITTAL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPLICANT AND THE CITY OR REDEVELOPMENT AGENCY (if preferred, refer back to staff for proper environmental preparation) {OR} STATEMENT OF PREFERENCE 'B' CONCEPTUAL DEVELOPMENT PLAN OF THE BA YFRONT PLANNING SUBCOMMITTEE! APPLICANT ALTERNATIVE, WITH CLARIFYING TEXT AS CONTAINED IN SECTION l.B (OF THIS REPORT) WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RESUBMITT AL, THE GENERAL PLAN AMENDMENT SUBMITTAL, OR AN AGREEMENT BETWEEN THE APPLICANT AND THE CITY OR REDEVELOPMENT AGENCY {OR} STATEMENT OF PREFERENCE 'c' CONCEPTUAL DEVELOPMENT PLAN OF THE BA YFRONT PLANNING SUBCOMMITTEE/APPLICANT ALTERNATIVE AS MODIFIED BY THE PLANNING COMMISSION, WITH CLARIFYING TEXT AS CONTAINED IN SECTION l.C (OF THIS REPORT) WHICH SPECIFIES CERTAIN ITEMS TO BE SPECIFICALLY ADDRESSED IN THE LCP RESUBMITTAL, THE GENERAL PLAN AMENDMENT SUBMITfAL, OR AN AGREEMENT BETWEEN THE APPLICANT AND THE CITY OR REDEVELOPMENT AGENCY (if 'B' or 'C' preferred, so indicate and adopt Resolution 16467) SUBMITTED BY: Community Development Director L S, REVIEWED BY: City MJinagerp (4/5ths Vote: Yes _ No...xJ q8-J _...."--,._..__..,.._"_.,._-"-_.._-_..~-- --,"" BACKGROUND: In 1972 the City of Chula Vista hired Sedway-Cooke, a San Francisco planning firm, to evaluate options and prepare a master plan for the Bayfront. In 1972 Proposition 20, the Coastal Initiative, was passed by the voters of California. Proposition 20 mandated the preparation of the California Coastal Plan, which was issued in 1975. The California Coastal Plan and subsequent legislation established a stringent review process for proposed projects in the California Coastal Zone. In 1974, the City established the Bayfront Redevelopment Project Area, which encompassed the majority of the land in the Chula Vista Coastal Zone. In 1976 the City of Chula Vista requested consideration of its plan by the California Coastal Commission. However, the plan was subjected to a new series of environmental and coastal review processes because of the timing of the submittal. An Environmental Impact Report was prepared and financial and engineering feasibility studies were completed. During the period required for further review, Santa Fe Railroad, the primary owner of the undeveloped portion of the Chula Vista Bayfront, initiated legal proceedings against the City based on their objections to plan provisions requiring marsh preservation. This litigation was dropped in 1981. In 1978 the City formally submitted its Bayfront plan for consideration by the Coastal Commission. In June 1979 the Regional Coastal Commission in San Diego approved the City's plan. The only modification imposed by the regional commission was to reduce the size of the hotel on Gunpowder Point from 700 to 350 rooms, with an option to go to the full 700 rooms as proposed after certain specific environmental concerns were addressed. In September 1979 the State Coastal Commission voted to reject the City's plan. The Coastal Commission staff had recommended denial of the plan based on concerns regarding impacts of development on Gunpowder Point and D Street Fill and construction of the roadways to serve those areas. After its plan was rejected by the Commission in 1979, the City obtained the services of the Pacific Legal Foundation to review the procedures of the Coastal Commission in acting on the City's proposal. The Coastal Commission subsequently reheard and denied the plan in 1981. In March 1984 Chula Vista's Bayfront Land Use Plan, revised to reflect new environmental information, received Coastal Commission approval. The implementing ordinances were certified by the Coastal Commission in June 1985. Following certification of the City's Local Coastal Program (LCP), which is comprised of the Land Use Plan and the implementing ordinances, the Sierra Club filed suit against the Coastal Commission for improper certification. (The Sierra Club dropped this suit following the 1988 settlement agreement [described below]). Federal permits were needed by the City to implement its certified LCP. The Section 404 Permit Applications were filed but concerns were raised by the U.S. Fish and Wildlife Service (FWS) that implementation of the City's LCP would adversely impact endangered species habitat. This habitat was required to be set aside for preservation and recreation purposes as mitigation for the freeway/flood control project that adjoins the northern portion of the Chula Vista Bayfront. qs ..z.. ...,..".--.--------------"-..-. Page 3, Item No. q.B Meeting Date 01114/92 In 1986 the Sierra Club filed a lawsuit against the Secretary of the Army (Marsh) because the property that was required to be dedicated to the federal government as mitigation for the freewaylflood control project had never been transferred to a public agency. In August 1986 the FWS formally requested the U.S. Army Corps of Engineers (Corps) to re-initiate the endangered species (Section 1) consultation on the freewaylflood control project. In July 1987 following a decision by the Ninth Circuit Court of Appeals in May 1987 enjoining the federal project, the Corps formally re-initiated consultation with the FWS. That consultation resulted in a settlement agreement that was entered into in Apri11988 among Santa Fe Land Improvement Company, the County of San Diego, the Corps, the FWS, the Federal Highway Administration, and CalTrans. That settlement agreement required that Gunpowder Point, D Street Fill, and the entire Paradise Creek and Sweetwater Marsh complex (including the F-G Street Marsh) be deeded to the FWS as a National Wildlife Refuge. In August 1988 the Midbayfront, the principal remaining undeveloped portion of the Chula Vista Bayfront, was sold to Chula Vista Investors (CVI). The new property owner began preparing a plan to propose modifications to the certified LCP to allow a mixed-use development. CVl's plan included a resubmittal of the LCP, along with a conceptual development plan consistent with the proposed changes to the LCP. The City required that an Environmental Impact Report (EIR) be prepared to address the potential environmental impacts of the proposed plan resubmittal. The EIR process began in June 1989 with a Notice of Preparation. The Final Environmental Impact Report (FEIR) for the Midbayfront LCP Resubmittal No.8 Amendment (July 1991) was certified by the City Council on August 20, 1991. The FEIR contains the CEQA compliance record for the proposed plan-level action that had been processed beginning with the Notice of Preparation in June 1989 to the completion of the FEIR in June 1991. The FEIR analyzed the applicant's original project, his revised (Alternative 8) project, and seven other alternatives developed by staff, and/or required by CEQA. The Alternative 8 Revised Development Plan, was similar to the applicant's original proposed project in types of land uses proposed. It differed from the original proposal by reducing the density of the project from 3.6 million square feet (without Rohr site) to the revised project of 3.3 million square feet. The original project had, in addition to the applicant's project, included 560,000 square feet of office/professional use for Rohr; now Rohr is being processed separately. No modifications to the originally proposed LCP Resubmittal document were made as part of the Alternative 8 Revised Development Plan. The Alternative 8 Revised Development Plan was heard by the City Planning Commission on July 24, 1991 and the City Council on August 20, 1991. The recommendation of the Planning Commission, and the resolution adopted by the City Council directed staff to work with the applicant and the Bayfront Planning Subcommittee to resolve key issues associated with the project including: qg.,3 -_.~--- . ...._M_ .-.--.--..- "'----..------..--- Page 4, Item No. Meeting Date 01114/92 · Determination of appropriate land use intensity. · Siting of buildings exceeding two stories away from the perimeter of the site where they conflict with public open space uses and uses of the adjacent National Wildlife Refuge. · Preservation of public views to the bay from "E" and "F" Streets and elimination of buildings west of Marina Parkway to ensure public views to the bay and wetlands from Marina Parkway. · Evaluation of the potential for inclusion of a cultural arts facility in the plan. · Exploration of alternative phasing and financing programs to increase the financial feasibility of the plan. · Resolution of unmitigated impacts in the areas of traffic, land use, visual quality, parks/recreation/open space and schools. Bavfront Planninl! Subcommittee Process The Bayfront Planning Subcommittee was established by the City Council in May 1991, in an effort by the Council to increase public participation in the Bayfront Planning process. In addition to a nine member appointed Subcommittee, Mayor Nader and Councilwoman Grasser Horton serve on the Subcommittee. Councilman Jerry Rindone served as a member of the Subcommittee prior to Councilwoman Grasser Horton's appointment. The following list includes the name and the appointing commission/councilmember for each member of the Bayfront Planning Subcommittee: Subcommittee Member ADDointinl! CommissionlCouncilmember Pat Ables Cultural Arts Commission John Ray Resource Conservation Commission William Tuchscher Economic Development Commission Joe Casillas Planning Commission Larry Dumlao Mayor Nader Russ Bullen Councilman Moore John Moot Councilman Malcolm William Virchis Councilman Rindone Glen Goerke Councilwoman Grasser Horton Will Hyde (ex -officio) Bayfront Planning Subcommittee William Barkett (ex. -officio) Bayfront Planning Subcommittee John Wehbring1 (ex -officio) San Diego U nifled Port District 1 Recently appointed. ql$.. tf '__',..-,~-~' ~-_..... -_.~_..- Page S, Item No. ~ Meeting Date 01114/92 The Bayfront Planning Subcommittee has been meeting regularly with staff and the applicant. These meetings have included informal presentations by both staff and the applicant, as requested by the Subcommittee members. Subjects discussed include: the history of the Bayfront; the subcommittee's vision for development of the Bayfront; the Environmental Impact Report; traffic/circulation; economics; water access; land use mix, density/intensity/bulk and building height; location, configuration, and amount of parkland; public access; critical edge conditions; open space/development interface; schools; view corridors; shade/shadow impacts; possible inclusion of a cultural arts facility; and, conceptual plan criteria. Through consideration of these several issues, a consensus was reached by a majority of the Subcommittee members regarding the basic parameters of a recommended conceptual development plan. Concentual Develonment Plan The Conceptual Development Plans (Subcommittee/Applicant's Plan, and Staff's Plan) under consideration are intended to provide a bridge between the Goals and Objectives for the Midbayfront Planning Program, previously adopted by the Agency, and the required, but significaritly more detailed, LCP Re-submittal and General Plan Amendment submittal. The differences between the Subcommittee! Applicant Plan and Staff Plan are shown on Table 1. The LCP Resubmittal document, to be prepared upon approval of a Conceptual Development Plan, will be a lengthy document, which will include the detailed regulations and implementation programs necessary to design and regulate a project of this size and complexity. It should be noted that the previous alternatives considered by the Commission and City Council included the Rohr campus south of Lagoon Drive ("F" Street). This portion of the Midbayfront site is now being considered as a separate application and has, therefore, been deleted from the exhibits and statistics of this Conceptual Development Plan. It accounted for approximately 560,000 square feet of office development in the statistics of the previous alternatives. Cfß...E . _ _ .,,_.._+.~___.__,._,__._".n Page 6, Item No. Meeting Date 01/14/92 Table 1 SUBCOMMl'ITEE STAFF LAND USE RECOMMENDATION RECOMMENDATION Residential · Maximum 1000 duo · Maximum 1000 duo · Maximum 1.355 million square · Maximum 1.355 square feet. feet. · 700 du in northern area, 300 du · 700 du in northern area and 300 in core. du in core. · Minimum 25 percent units in northern area 3 bedroom. Hotel · Maximum 1610 hotel units in · Maximum 1200 hotel units in four hotels (Inn on City-owned four hotels (one of hotels [Inn] property would be in addition to on City-owned property). applicant's hotels.) Cultural Arts Facility · Location recommended to be · Ultimate location in City to be west of Marina Parkway (if that determined by City Council. location infeasible, then would be · Location to be determined upon located somewhere in core). completion of proposed site · Development of limited environmental/planning analysis, recreation! commercial uses could and upon completion of cultural be allowed adjacent to this arts facility analysis. facility. · This recommendation contingent upon results of cultural arts facility analysis, and City Council determi-nation of location within the City. Retail Commercial · Maximum 150,000 square feet. · Maximum 150,000 square feet. Office/Professional · Maximum 140,000 square feet. · Maximum 60,000 square feet. *60,000 in core area; SO,OOO in City-owned parcel of mixed use (office/visitor-serving/ commercial). q~ .~ _ _""_.. ....__.__....._..________.M'._'·_·n Page 7, Item No. Meeting Date 01/14/92 RECOMMENDATION: SECTION 1.A It is recommended that the City Council adopt a resolution: A. Approving the Conceptual Development Plan - Staff Alternative, with the following clarifying text which specifies certain items to be specifically addressed in the LCP Re-submittal, tl¡e General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Phasing: Project phasing shall be programmed to ensure fiscal benefits to the City, and early implementation of public parks. Updated and objective market, economic, and fiscal analyses shall be provided prior to the commencement of any phase of development. Phasing program shall be conditioned to require performance guarantee of developer. The first phase shall include development of the core area comprising the lagoon, core hotels, retail/commercial with residential above, and sports complex. Residential development in the northern area (north of Marina Parkway) may be included to a maximum of 25 percent of the total number of units; 2) Public Lagoon: The centra1lagoon may include an area of approximately one acre for public swimming/wading; 3) Private Lagoon: The private lagoon in the northern residential area would be a private amenity for that area; 4) Optional Cultural Arts Facility: The area at the northeast corner of the intersection of Lagoon Drive and Marina Parkway may be reserved for the potential Cultural Arts Facility until the Candidate Site west of Marina Parkway has been accepted by the City as adequate for the intended purpose, or it is determined by the City not to proceed with a cultural arts facility in this area because more feasible and/or desirable sites elsewhere in the City may be determined by the City Council; 5) Nature Interpretive Center Benefit or Assessment District: The properties enjoying the benefits of the Nature Interpretative Center (including the Midbayfront) will be included within a yet to be established Benefit or Assessment District which will contribute full operational costs of Center programs); and q f6~7 --.... -" ......_--_.,-----~,,_...._,- Page 8, Item No. Meeting Date 01114/92 6) Density: Notwithstanding the maximum residential densities indicated on the Conceptual Development Plan, the policies of the General Plan and applicable City ordinances shall be applied in the review of project applications. The residential maximum is 1000 du's, with a maximum square footage of 1.355 million and 25 percent of the units in the northern area to be three bedroom. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1200; 7) BuDding Heights: -- Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 17 stories nor less than 10 stories. Rc;sidential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; -- Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 229 feet (approximately 22 stories) nor less than 10 stories; 8) Parking: A minimum of 75 percent of the required parking for the Resort and Residential uses shall be provided in subterranean or concealed parking structures; 9) Bike/Hiking Trails: An integrated trail system to maximize trail and visual access to the bayfront shall be provided and shall provide linkage to the Chula Vista Greenbelt (as described in the General Plan); 10) Water Access: A location for future direct access to the Bay shall be identified on the final plan in the event that future Federal, State, and Port District approvals would permit such access; 11) Traffic: A traffic monitoring program shall be established as an implementation and phasing requirement; 12) Conversion of Hotels: Hotels may not be converted for residential use, and authorized but unbuilt hotel units are not contemplated for residential use; 13) Famlly and Luxury Housing: A minimum of 25 percent of the dwelling units in the northern residential neighborhood shall be 3-hedroom units (700 du X 25% = 175 du); q ~ -8' -- - ----.----..--------,-"'-..-...-.- ..._.~ Page 9, Item No. Meeting Date 01114/92 14) Affordable Housing: The project shall address the City's policy and practice of providing a 10 percent Affordable Housing goal (per City's Housing Element); 15) Air Quality: An Air Quality Improvement Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 16) Water Conservation: A Water Conservation Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 17) Schools: An agreement will be reached between the Districts, applicant, and City to assure that facilities for students generated by the project will be available when needed; 18) Economic Feasibility: An Economic Feasibility Analysis shall be approved prior to, or concurrently with, the approval of the LCP Resubmittal. The report shall be prepared in a format acceptable to the City's Director of Finance and be available with adequate lead time for a thorough staff review. The criteria for approval of this report shall be that it demonstrates clearly that the project/phasing proposed is economically feasible. The report shall include a supportable statistical basis for marketing (revenue/ absorption) and costs associated with the feasibility analysis. B. Direct staff to continue to work with the applicant on a priority basis in processing the General Plan Amendment and LCP Re-submittal, and provide a monthly report to the City Council on the processing status of this project. SECTION I.B Should the City Council wish to support the Bayfront Planning Subcommittee/Applicant Alternative Plan2, the resolution would be modified as follows: A. Approve the Conceptual Development Plan of the Bayfront Planning Subcommittee! Applicant Alternative, with the following clarifying text recommended by the Subcommittee which specifies certain items to be specifically 2 Should the City Council recommend this Plan, staff strongly urges consideration of the following elements which were described previously in the Staff recommendation: Phasing, Parking, Bike/Hiking Trails, Water Access, Traffic, Conversion of Hotels, Family and Luxury Housing, Affordable Housing, Air Quality, Water Conservation, Schools, Private Lagoon, Nature Interpretive Center, and Economic Feasibility. q ~ -9 -"-"-~"-'--""'---"'~-""'-"--'-"-"-"'-"-'-'-'-- Page 10, Item No. Meeting Date 01114/92 addressed in the LCP Resubmittal, the General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Public Lagoon: The lagoon west of Marina Parkway shall be investigated for the possibility of swimming/wading; 2) Cultural Arts Facility: The area west of Marina Parkway shall be the preferred location for a facility. If this location is proven to be infeasible, then a location somewhere in the core area will be used for the facility. Development of limited recreation! commercial uses could be allowed adjacent to this facility (within parameters of certified FEIR); 3) Density: The residential maximum is 1000 du's comprising a maximum square footage of 1.355 million. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1610; 4) Building Heights: -- Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 22 stories. Residential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; -- Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 22 stories (229 feet); SECTION l.C Should the City Council wish to support the Bayfront Planning Subcommittee/Applicant Alternative Plan as modified by the Planning Commission3, the resolution would be modified as follows: A. Approve the Conceptual Development Plan of the Bayfront Planning Subcommittee/ Applicant Alternative as modified by the Planning Commission, with the following clarifying text which specifies certain items to be specifically addressed in the LCP 3 Should the City Council recommend this Plan, staff strongly urges consideration of the following elements which were described in the Staff recommendation: Parking, Affordable Housing, Family and Luxury Housing, Conversion of Hotels, and Private Lagoon. q1!-ID -.+-"-----..-,',.,.'--- Page 11, Item No. Meeting Date 01114/92 Resubmittal, the General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Public Lagoon: The lagoon west of Marina Parkway shall be investigated for the possibility of swimming/wading; 2) Cultural Arts Facility: The area west of Marina Parkway shall be the preferred location for a facility. If this location is proven to be infeasible, then a location somewhere in the core area will be used for the facility. Development of limited recreation/commercial uses could be allowed adjacent to this facility (within parameters of certified FEIR); 3) Density: The residential maximum is 1000 du's comprising a maximum square footage of 1.355 million. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1610; 4) Building Heights: -- Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 22 stories. Residential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; -- Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 22 stories (229 feet); 5) Schools: Development shall be restricted until assurance that facilities for students generated by the project will be available when needed; 6) Phasing: Project phasing shall be programmed to ensure fiscal benefits to the City, and early implementation of public parks. Updated and objective market, economic, and fiscal analyses shall be provided prior to the commencement of any phase of development. The first phase shall include development of the core area comprising the lagoon, core hotels, retail/commercial with residential above, and sports complex. Residential development in the northern area (north of Marina Parkway) may be included to a maximum of 25 percent of the total number of units. q t6 ..II _ ___~_____"~___..______u__·___"_··_ __~_ Page 12, Item No. Meeting Date 01114/92 1) BikelRiking TraiJs: An integrated trail system to maximize trail and visual access to the bayfront shall be provided and sha1l provide linkage to the Chula Vista Greenbelt (as described in the General Plan); 8) Water Access: A location for future direct access to the Bay shall be identified on the final plan in the event that future Federal, State, and Port District approvals would permit such access; 9) Traffic: A traffic monitoring program shall be established as an implementation and phasing requirement; 10) Conversion of Hotels: Hotels may not be converted for residential use; ll) Air Quality: An Air Quality Improvement Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 12) Water Conservation: A Water Conservation Plan (as defmed in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan); 13) Nature Interpretive Center Assessment District: The properties enjoying the benefits of the Nature Interpretative Center (including the Midbayfront) will be included within a yet to be established Assessment District which will contribute funds toward Center programs); and 14) Economic Feasibility: An Economic Feasibility Analysis shall be approved prior to, or concurrently with, the approval of the LCP Resubmittal. The report shall be prepared in a format acceptable to the City's Director of Finance and be available with adequate lead time for a thorough staff review. The criteria for approval of this report shall be that it demonstrates clearly that the project/phasing proposed is economically feasible. The report shall include a supportable statistical basis for marketing (revenue! absorption) and costs associated with the feasibility analysis. BOARDS/COMMISSIONS RECOMMENDATION: The minutes of the December 18, 1991 Planning Commission meeting on this item are attached [see Attachment A]. The Planning Commission adopted the Bayfront Planning Subcommittee! Applicant Alternative Plan and modified it by adding additional text. The Planning Commission's adopted Plan is the same as given under Section l.C [see pages II and 13 of this report]. qB.../Z - - ---~~._.._--~...,....".._....-._..- - - ---_.._..._.,'.._" Page 13, Item No. Meeting Date 01/14192 DISCUSSION: In conjunction with the Bayfront Planning Subcommittee process, a series of Issue Papers were developed by staff to address key issues under consideration and were presented at each subcommittee meeting. The discussion below will address and summarize some of those issues, as well as outline the issues involved in the differences between the two Conceptual Development Plans being presented. Environm..ntJIl and Dev..lnnm..ut Issues l. FEIR The FEIR certified by the City Council on August 20, 1991 addressed the impacts of alternatives that will have similar impacts as those associated with either of the Conceptual Development Plans presented. Though the Conceptual Development Plans have attempted to reduce impacts identified in the previously considered" Alternative 8" plan, 'the impact determinations and mitigation measures identified in the FEIR remain valid for either Conceptual Development Plan. 2. Traffic During the Subcommittee planning process, it was learned that improvements on E Street (restriping the bridge) included by CalTrans in their current construction program make feasible one of the mitigation measures identified in the FEIR. 3. Schools According to the Chula Vista Elementary School District, Feaster and Vista Square Elementary Schools are currently experiencing severe overcrowding. Chula Vista Junior High and Chula Vista High School are at 125 percent and 135 percent of permanent capacity, respectively. Residential development on a Citywide basis generates 0.3 elementary school students and 0.29 junior and high school students per dwelling unit. Based on the 1,000 dwelling units proposed, the following students would be generated: . Elementary School - 300 students . Jr. and Sr. High School - 290 students C(l3 ...1.3 u.. ....._._____......______._... Page 14, Item No. Meeting Date 01114/92 In addition to the clear need for added school facilities associated with the project, the 1-5 freeway forms a barrier between the Midbayfront area and any school. This precludes the possibility of students walking to school, thereby creating increased transportation costs along with facility impacts. The applicant and Chula Vista Elementary School District have indicated that the problem can be solved with adequate economic funding, but no specific proposal has been made. The Sweetwater Union High School District has indicated that they would require Mello Roos and/or other financing to resolve impacts. A clearly defined program will be required of the applicant. 4. Building Heights Some high rise development in the Midbayfront has been considered as preferable to a monotonous pattern of 4-5 story development. In fact, a variety of building heights, with a high rise building serving as a focal point has been identified as the desirable urban form. The previous plans by the applicant indicated high rise residential structures in close proximity to the open space adjacent to the National Wildlife Refuge. In the Conceptual Development Plans, these towers have been reduced to two structures which are located in the eastern portion of the residential neighborhood (away from the Refuge, close to the core) . The high rise structures are an important element of the urban form created for the Midbayfront and the lack of such structures would be inconsistent with the Conceptual Development Plans being considered. The staff recommendation therefor includes a minimum and maximum height for these structures, to insure their inclusion at an appropriate size. The maximum height is dependent on satisfaction of planning and design considerations at the project level; it is not a given. Of equal importance is reduced building height along the public park areas. The applicant has proposed, and staff agrees, that these buildings will be limited to two stories. 5. Land Use The recommendations of the Subcommittee/applicant and the staff are consistent with respect to land use with the exception of one parcel. This is the City-owned parcel adjacent to the "E" Street off-ramp from southbound 1-5 and east of the SDG&E easement. This City-owned parcel is somewhat isolated from the remainder of the Midbayfront. Because of its excellent freeway exposure, the site is a candidate for each of the land uses recommended by the Subcommittee: retail, office, or hotel (inn). Consideration of other factors however, indicates that the hotel (inn) use is most appropriate. c¡ 8.-/'1 --".-.-.----......,- Page 15, Item No. Meeting Date 01114/92 The size of the parcel restricts the opportunity for mixed-use development. Although the site has good freeway exposure, awkward access from the major streets and its somewhat remote location from the resort core area diminish its suitability for retail use. Suitability for office use is limited by the lack of demand for such uses. However, inquiries to the City have indicated a strong demand for an inn on the site. The interest seems to be based primarily on its freeway exposure, rather than its relationship with the resort core. Such a use with good freeway exposure can draw visitors director from the freeway, more or less independently of other uses. Staff therefore recommends a single designation of Visitor Serving Commercial with an allocation of 250 rooms for this site. Previous Council actions on this site (issuance of RFP for hotel use) reinforces this recommendation. It is anticipated that this use would consist of low- to mid-rise structure. The applicant has indicated this site for office uses. The Subcommittee voted to have a mixed use designation for this site consisting of office and visitor commercial uses. 6. Residential Intensity and Building Bulk There is consistency between the recommendation of the Subcommittee/applicant and the staff on the maximum number and square footage of dwelling units. The maximum number of units would be 1000, and maximum square footage would be 1.355 million. 7. Hotel Intensity The Conceptual Development Plans recommended by staff and the subcommittee indicate different intensities for hotel rooms within the Resort Core. The reduced level in the Staff Alternative reflects a concern related to both intensity and marketability. Early analysis indicated that the number of hotel rooms proposed by the applicant was inconsistent with the number which the hotel market could accommodate in the foreseeable future. Staff believes it is preferable to have fewer hotel rooms at a higher occupancy rate than an over built or vacant site. No objective market analysis has been provided by the applicant which demonstrates that the proposed number of high end hotel rooms can be supported in San Diego's competitive market. A second issue with respect to hotel rooms is the bulk of buildings within the Resort Core. The staff believes a reduction in the total square footage of the hotel buildings will create an improved level of building intensity and urban form. The staff's recommendation allows the applicant the option of creating two or three high rise hotels. The staff also recommends that no conversion of hotel units to residential use be allowed, nor would authorized but unbuilt hotel units be contemplated for residential use. q~ -/j ------_._-_..~.__.-.--_.__.__._._._--_. Page 16, Item No. Meeting Date 01114/92 8. Economics Williams-Kuebelbeck & Associates (WKA) has provided extensive economic analyses related to the proposed development of the Bayfront area. Attached is their memorandum dated January 3, 1992 [see Attachment B] that provides a Financial Feasibility Analysis of Revised Staff and Subcommittee Alternatives - Chula Vista Bayfront Project. Fox complex, long-range mixed-use projects WKA uses a discounted cash flow (DCF) analysis to evaluate economic feasibility. This type of analysis is a dynamic analysis and can best analyze the changing market conditions. DCF analysis allows a long-term view of a project but summarizes long-range projections in terms of two [mancial performance measures: internal rate of return (IRR) and net present value (NPV). The analysis looks at annual capital costs as well as annual operating revenues in order to determine net annual cash flows. It also takes into account future revenue and expense increases. WKA has provided a financial feasibility analysis for the Subcommittee Development Alternative and the Staff Development Alternative. The Subcommittee Alternative was analyzed based on three different scenarios: · Development phasing, income, cost and absorption assumptions based on WKA's knowledge and experience of coastal development projects; · A more aggressive phasing schedule as provided by the developer (applicant), with WKA's income, expense, and absorption assumptions; and · Phasing, income, expense, and absorption assumptions, all as provided by the developer (applicant). The Staff Alternative was evaluated using only WKA's phasing, income, and cost assumptions. The resultant IRR for each of the above alternatives and scenarios are summarized below. Also included is an additional analysis for each alternative that assumed Redevelopment Agency financial participation utilizing up to 50 percent of the net property tax increment revenues generated by the project. q~ ~/¡' .,.__,__..__",.___ ._,_ ___..,_.._.____._._~~_.._..___M Page 17, Item No. Meeting Date 01114/92 Table 2 PROJECT INTERNAL RATES OF RETURN (IRRs) (1) CHULA VISTA BAYFRONT PROJECT Baseline Agency Participation (No Agency (50% Tax Increment- Develooment Alternatives Particination Bond Financin2) '" (percent) (percent) Subcommittee Alternative I (WKA Phasing)'" 10.65 11.01 Subcommittee Alternative IT (Dev. Pbasing)P) 10.56 10.90 Subcommittee Alternative ill (Dev. Phasing)'" 13.26 13.69 staftO) 10.06 10.34 11) This analysis used both a 12 % and 15 % hurdJe rate (target 1RRs) as determinants of project financisl feasibility. (2) Assumes 2S year tax allocation bond issue at annual 8 % interest rate. P' Denotes WKA assumptions for income, expense, and absmption estimates. (0) Denotes developer (applicant) assumptions for income, expense, and absOIption. As indicated in the table, depending on the assumptions used and whether or not there is Redevelopment Agency financial assistance, the IRR ranges from 10.06 percent to 13.69 percent. The IRRs are somewhat below the 15 percent IRR that WKA advises is the desirable target rate for a project of this risk and complexity, but the range is also above the 10 percent that is considered the bare minimum IRR that would allow a project to proceed. Staff's interpretation is that the economic analysis is somewhat neutral in that it does not clearly conclude one way or the other that the proposed development is economically feasible or infeasible. The economic analysis has identified issues that impact the economic feasibility of the project such as the cost of subterranean parking, phasing and costs of public improvements, and consideration of Redevelopment Agency financial participation. The economic analysis has provided valuable information about the proposed development that will assist in negotiations regarding the Development Agreement. Once the basic land use decisions have been reached the Development Agreement will be a key to determining the financial feasibility of the project. c¡~ -f7 .".."..-----._-_.-.._~---_..- . Page 18, Item No. Meeting Date 01/14/92 9. Parks There are two aspects of the planning for public parkland which must be understood. The first is the minimum amount of parkland required for dedication at the time of subdivision based on the City's park code for residential subdivisions. The project has always included an adequate amount of parkland to satisfy that requirement. The second aspect is the amount of parkland that is appropriate for the area given the project's location and building intensity. This is more than the minimum required by the dedication ordinance. The two Conceptual Development Plans are consistent with respect to the amount of parkland and related buffer areas. The dedication and full improvement of these areas by the applicant is not intended to merely satisfy the park code requirements; it will also provide an offset to the unusual urban intensity being proposed. The issue of "park credit" or credit for lagoons is not an issue unless the applicant does not intend to improve and dedicate all the parkland and buffers indicated on the plan(s). No such intention has been indicated by the applicant at any time. The amount and type of park land and open space are being conceptually planned in order to address the Council's previous concerns about this issue. Involved in this planning process are the U.S. Fish and Wildlife Service, the applicant's biologists and landscape architect, and City staff. A preliminary drawing, which is being revised to address U.S. Fish and Wildlife Service concerns, is attached [see Exhibit 1]. 10. Cultural Arts Facility The City's Cultural Arts Consultant is presently preparing a study to determine the type of, and location for, a cultural arts facility somewhere in the Chula Vista area. The City Council had directed the Subcommittee to consider inclusion of such a facility in the Midbayfront project area. The Subcommittee identified a site west of Marina Parkway for such a facility and City staff has recommended to reserve a site in the core (northeast comer Marina Parkway/Lagoon Drive) if the Subcommittee preferred site were not feasible. The Cultural Arts Consultant is not restricted to the Midbayfront area for determination of an appropriate site; such a site could be located in another area of the City. The [mal approval of the location will be determined by the City Council. However, the Cultural Arts Consultant is identifying a type of facility that would be a viable facility in the Midbayfront if the City desires some type of cultural arts offering in this location. The preliminary results of the Consultant's study was presented to the Bayfront Planning Subcommittee and the Cultural Arts Commission at a joint meeting on January 9, 1992. A verbal report will be provided to the Council tonight. Cf'é../( _._--~_.~..._--_.- _...__._-~-,._---"."_._-------_.~. Page 19, Item No. Meeting Date 01114/92 EnviroDIDPntal Process As stated earlier, the certified FEIR is considered adequate for either of the two Conceptual Development Plans. Upon approval of a Conceptual Development Plan, the City Council will then, in accordance with CEQA, adopt Findings, the Mitigation Monitoring Program, and the Statement of Overriding Considerations. Findings are required by CEQA whenever a significant impact is identified, mitigated or not. The Mitigation Monitoring Program outlines actions and schedules that must occur to achieve mitigation implementation, and the Statement of Overriding Considerations is required when a project would result in significant and unmitigated impacts. The FEIR identified a number of significant and unmitigated impacts, including those not mitigated at the plan level. Since the FEIR is considered adequate for either of the Conceptual Development Plans, its conclusions would remain the same. An Addendum to the FEIR will also be included within the CEQA package, which will describe the approved project and its comparison with Alternative 8. FISCAL IMPACT: Development of the Bayfront area can have a significant positive impact on operating revenues to the City's General Fund in the form of additional sales taxes, transient occupancy taxes, and business licenses, and to the Redevelopment Agency as property tax increment. More specifically, it is estimated (in current dollars) that project buildout will result annually in over $1 million additional sales tax revenue, over $2 million additional transient occupancy tax revenue, and over $4 million in property tax increment to the Redevelopment Agency. The net positive fiscal impact to the City will be determined by the land use decisions, negotiations for the Development Agreement, and the level of [mancial participation, if any, of the Redevelopment Agency in the project. ATIACHMENTS: Attachment A - 'Unofficial" Minutes, December 18, 1991 Planning Commission [will be ........ - --- _J ",.T st.-e. 7 Attachment B - Williams-Kuebelbeck Memorandum dated January 3, 1992 /lliI" U Exhibit 1 - Preliminary Drawing for U.s. Fish and Wildlife Service $,,.~¡¡J Concept Plan - Staff Alternative [Map] Concept Plan - Subcommittee Alternative [Map] [C:IWP51ICOUNCILIBAYFRONT.113] CfÆ -Iq ...-..----..-..--....-. M". _.__ .. ..u..._.,________._......·_..·_........_·._ RESOLUTION NO, l~L/107 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBA YFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASIBILITY OF MmGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No.8 Amendment project, was prepared and was transmitted by the City of Chula Vista to all concerned parties for review and comment; and q Co -1 ---..-..-.,,-, ._---_._-~-,..,._-_._.._.._--_....'" --------. WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No.8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the City Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and Resolution re Midbayfront Conceptual Plan Page 2 qc..-z. --....--....-----.- --------- -------- WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Planning Commission has, by separate resolution (planning Commission Resolution No. EIR-89-08 on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR ") pursuant to the California Environmental Quality Act ("CEQA ") (pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1]. Project Approval [Concept Plan]. The City Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative). By recommending approval of the conceptual plan, the City Council intends that by its approval of the conceptual plan, only give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to constitute fmal approval of the plan at this stage nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Resolution re Midbayfront Conceptual Plan Page 3 '1('...3 .---.-.----,. ---,.,._,_.._,_..._,-_........,_.~ [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and every one of the CEQA Findings attached hereto as Exhibit A. b. Certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. c. Infeasibility of Mitigation Measures and Alternatives. As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be substantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The City Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. Statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Resolution re Midbayfront Conceptual Plan Page 4 qC.,f ---_._._,--_._----_._._~-----+---- Presented by ChrisS~omonoe,Drr~ror of Community Development C:\bayfrmtl.rcl Resolution re Midbayfront Conceptu~ Plan Page 5 qC-5 -.~-- ---- -----..... -" . , \ ~ ¿y ---IV' ~------. \ ' \ ~~ ~ i \~ .~ .---\ ~dI' / i ~ 1 \ , , lr \ . , , 0<""- #..,."......... ...' I , , , , , , , \ AiæA U~D~~ C00~IDe.~Þ.:1íO¡J \ , , , , , , , , .. , , , , , ~ A -~ ~\" - - . ~t.~i..AN 1 LOCATOR 'c', NORTH (E'G.M 92_09)MID-BAyfRON .-1. - . m_ . - ~. mu_., '. ~~~ Nader's Proposal Marked to Show Changes from Rindone's Modification RESOLUTJ:ON NO, RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASIBILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No. 8 Amendment project, was prepared and was transmitted by the city of Chula vista to all concerned parties for review and comment; and 9-) . -.,.~-,. WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and wildlife Service; and WHEREAS, the city Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft E~vironmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No. 8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the city Planning commission on July 24, 1991; and WHEREAS, the city council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Resolution re Midbayfront Conceptual Plan Page 2 Cj -2 ---.--- . _..... l¡capaCity 0' .uch a da.i90 that maat. with tha .at!.'aotioo 0' tho City Council, and which, as part of said financing plan, will provide for significant Developer contribution to such a project, " and which may further provide for Port participation. B. Ice Rink/Park. ~ The Developer shall dedicate the space and parking for ~c-J same, within the territory of the Conceptual Plan, and either cause the design and construction of, or fund the design and construction of, a 62,000 square foot, 5,000 seat capacity ice ·~lt rink of such a design that meets with the satisfaction of the city Council; or. in the alternative a park desiqned and (\< constructed to the satisfaction of the city Council. ~\ C. Develo~nt Agree~nt. ~ \?'J ~ l.\D>ow~~ D loper shall commit, e form of a proposed W~ and execute .. evelopment Agreement to nd provide the ci t .. wi th ~ A suffieicnt ecur~ suffic1e t 8'_ uof" . --to--" ¡ . quara.pty comn1et.àf""thêprõ'tectLLor,'t:hc develvp",..h¡; of the- .; l.êl.na. and, each part ...nd phase'-øf same.includinq. l!.~J'B~ lim'''o; --.. . . benef' to the des .a --co¡¡¡¡truc G£-al ---- ¿the CuI Œfã .. ccording to the proposed General Plan Amendment and LCP Resubmittal, which shall include the Cultural Arts Facility and Ice Rink in the manner herein ~ provided, at such time as same are returned to the City Council tJ^~ for their review and approval. The Council may consider waiv~ the security sufficiency requirement for a Developer that is a ~~ qovernmental aqency. D. Minimal Residential Density to Permit Economic t'Jf1~ Feasibility. At the time the General Plan Amendment and/or the LCP {\-7 Resubmittal is returned to the Council for approval. it shall be accompanied by an economic feasabilitv analysis that demonstrates the minimum number of residential units that can be built and still permit the protect to remain economically feasible. E. Limited Number of Hiqh Rises. tJ~ The General Plan Amendment and LCP Resubmittal shall be .~~ processed to provide no more than four (4) "hiqh rise" structures. F. Additional Staff Conditions other Than Phasinq. ~\1\)~ The General Plan Amendment and the LCP Resubmittal ~6 shall be processed in the manner that includes the Staff J.!l ,I ," ~ 1 ~... j ~ ~ 0 Rosolution ra .!dbay';ont Concaptcal PI n '¡YluX ?tr ~ Y!', / ",¡;V W (ll~ ~ ? ) Page 4 ì' j.1 0"1 JrO vI 0...1.., I'~ 'I· ~;j' \10 ,,"-v ' ' V¡l ¡)1,þ¡ ~ 9-]' __+_.___"" u.",__, Alternative); and WHEREAS, the Planning Commission has, by separate resolution (Planning Commission Resolution No. EIR-89-08 on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIROI) pursuant to the California Environmental Quality Act ("CEQA" ) (Pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the city Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1] . Project Approval [Concept Plan]. The City Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative), with the following changes: A. Cultural Arts Facility. ~ Upon determination by the City Council that a cultural ~ arts facility of the type described herein is most appropriately placed within the territory of the Conceptual Plan, the Developer shall dedicate the land sufficient for the facility (including parking for the facility), within the territory of the Conceptual \J Plan, and develop and present to the council for approval, a ~ feasible (in the judgment of the City Council) financing plan ~ that will permit the design and construction of a multi- ~ functional cultural arts center with a minimum 2,000 seat Resolution re Midbayfront Conceptual Plan Page 3 9 -Lj ..u_.. _~ recommended conditions on processinq as provided in the Aqenda ~) . Bill (A-113\ dated 1-14-92 authored bv Communitv Development .~ Director reqardinq Parkinq (paqe 8\. Bike/Hikinq Trails (Paqe 8\, :\~ Water Access (paqe 8), Traffic (paqe 8). Conversion of Hotels I~ /' (paqe 8\. Familv and Luxurv Housinq (paqe 8\. Affordable Housinq ~:> (paqe 9\. Air Oualitv (paqe 9\. Water Conservation (paqe 9\. 1( Schools (paqe 9\. Economic Feasibilitv (paqe 9\. Nature Interpretative Center (paqe 7). and Private Laqoon (paqe 7). '''~ G. Staff Conditions Reqardinq Phasinq. .\~ J The General Plan Amendment and the LCP Resubmittal ~ ~ shall be processed in the manner that includes the Staff ~ recommended conditions on processinq as provided in the Aqenda Bill (A-113) dated 1-14-92 authored bv Communitv Development Director reqardinq Phasinq (paqe 7). with the modification of the first sentence thereof which shall read as follows: "proiect phasinq shall be proqrammed to ensure fiscal benefits to the Citv. and earlv implementation of public parks and the Cultural Arts Facilitv." By approving the conceptual plan, the City council intends only to give development processing direction to the staff of the City in order that staff may efficiently and ~ effectively develop an LCP Amendment and General Plan Amendment. h Such approval is not intended to. and shall not. constitute final tn approval of the plan at this stage nor is it intended to, and 1 shall not. convey any entitlement or expectation of development ~ to the developer; finally, approval of the concept plan is not intended to. and shall not. commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Developer shall receive no vested riqhts to develop prior to commencement of construction pursuant to validlv issued buildinq permits. [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and everyone of the CEQA Findings attached hereto as Exhibit A. Resolution re Midbayfront Conceptual Plan Page 5 9 -3 b. Certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. c. Infeasibility of Mitigation Measures and Alternatives. As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be substantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program") , set forth in Exhibit B, incorporated herein by reference. The city Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Presented by Approved as to form by Resolution re Midbayfront Conceptual Plan Page 6 c;- ~ n - Chris Salomone, Director Bruce M. Boogaard, of Community Development City Attorney . Resolution re Midbayfront Conceptual Plan Page 7 <}- 7 ~\M~W~J RESOLUTION NO, RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBAYFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMITTEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASIBILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, .a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront Local Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHÉREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No. 8 Amendment project, was prepared and was transmitted by the City of Chula vista to all concerned parties for review and c~êjent; an~ , , % ~fU ~ ( / /> ". /; ...... .__ . /' ~ .' I, '.1.'-' ¡~ 1 '¡) (-- CLrL'I A2~C . ~ (~ 07 fit(' ~J. Ú¿;i¿¿~ ~L Ufr7"l.P1Uf;w! fßf-L l/ . --' /(. . t C'J' ...._~ ' (r( /) . . ~kU.:£Ul_' Í-Ò. C VA deu<.. y'{ U~ -.'£.p ie· I· (C·/ (¿I1....J".-id£~ ((¿he!' '7 - . __._._.__.....__.'._...m WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the u.S. Fish and wildlife Service; and WHEREAS, the City Planning commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmittal No. 8 Amendment, dated July 1991; and WHEREAS, the Midbayfront LCP Resubmittal No. 8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the city Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the city Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and Resolution re Midbayfront Conceptual Plan Page 2 '1 - I "_._~~_._..__.- --,_. ..--..., .--"'"~-..---..----.-.--.-.---.-.---..- WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. 8 would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Planning Commission has, by separate resolution (Planning commission Resolution No. EIR-89-08 on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR") pursuant to the California Environmental Quality Act ("CEQA") (Pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, .the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the city Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1] . Project Approval [Concept Plan]. The city Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative), with the followina chanaes: r A. Cultural Arts Facilitv., J Upon determination bv the city Council that a cultural !\ß.L"" - . arts facility of the type described herein is most appropriatelY v' i placed within the territory of the Conceptual Plan. the Developer I shall dedicate the land sufficient for the faci~itv lincludina . parkina for the facilitv), within the territory of the concePtua~ I Plan, and develop and present to the Council for approval. a .. C ~ ¡ .~~ I ) '\r' \~ .' ~ Resolution re Midbayfront Conceptual Plan <z. 5/0. Page 3 C;~ /0 ~....~~-,_._-_.""._,.,"- feasib e in an ,cD wi I -~1.- unctiona e ter w inimum 0 eat caDacitv of such a desian that meets with the'satisfaction of the Citv Council. and which, as part of said financina plan, will Drovide for sianificant DeveloDer contribution to such a Droiect. and which mav further Drovide for Port DarticiDation. B. Ice Rink. . ~he DeveloD7r shall dedicate the SDace and Dar~ina for ..1{~~ same. w1.th1.n the terr1.torv of the ConceDtual Plan, and e1.ther Kf,~~1 -JC cause the desian and construction of. or fund the desian and /!,y;, ¿..I/JV. ., construction of. an 62.000 sauare foot. 5.000 seat caDacitv icedJC . 0 su a des' at ee s . the sat's ac ion 0 th. . . ~~/ cit,v counc_i~.. C~.w ( ,'G ç~~c~, C(jL""r.f " ìC'->Uk. 'y ~ t( (iu ./:k-~t~ ,-c~ ~ I ... c-<f» 6·-0 c. Developm~t Aaree nt. . \ ~ f J( . .,. The DeveloDer shall commit, in the form of a DrODosed )ljiaJ?~ and executed DeveloDment Aareement. to, and Drovide the citv with sufficient securitv for. the development of the land accordina to the proposed General Plan Amendment and LCP Resubmittal. which shall include the Cultural Arts Facilitv and Ice Rink in the manner herein Drovided. at such time as same are returned to the citv Council for their review and aDDroval. Qðc{ )íú~) (~ 1M, By aDDrovina the conceptual plan, the City Council intends only to give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to constitute final approval of the plan at this stage nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. [2] . CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and everyone of the CEQA Findings attached hereto as Resolution re Midbayfront Conceptual Plan /0/j) ({ú4d; ~{CW i -- Page 4 ~cÚr~ ä :: r ".... ,.' .. { '" ""i....... c-cëd" , --. .:C:::::- ( "~ ~JL 0BuV4-»J ~{ : (~ .//-1 ( /1(Ôði-l-(> ~ -v£r9~ )/ - -á - ~)¿ ~ Exhibit A. b. certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. c. Infeasibility of Mitigation Measures and Alternatives. As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be sUbstantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The city Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Presented by Approved as to form by Resolution re Midbayfront Conceptual Plan Page 5 9--);;L _u__._.__''' ........"---------.--.-.-....-.." · . Chris Salomone, Director Bruce M. Boogaard, of Community Development City Attorney Resolution re Midbayfront Conceptuai Plan Page 6 <J-)3 - _.__._-~.~._---~._---_...__.~ Jt,~ '1 \\\,. ...~, ,-':."v. . I', ,,,,,-- \!.0.I!lt WILLIAMS, KUEBELBECK &. Assodates. Inc. Attachment B Real Estate Economic, Financial and Managrment Consultants 7 Corporate Park, Suite 260, Irvine, California 92714 (71.) .7.-1606 FAX, (71.) .7.-1971 , . rincíþGh LJ"'ftnCt E. Williams. Jr. Jamts L. KUC'btl~(" ASJO('iølt Anht C. Simpson MIEM~llRAN]J)1!JM DA1E: January 3. 1992 10: Lyman Christopher. Director of Finance City of Chula Vista FROM: Anne Simpson, Associate Williams-Kuebelbeck & Associates, Inc. Subject: FINANCIAL FEASIBILITY ANALYSIS OF REVISED STAFF AND SUBCOMMITTEE AL TERNA TlVES - CHULA VISTA BA YFRONT PROJECT The purpose of this memorandum is to summarize the assumptions and findings of the most recent financial feasibility analysis conducted for the Subcommittee and Staff Development Alternatives for the Chula Vista Bayfront Project. The Subcommittee Alternative was analyzed based upon three different scenarios: (1) WK&A's development phasing, income. cost and absorption assumptions; (2) the developer's phasing, and WK&A's income. expense and absorption assumptions and (3) the developer's phasing. income. expense and absorption assumptions. For purposes of simplicity. these scenarios are referred to in this repon as Subcommittee Alternatives I, n and m. respectively. The Staff Alternative. on the other hand, was evaluated using only WK&A's phasing and income assumptions. This financial feasibility analysis therefore presents a total of four alternatives. Specific assumptions and methodological considerations are detailed in the body of this memorandum, while general underlying assumptions and fmdings are summarized in the executive summary. presented following. San FrancilCo . Orange- County '7 ~/i . I __ I ~ EXECUTIVE SUMMARY The financial feasibility analysis for the proposed Bayfront Project was conducted using the same basic ù.,v.,lopmcnt assumptions utilized in the previous (December 1991) analysis, with the following revisions: 1) parking for all alternatives was assumed to be 7S percent I subterranCaD and 25 percent surface (the Subcommittee Alternative was previously assumed to include 100 percent subterranean parking); 2) the ice rink was eliminated (at a cost of almost $7.1 million __ excluding the cost of associated parking requirements); 3) standard school fees were included in the analysis (at $1.58 per square foot for residential uses and $0.26 per square foot for all other commercial uses -- including the sports facilities); and 4) the inclusion of shared parking assumptions. The parking assumptions vary by use and are detailed in the body of the report. Based on the revised parking assumptions, subterranean parking has been reduced in the Subcommittee Alternatives from 6,510 total spaces in the previous analysis to 3,947 in Ù1e current analysis, and from 4,605 spaces to 3,444 spaces in the Staff Alternative, a reduction of almost 2,600 and 1,200 spaces, respectively. These reductions are attributable to the elimination of the ice rink. the inclusion of the shared parking assumptions, as well as the assumption of 25 percent surface parking (new for the Subcommittee Alternative), and yield current dollar cost savings to the project of $26.3 million and $10.5 million, respectively for the Subcommittee and Staff Alternatives. Additional cost savings were also gained from a review of some the capital cost assumptions utilized in the analysis. Table 5 in the body of the report summarizes the revised capital cost assumptions (and operating income and expense assumptions) which have been incorporated in this most recent financial feasibility evaluation. A summary of the general development assumptions included in the Subcommittee and Staff Alternatives is presented in the table on the following page. 2 --~------ SUMMARY OF DEVELOPMENT ASSUMPTIONS FOR SUBCOMMITTEE AND STAFF ALTERNATIVES CHULA VISTA BA YFRONT PROJECT ~UBCOMMITTEE ~T AFF RESIDENTIAL 1,000 D.U.'S @ avg 1,355 SF 1,000 D.U.'s @ avg 940 SF _ 300 Center Core Apartments _ 300 Center Core Apartments _ 245 High-Rise Condos _ 300 High-Rise Condos _ 455 Low-Rise Condos _ 400 Low Rise Condos HOTEL 1,610 Hotel Rooms 1,200 Hotel Rooms _ 600 Room Atrium _ 350 Room Atrium _ 300 Room Extended Stay _ 250 Room Extended Stay _ 460 Room Resort - 350 Room Resort _ 250 Room Inn _ 250 Room Inn on City- owned parcel OFFICE 140,000 SF TOTAL 60,000 SF TOTAL _ 60,000 SF in Center Core _ 60,000 SF in Center Core _ 80,000 SF on City-owned parcel RETAIL _ 150,000 SF in Center Core 150,000 SF in Center Core PARKING _ 25% Surfacef75% Subterranean 25% Surface/75% SubtemlDean Source: City of Chula Vista; WiIliams-Kuebelbeck & Associates, Inc. 3 Cj-J3 ......--. ---------...-.-...- · This most recent financial feasibility analysis was ÍlI"St conducted assuming no public participatiQn (baseline scenario), and was then performed assuming Agency participation to determine the impact on financial feasibility. However, unlike the previous analysis, where the Agency participation was assumed to be on an annual "pay-as-you-go" basis, this analysis assumed the Agency would issue tax allocation bonds, secured by up to SO percent of the net tax increment revenues generated by the project (after the deduction of any required low and moderate income housing set-asides). For purposes of this analysis, the bonds were assumed to be issued in 1994 for a 25-year term (including one year's capitalized interest), at an annual 8 percent interest rate. Based on City staffs preliminary discussions with legal counsel, the bonds were assumed to be available to fund certain of the public improvements, such as public parking, public streets, parks, lagoons, the nature interpretive center, and other improvements as noted in Table 12 in the body of the repon. The cost of these improvements (in 1994 dollars) is estimated at $74.6 million and $69.8 million for the Subcomminee and Staff Alternatives, respectively, while the available funds from bonding are estimated at $15.2 million to $16.9 million for the various Subcomminee Alternatives and at $10.3 million from the Staff Alternative. Clearly, this leaves a significant shortfall ($57.7 million to $59.5 million) to be funded through other sources. Neither Mello Roos nor assessment district financing mechanisms were considered in this cUlTent analysis, since this evaluation was conducted on an all-cash basis. Accordingly, the inclusion of such f!Dancing mechanisms would not directly impact the financial feasibility of the project (but would negatively impact the marketability and absorption of the project, which would indirectlv affect the project's feasibility). 4 Finally, while previous analyses utilized a hurdle rate (target IRR) of 15 percent to indicate I financial feasibility. this analysis used both a 12 percent and 15 percent IRR as determinants of financial feasibility. While it is our professional opinion that a developer would typically want to achieve a hurdle rate of 15 percent for a project of this risk and complexity. a hurdle rate of 12 percent IIUIY be acceptable to some developers. given CUITent market conditions. The resultant internal rates of return (IRR) under the Baseline and Agency participation scenarios are snmmarized below. while the resultant net present values (NPV's) based on respective 15 percent and 12 percent discount rates are suxm;narized on the table on the following page. Please note that where the NPV numbers are negative. this means that the discount rate or target IRR has not been achieved. If the discount rate was achieved exactly. the NPV would be zero. PROJECT INTERNAL RATES OF RETURN (lRR'S) [I] CHULA VISTA BA YFRONT PROJECT Baseline Agency Participation (No Agency (50% Tax Increment- Deve100ment Alternatives Participation) Bond Financin~) r21 Subcommittee Alternative 1 (WK&A Phasing)· 10.65% 11.01 % Subcommittee Alternative n (Dev. Phasing)· 10.56% 10.90% Subcommittee Alternative m (Dev. Phasing)" 13.26% . 13.69% Staff · 10.06% 10.34% - Denotes WK&A assumptions for income, expense and absorption estimates. -- Denotes developer assumptions for income, expense and absorption. [1] This analysis used both a 12% and 15% hurdle rate (target IRR's) as determinants of project financial feasibility. [2] Assumes 25 year taX allocation bond issue al annual 8% interest rate. 5 9-/~ -------..--..--..... -_.-.---- . PROJECT NET PRESENT VALVES (NPV'S) [1] CHULA VISTA BA YFRONT PROJECT (In Millions of Discounted Dollars) . Baseline A~enCY Participation (No Agency (5 % Tax Increment· Develonment Alternatives Parti(!inBtion) Bond Financin,) f21 BASED ON 15% DISCOUNT RATE Subrommittee Alternative I (WK&A Phasing)· ($93.4) ($81.8) Subcommittee Alternative II (Dev. Phasing)· ($113.5) ($100.7) Subcommittee Alternative ill (Dev. Ph,¡sing)·· ($42.6) ($30.7) Staff (WK&A Phasing)· ($86.6) ($78.8) BASED ON 12% DISCOUNT RATE Subromminee Alternative I (WK&A Phasing)· ($40.8) ($28.9) Subcommittee Alternative II (Dev. Phasing)· ($50.5) ($37.1) Subcommittee Alternative ill (Dev. Phasing)·· $42.3 $55.0 Staff (WK&A Phasing)· ($47.6) ($39.5) . . Denotes WK&A assumptions for income, expense and absorption estimates. .. Denotes developer assumptions for income, expense and absorption. [IJ This analysis used both a 12% and 15% hurdle rate (target IRR's) as determinants of project financial feasibility. [2J Asswnes 25 year tax allocation bond issue at Cl1I1Wa18% interest rate. 6 GENERAL METHODOLOGY Similar to previous WK&A analyses, the financial analysis was conducted using a computerized financial simulation model, based on a discounted cash flow analysis methodology commonly utilized for this type of financial evaluation. Discounted cash flow (DCF) analysis specifically takes into account such ~portant variables as the escalation of prices, rents and property values; extended construction, lease-up and/or sales periOds; the anticipated holding period of the investment; the uneven and erratic nature of revenues from year to year (and hence the riskiness of the investment); and the time value of money. The analysis was again conducted on an a11-cash (unleveraged) basis, in order to provide a cleaner basis for evaluating the pure economics of a development, wiÙlout Ùle effects of Ùle particular debt/equity structure, preferred financing arrangements or any oÙler entrepreneurial aspects a developer might introduce into a project. Evaluation of the alternatives was based on the two evaluation criteria utilized in previous analyses: 1) net present value (NPV) and internal rate of return (lRR). However, while previous analyses considered a 15 percent hurdle rate (target IRR) as a benchmark for financial feasibility, this analysis also considered a 12 percent hurdle rate. While it is our professional opinion that a developer would typically want to achieve a hurdle rate of 15 percent for a project of this risk and complexity, a hurdle rate of 12 percent may be acceptable to some developers, given current market conditions. DEVELOPMENT AND PHASING ASSUMPTIONS The development and phasing assumptions for the respective Subcommittee and Staff Alternatives are essentially Ùle same as Ùlose utilized in Ùle previous (December 1991) analysis, wiÙl Ùle exception of four items: 1) parking for all alternatives was assumed to be 75 percent subterranean and 25 percent surface (Ùle subcommittee alternative was previously assumed to 7 '1//7 _~.__.___..._____..,._____ __O'U._ ......_. include 100 percent subterranean parking); 2) the ice rink was eliminated from the proposed sports faciliûes; 3) shared parking assumptions were included; and 4) standard school fees were included in the analysis (discussed in a subsequent secûon of this report). The resultant phasing and development assumpûons are presented in Tables 1 through 3 for the Subcommittee Alternaûves (WK&A's phasing and the developer phasing) and the Staff Alternative, respectively. The Subcommittee Alternative includes a total of 1,610 botel rooms in four faciliûes (a 600 room atrium hotel; a 300-room extended stay hotel, a 460-room resort botel; and a 250-room inn); 140,000 square feet of office space; (including 80,000 square feet on a City-owned parcel); 150,000 square feet of specialty and support retail uses, and 1,000 residential units (300 center core apartments, 245 highrise condos, and 455 low-rise condos) averaging 1,355 square feet each. Parking is now assumed to be 75 percent subterranean and 25 percent surface for all uses, (in addition to landscaped parking along the SDG&E right-of-way, whicb is assumed to serve as primarily overflow parking for events, and 245 surface parking spaces on the fonner ice rink parcel, discussed below.) The staff alternative includes a total of 1,200 hotel rooms in four facilities (a 350 room atrium botel, a 250-room extended stay hotel, a 350-room resort botel, and a 250-room inn); 60,000 square feet of office space, 150,000 square feet of specialty and support retail uses and 1,000 residential units (300 center core apartments, 300 highrise condos, and 400 low-rise condos) . averaging 940 square feet each. However, the 250-room inn is assumed be developed on the City-owned parcel (where the 80,000 square feet of office space is located in the Subcommittee Alternative). Similar to the Subcommittee Alternative, parking is assumed to be 75 percent subterranean, and 25 percent surface for all uses. (However, the landscaped parking in the SDG&E right-of-way is still provided in this alternative, as well as the surface parking on the former ice rink parcel.) 8 SHARED PARKING ASSUMPTIONS The parking assumptions utilized in this analysis are summarized in Table 4 for the Subcommittee Alternative. (Note that the same assumptions apply to the Staff Alternative, with commensurate reductions in hotel rooms. In addition, residential parking requirements outside of the central core were assumed at 1.625 spaces per dwelling unit for the Staff AlJemative, in light of the smaller average size of the dwelling units under this alternative.) For reference purposes, this table also includes the shared parking program proposed by the developer, which is slightly lower than the figures actually used in the evaluation. For purposes of this analysis, 50 percent shared parking was assumed for the proposed conference center (decreasing the number of required spaces from 530 to 265), the 1,428 spaces previously required for me ice rink are now eliminated, and me proposed 245 spaces for me spons kingdom are assumed to be provided on me former ice rink parcel. It should be noted that a comprehensive shared parking program has not yet been developed and/or approved by City staff. It is anticipated that such a detailed study of parking requirements will be conducted at a later stage as pan of the ongoing planning process. Nevenheless, me shared parking assumptions used in this analysis were felt to be appropriately conservative and reasonable for inclusion at this point in time. Finally, in both the Subcommittee and Staff Alternatives, parking is assumed to be 75 percent subteITanean and 25 percent surface, further reducing the number of the more costly subterranean spaces. (Again, it should be stressed mat although this assumption was included for analysis purposes, it has not yet been determined whether this proportion of subterranean to surface parking spaces would be feasible from a planning perspective. ) These respective parking assumptions yield a total of 3,947 subterranean spaces for the Subcommittee Alternatives (as compared to 6,510 spaces in me previous analysis), and 3,444 9 9 -JY -----"-" ~----_--.._-- _n_ _ , subtelTanean spaces for the Staff Alternative (as compared to 4,605 spaces previously), for respective cost savings of$26.3 million and $10.5 million for the two alternatives. CAPITAL COST, INCOME AND EXPENSE ASSUMPTIONS , As discussed in the introduction, the Subcomminee Alternative ill was evaluated using the developer's assumptions with reference to phasing, capital cost, operating jncome and expense, and absorption. In addition, all of the assumptions used in WK&A's previous analysis were reviewed for reasonableness, some of which were then revised to more accurately reflect current market conditions, based on our independent review of recent market · comparables, and additional discussions with the original cost estimator (Lee Saylor, Inc.). FÒr example, WK&A's low-rise condominium costs were decreased from the previous $76 per square foot to $60 per square foot, while the estimated sales price was increased from $110 per square foot to $150 per square fooL A snmmary of the assumptions which were revised is presented in Table 5 for comparative purposes. Those assumptions which are not presented in this table remain unchanged from previous analyses. · In addition to the changes noted in Table 5, the current analysis included standard school fees (at $1.58 per square foot for residential uses and $0.26 per square foot for all other commercial uses -- including the sports facilities). Although it is recognized that a Mello Roos Community Facilities District will be created to fund the project's school requirements (in lieu of standard school fees), the precise funding requirements are unclear at the present time. Therefore, the inclusion of standard school fees was felt to provide the most reasonable approximation of the · required costs for schools for purposes of this analysis at the present time. Finally, as noted previously, the ice rink was eliminated from the proposed sports facilities (at a cost of almost $7.1 million -- excluding the cost of associated parking requirements). The remaining proposed sports facilities and public improvements are summarized in Table 6 for reference purposes. · 10 Tables 7. 8. 9 and 10 summarize the total projected development costs for the Subcommittee Alternatives (I. n and ill) and the Staff Alternative. respectively. Note that while the Subcomminee Alternative previously cost approximately $505 million (in cumnt dollars), it is now projected to cost from $412 million (based on the developer's capital cost assumptions) to $438 million (using WK.&A's revised capital cost assumptions). The Staff Alternative previously estimated to cost $395 million (in current dollars), is now estimated at $352 million. PUBLIC PARTICIPATION Similar to the previous analysis. the various development alternatives were run under two scenarios: 1) assuming no city participation (Baseline Scenario), and 2) assuming the City/Agency provides assistance utilizing up to 50 percent of the net tax increment revenues generated by the project (after the deduction of the required low and moderate income housing set-asides). However, unlike the previous analysis, where the Agency participation was assumed to be on an annual "pay-as-you-go" basis. this analysis assumed the Agency would issue tax allocation bonds, secured by up to 50 percent of the net tax increment revenues generated by the project (after the deduction of any required low and moderate income housing set-asides). In this sense, the funding provided by the Agency is still kept internal to this specific project The majority of the public improvement costs proposed to be funded with tax increment funds will be required in the early years of the project (such as the lagoons parks and public areas, public streets, and most of the public parking). Evaluation of a bonding scenario to fund these improvements thus becomes problematic, since very little tax increment is generated in these early years, when it is most needed. Therefore. the amount of funds available for bonding was calculated using a discounted net present value calculation, commonly used in the industry for such an analysis. particularly where initial tax increment flows are minimal and bond payments can be expected to increase over time. 11 9-'JC¡ . -.-" "--'~'-'.-----.-_...- For purposes of this analysis, the bonds were assumed to be issued in 1994 for a 25-year term (including one year's capitalized interest), at an annual 8 percent interest rate. The future net tax increment flows from 1994 through 2119 (25 year term) were then discounted to 1994 dollars based on the assumed interest rate of 8 percent to determine total bonding capacity. The resultant bonding capacity for each of the respective alternatives is summarized in Table , II, and is projected to range from $12.7 million for the Staff Alternative to $20.8 million for the Subcommittee Alternative D. Net proceeds available (after the deduction of required reserves, issuance costs, discounts and capitalized interest) are projected to range from $9.9 million (Staff Alternative) to $15.2 million (Subcommittee Alternative D), while taking into · account cumulative net tax increment available through 1994 increases total available funds slightly to $10.3 million and $15.8 million, respectively. Based òn City staffs preliminary discussions with legal counsel, the bonds were assumed to be available to fund certain of the public improvements, such as public parking, public streets, parks, lagoons, the nature interpretive center, and other improvements as noted in Table 12. · The cost of these improvements (in 1994 dollars) is estimated at $74.6 million and $69.8 million for the Subcommittee and Staff Alternatives, respectively, while the available funds from bonding are estimated at $15.2 million to $16.9 million for the various Subcommittee Alternatives and at $10.3 million from the Staff Alternative. Clearly, this leaves a significant shortfall ($57.7 million to $59.5 million) to be funded through other sources. Neither Mello Roos nor assessment district fInancing mechanisms were considered in this current analysis, , since this evaluation was conducted on an all-cash basis. Accordingly, the inclusion of such fmancing mechanisms would not directly impact the financial feasibility of the project (but would negatively impact the marketability and absorption of the project, which would indirectlv affect the project's feasibility). · 12 RESULTS OF THE ANALYSIS The resultant internal rates of return by use for each alternative are presented in Tables 13 through 16 respectively. Total project returns for the respective alternatives are summarized for easy reference below. PROJECT INTERNAL RATES OF RETURN (lRR'S) [1] CHULA VISTA BAYFRONT PROJECT Baseline Agency Participation (No Agency (50% Tax Increment- DeveloDment Alternatives ParticiDation) Bond Financin~) r21 Subcommittee Alternative I (WK.&A Phasing)· 10.65% 11.01% Subcommittee Alternative D (Dev. Phasing)· 10.56% 10.90% Subcommittee Alternative m (Dev. Phasing)·· 13.26% 13.69% Staff · 10.06% 10.34% . Denotes WK&A assumptions for income, expense and absorption estimates. .. Denotes developer assumptions for income, expense and absorption. [1] This analysis used both a 12% and 15% hurdle rate (target IRR's) as determinants of project financial feasibility. [2] Asswnes 25 year tax allocation bond issue at aTl1llUll8% inlerest rate. For comparative purposes, the resultant NPV's generated by the project (assuming respective 12 and 15 percent discount rates are summarized on the following page, and are presented by use for each alternative in Tables 17 through 24, respectively. Note that where the NPV numbers are negative, this means that the discount rate or target IRR has not been achieved. 13 9/020 _ __ ~____.,,_.__,_..._n_·_·__"~___·_"··"'_" PROJECT NET PRESENT VALVES (NPV'S) [1] CHVLA VISTA BA YFRONT PROJECT (In Millions of Discounted Dollars) Baseline Agency Participation (No Agency (50% Tax Increment. Develonment Alternatives Participation) Bond Financing) 121 BASED ON 15% D1SCOUNT RATE Subcomminee Alternative I (WK&A Phasing)" ($93.4) ($81.8) Subcomminee Alternative n (Dev. Phasing)" ($113.5) ($100.7) Subcommittee Alternative ill (Dev. Phasing).... ($42.6) ($30.7) Staff (WK&A Phasing)" ($86.6) ($78.8) BASED ON 12% DISCOUNT RATE Subcommittee Alternative I (WK&A Phasing)" ($40.8) ($28.9) Subcomminee Alternative n (Dev. Phasing)" ($50.5) ($37.1) Subcommittee Alternative ill (Dev. Phasing).... $42.3 $55.0 Staff (WK&A Phasing)" ($47.6) ($39.5) .. Denotes WK&A assumptions for income, expense and absorption estimates. .... Denotes developer assumptions for income, expense and absorption. [lJ This analysis used both a 12% and 15% hurdle rate (target 1RR's) as determinants of project financial feasibility. [2J Assumes 25 year tax allocation bond issue ar annuai8% interest rare. 14 It is worth noting that although Agency bonding improves the project financial feasibility. the differential between Agency bonding and the previous "pay-as-you-go" panicipation scenario does not appear significant. Therefore. in light of the inherent risks to associated with bonding. the Agency may wish to consider providing assistance on a "pay-as-you-go" basis. in the form of a reimbursement agreement (for those improvements which may have already been funded by the developer) or an Agency agreement to fund future improvements contingent on certain stipulations being met (as pan of a Development Agreement). 15 9-J-/ ------- - ------ Table 1 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMITTEE ALTERNATIVE. WK&A PHASING [1] CHULA VlSTABAYFRONTPROJECT PHASE I PHASE D PHASE m PHASE IV TOTAL GROSS SF BY USE (1993·1997) (1998-2000) (2001.2004) (200S-2008) (1993·2008) Office 0 60,000 0 80,000 140,000 Retail 145,000 0 5,000 0 150,000 Hotel 492,000 246,000 377,200 200,000 1.315,200 High-Rise Condos 0 0 135,500 196,475 331.975 Low-Rise Condos 135,500 237,125 149,050 94.850 616,525 Center Core Apartments 406,500 0 0 0 406,500 Conference Center 40,000 0 0 0 40,000 Tennis Club 58,000 0 0 0 58,000 Sports Center [2] 79,000 0 0 0 79,000 Child Care 0 7.000 0 0 7,000 - --- Total £Xci. Parking 1,356,000 550,125 666,750 571,325 3,144,200 Subterranean Parking 837,480 258,600 275,520 207,000 1,578,600 Surface Parking [3] 330,015 75,425 263,760 152.775 821,975 -------. --- ---- --- .. Total Parking S.F. 1,167,495 334,025 539,280 359.775 2,400,575 TOTAL GROSS S.F. 2,523,495 884,150 1,206,030 931.100 5,544,775 - - HOTEL ROOMS 600 300 460 250 1,610 <Auium) (Extended Stay) (Resort) (Inn) DWELLING UNITS (D.U.'s) High-Rise Condos 100 145 245 Low-Rise Condos 100 175 110 70 455 Center Core Apartments 300 300 -------- -----.... - - -- TOTAL D.U.'s 400 175 210 215 1,000 - [1 J Years of phasing refer to years of construction by phase. Does not include projects proposed for Rohr Industries. [2J 62,000 SF ice rink stadium has been eli/'IÚnaledfrom the analysis. [3J This analysis assumes 75% sublemUlean and 25% surface parking. Sublerranean parlång is assumed ar400 squarefeet per space, while surface parlång is assumed ar 350 square feet per space. Surface parlång also includes landscaped parlång along SDG&.E Right-of-Way (Phase lll) and surface parlångfor office on City-owned parcel (Phase IV). Source: The Jerde Parlnership; City ofChula Visra; Wjl/iams-Kuebelbeck &. Associares. 5,e3236-01dnew 16 Table 2 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMITTEE ALTERNATIVE· DEVELOPER PHASING [1] CHULA VISTA BAYFRONT PROJECT PHASE I PHASE D PHASE m PHASE IV TOTAL GROSS SF BY USE (1993·1997\ (1997.2001) (2002-2004) (1993·2004) Office 60,000 0 80,000 0 140,000 Retail 145,000 0 5,000 0 150,000 Hotel (Atrium/Inn) 492,000 200,000 0 0 692,000 Hotel (Extended Sæy) 246,000 0 0 246,000 Hotel (Resort) 377,200 0 0 377,200 High-Rise Condos 0 135,500 196,475 0 331,975 Low-Rise Condos 271,000 257,450 88,075 0 616,525 Center Core Apartments 406,500 0 0 0 406,500 Conference Center 40,000 0 0 0 40,000 Tennis Club 58,000 0 0 0 58,000 Sports Center [2] 79,000 0 0 0 79,000 Child Care 0 7,000 . 0 0 7,000 -~-_.._..- Total Excl. Parking 2,174,700 599,950 369,550 0 3,144,200 Subtemmean Parking 1,194,600 252,000 132,000 0 1,578,600 Suñace Parking [3] 434,175 73,500 314,300 0 821,975 ----..-------- Total Parking S.F. 1,628,775 325,500 446,300 0 2,400,575 TOTAL GROSS S.F. 3,803,475 925,450 815,850 0 5,544,775 HOTEL ROOMS 600 250 300 (Inn) 460 1,610 DWELLING UNITS (D.U.'s) High-Rise Condos 100 145 245 Low-Rise Condos 200 190 65 455 Center Core Aparunents 300 300 ------ - ---- TOTAL D_U.'s 500 290 210 0 1,000 [1] Years of phasing refer to years of construction by phase. Does IIDt inclruk projects proposedfor Rohr Industries. [2J 62,000 SF ice rink stadium has been eliminated from the analysis. [3J This analysis asSIl17U!S 75% subterranean and 25% surface parking. Subterranean parking is assumed at 400 squarefret per space. while surface parking is assll17U!d at 350 square fret per space. Phase /ll surface parking also inclruks landscaped parking along SDG&E Right-of-Way and surface parking for office On Ciry-owned parcel. Source: The Jerde Partnership; City of CluJ a Vista; Williams-Kuebelbeck de Associates. 5,e3236-0IEnew 17 9 -;2.2- .. -.-- ._--------~~~ Table 3 DEVELOPMENT AND PHASING ASSUMPTIONS STAFF AL TERNA TIVE· WK&A PHASING (I] CHULA VISTA BAY FRONT PROJECT PHASE I PHASE n PHASE m PHASE IV TOTAL GROSS SF BY USE (1993·1997) (1998-2000) (2001·2004) (2005·2007) (1993·2007) Office 0 60,000 0 0 60,000 Retail 145,000 0 5.000 0 150,000 Hotel 287,000 205,000 287,000 200,000 979,000 High-Rise Condos 0 0 112,800 169,200 282,000 Low-Rise Condos 70,500 117,500 94,000 94,000 376.000 Center Core Apartments 282,000 0 0 0 282,000 Conference Center 40,000 0 0 0 40,000 Tennis Club 58.000 0 0 0 58.000 Sports Center [2] 79,000 0 0 0 79,000 Child Care 0 7,000 0 0 7,000 --- -- - ------ Tota\ Exc1. Parking 96\,500 389,500 498.800 463,200 2,313,000 Subterranean Parking 74\,863 \98,938 222,450 214,500 1,377,75\ Surface Parking [3] 302,\27 58,023 248,28\ 62,563 670,994 --------- -------.... --- - Tota\ Parking S.F. 1,043,990 256,96\ 470,73\ 277,063 2,048,745 TOTAL GROSS S.F. 2,005,490 646,46\ 969,53\ 740,263 4,36\.745 ------ ----- . HOTEL ROOMS 350 250 350 250 1,200 <Atrium) (Extended Stay) (Reson) (Inn) DWELLING UNITS (D.U.'s) High-Rise Condos \20 180 300 Low-Rise Condos 75 \25 \00 100 400 Center Core Apartments 300 300 ---------- -------------- -- - ----- TOTAL D.U.'s 375 \25 220 280 \,000 , [1 J Years of phasing refer 10 years of constrwction by phase. Does 1101 incl..de projects proposedfor Rohr Indwstries. [2J 62,000 SF ice rink stadium has been eliminaledfrom lhe analysis. [3 J This analysis asslUlleS 75% Swble"anean and 25% surface par/cing. Swb/erranean parjng is asSJUned at 400 sqwue feel per spoce, while surface parjng is asslUlled al350 sqwue¡'el per space. Surface parjng also incl..des landscaped parking along SDG&.E Righl-of-Way (Phase III). Source: The Jerde partnership; City ofChMJa Visla; Wi/liams-Kwebelbeck '" Associa/es. 5,e3236-01fnew , 18 Table 4 CHULA VISTA BAYFRONT DEVELOPER & WK&A PARKING ASSUMPTIONS WK&A Developer Parking Shared Parking Central Core Assumptions Weekday 8 PM RcIail 87% ofMaxí1DWD 120,000 SF Retail 4/1000 SF.. 480 313 5 Restaurants 10/1000 SF.. 250 217 25,000 SF (800 seats) Reson Hotel 1/rm + 1125 nos .. 479 90% of Max 460 rooms 431 Extended Stay Hotel 1/rm + 1125 nos = 312 90% of Max 300 rooms 281 Atrium Hotel 1/rm + 1125 nos .. 625 90% of Max. 600 rooms 562 Conference Center 25,000 SF assembly 1150 SF.. 500 Shared Parking 15,000 SF other . 21100.. 30 with hotel uses SO% shared = 265 Residential Above Retail 300 Units 100% of Max. 200 1 BR 1.5/1br = 300 300 100 2 BR 2/2 br = 200 200 Sports Kingdom 97,000 SF 211000 = 195 100% of Max.oo 195 Tennis Club Classrooms Offices Training Rooms Gym Dormitory l/Unit = 50 90% of Max.= 45 50 Units Total 245 on-grade Total 240 on grade (ice rink parcel) (ice rink parcel) Stadium Coun Shared parking on-grade 2000 Seats 113.5 seats = 571 (ice rink parcel) Child Care 7,000 SF 211000 = 14 Not Applicable Offices 60,000 SF 3.3/1000 = 198 7% of Max.= 14 Subtotal- Subterranean Parking in Core 3,694 2,318 (Continued. . .) . 19 'j-;23 ....-,...--- --- --.--.--- --"'----. - Table 4 (Continned) CHULA VISTA BAYFRONT DEVELOPER & WK&A PARKING ASSUMPTIONS WK&A Developer Parking Shared Parking Outside Centr.:! Cere [1] Assumptions Weekday 8 PM Offices 80,000 SF 3.3/1000= 2()4 Surface (ALL SURFACE) Parking Residential 2I2BR'" 1288 100% of Max 700 units less 56 units '" 1288 with included parking = 644 Retail 5,000 SF Retail 4/1000 SF '" 20 87% of Ma..imnm '" 17 Inn Hotel l/Im + 1{25 lIDS '" 260 90% of Max 250 rooms 234 Subtotal- Subterranean Parking Outside Core 1,568 1,539 TOTAL 5,262 3,857 Less: 25% Surface Parking 1,315 N.A. TOTAL SUBTERRANEAN 3,947 N.A. .. [1] Developer parking assumptions outside central core were calcwaled by WK&A based on availtWle informalion. Source: The Jerde Partnership; Price Waterhouse; City ofCIuIJa Vista; WillÙJmS-Kuebelbebeck 4< Associales,/nc. 5,13236-07 . 20 Table 5 SUMMARY OF VARIANCE IN ASSUMPTIONS IN FINANCIAL FEASIBILITY ANALYSES FOR CHULA VISTA BA YFRONT PROJECT Developer! WK&A WK&A Price Waterhouse Dec. 1991 Current U .' Assumntion Analv§is Analysis escnptlOn Direct Construction Costs per SF: Hotel $87 $93-$94 $92 Low-rise Condominium [1] $50-60 $76 $60 Residential Apartment [1] $54 $88 $60 Retail $50 $71 $55 Parking $25 $30 $30 Soft Costs: ArchitecturaJ/Engineering [2] 3% 6% 4% Revenues per SF: [3] Low-rise Condominiums $150 $110 $150 High-rise Condominiums $225 $125 $200 Core Apartments (Average) $1.00 $0.86 $0.94 Retail $2.00 $1.25 $1.50 Hotel Demand and Expense: [4] Absorption (Developer Phasing) 4 years 8 years 8 years Stabilized Occupancy 72%-76% 68%-70% 68-70% Food & Beverage Income [5] 33% of rev. 30% of rev. 30% of rev. Undis. Oper. Expense [6] 25.0%-27.7% . 29.5%-30.5% 29.5%-30.5 Hurdle Rate [7] 13.0% 15.0% 12% & 15% (Continued. . . .) 21 7-;)1 -.-.-.....-.-..-.-....--.-.--.. .....~ Notes to Table 5 SUMMARY OF VARIANCE IN ASSUMPTIONS FINANCIAL FEASIBILITY ANALYSES FOR CHULA VISTA BA YFRONT PROJECT NOTES: 11]Developer assumption based on Price Waterhouse letter to WK&A dated December 20, 1991. 12J Developer assumption of 3% calculated based on February 14, 1991 letter to City of Chula Vista. 13J Indicatedfigures are sales per squarefoot values for residential condominiums, and base rent per square foot values for retail uses. Apartmenl renlS are averages, and vary depending upon the asswned size of the unit (e.g., WK&A's arw.~sis assumes one-bedrooms would lease for $0.95 per square foot, with two bedroom units at 0.92 per square foot.) 14 J Developer hotel income and occupancy assumptions based on August 30, 1991 letter to City ofChula Vista. 15 J Food and beverage income assumptions are based on a percenlage of total reverwes, and apply to atriwn, extended stay and resort hotels. Inn hotel is not assumed to include any food and beverage revenues. . 16 J Undistributed operating expense assumptions are based on a percentage of total revenues. [7J Hurdle rate (target lRR) used to indicate projectfinancialfeasibility. Source: Price Waterhouse; Lee Saylor, Inc.; Williams-Kuebelbeck & Associates,lnc. 5,13236-06 22 Table 6 HARD CONSTRUCTION COSTS FOR SPORTS FACILITIES AND PROPOSED PUBLIC IMPROVEMENTS CHULA VISTA BA YFRONT PROJECT (In Current Dollars) . Lump Sum Proposed Use Costs Tennis Club $4,905,961 Spons Kingdom $8,689,514 Child Care Facilities $656,663 Olympic Pool $998,537 ----------------- Total Spons Facilities $15,250,675 Conference Center $4,251,485 Lagoon $10,665,951 Residential Lake $1,793,907 Public Park $7,533,020 Site Improvements $8,270,049 Onsite - Private Roads $2,528,339 Onsite - Public Roads $7,333,635 Offsite $911,387 "E" Street/Bay Blvd/l-5 Ramps $617,100 ----------------- Total Public Improvements $39,653,388 Mitigation Costs [2] $2,500,000 [1] November 1990 estimate provided òy Rick Engineerning. [2] As provided òy Peterson & Price, attorneys for developer. Includes (1) new marsh west of Marina Parkway, (2) wetlands at Gunpowder Point, and (3) various Department of Fish & Wildlife requirernents. Source: Lee Saylor, Inc.; Rick Engineering.. Peterson & Price; Williams-Kuebelbeck & Associates, Inc. 5.e3236-03new 23 9 - ;2~ .._.___....__ '.___'_'..'."_'__'__".n. ~ Ii? ~ ~ ~~~iE~ ¡::¡§-~..::s-~~ ... ~ ... 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""-g"''':;;! jII,g<W~~]:;;! ~ -' 3 = ~ !.= ~. &~~ åg :dh.l!r>!g on 35 9- 3/ -,---_._-~-_.,._----_.__....._..._" Table 11 AVAILABLE FUNDS ASSUMING , TAX ALLOCATION BOND ISSUE IN 1994 (IJ CHULA VISTA BA YFRONT PROJECT In Thousands or Future (1994) DoUan Subcommittee Subcommittee Subcommittee Starr Alternative I Alternative 0 Alternative m Alternative WK&A Phasing! Dev. Phasing! Dev. Phasing! WK&A Phasing! Item IncomelExoen5e WK&A IncÆxo. IncomelExoense IncomelEmense Total Bonded Indebtedness [2] $18,953.7 $20,807.4 $19,546.0 $12,660.8 Less: Underwriter's Discount [3] $379.1 $416.1 $390.9 $253.2 Less: Issuance COSIS [4] $379.1 $416.1 $390.9 $253.2 Less: Reserve Fund [5] $1,895.4 $2,080.7 $1,954.6 $1,266.1 Less: Capitalized Interest [6] $1,5163 $1,664.6 $1,563.7 $1,012.9 Net Proceeds In 1994 $14,783.9 $16,229.8 $15,245.9 $9,875.4 Plus: Cumulative Net Tax Increment Available [7] $451.0 $631.6 $593.6 $417.2 --- ------ - Total Available Funds [8] $15,234.9 $16,861.4 $15,839.5 $10,292.6 - - [1] Assumes bonds would be issued in 1994 10 reimburse prtviously paid costs, and. cover future costs. [2] Based on nel presenJ value of 50 percenJ of ŒVlulable nellax ineretnenJ (after deduction of required low and moderale incotne housing sel-asides), 01 assumed bond inJereSI rale of 8 percenJ. [3] Assumed 012 percenJ of IOtal bond issue. [4] Assumed 012 percenJ of 10101 bond issue. [5] Assumed 0110 percenJ of 10101 bond issue. [6] Analysis assumed one years capilaliled inleresl al8 ptrcenJ inlertst role. [7] Cumulalive net lax incretnenl (afler deduction of low and moderale incotne housing set asides) through 1994. [8] Nel bond proceeds plus cumulalive available nellax ineretnenJ. Source: Lee Saylor, 1 nc; Peterson 4< Price; Ciry of CIwh> Vista; W üliams·Kuebelbeck 4< AssociaJes. 5,e3236-09 36 . Table 12 PUBLIC IMPROVEMENT ruNDING ANALYSIS ASSUMING CITY PARTICIPATION USING TAX ALLOCATION BONDS (1] CHULA VISTA BA YFRONT PROJECT All Tbousands In MIllions of Future (1994) Dollan Subcommittee Subcommittee Subcommittee Staff Alternative I Alternative D Alternative m Alternative Public Improvement WK&A Phasing! Dev. Pbasing! Dev. Pbasing! WK&A Pbaslng! Costs to be Funded 121 IncomelExoense WK&A InCÆXD. IncomelExoense Income/Emense Public Parking [3] S3 7 ,422.0 S37,422.0 S37,422.0 S32,553.5 Public Sa-eets [4] S7,932.1 S7,932.1 S7,932.1 S7,932.1 Parks and Public Areas [4] S8,147.7 S8,147.7 S8,147.7 S8,147.7 Water and Sewer [4] SI,739.9 SI,739.9 SI,739.9 $1,739.9 Lagoons [4] S13,476.6 $13,476.6 S13,476.6 S13,476.6 Nature Interpretive Center [5] S3,2A4.8 S3,2A4.8 S3,244.8 S3,244.8 Wetland Habitat Restoraúon [6] S2,704.0 S2,704.0 S2,704.0 S2, 704.0 ----- ------ ------ Total to be Funded $74,667.0 $74,667.0 S74,667.0 $69,798.5 Amount Funded througb bond issue at year end 1994 [7] SI5,234.9 SI8,861.4 S15,839.5 SIO,217 .6 Balance Remaining [8] S59,432.1 S55,80S.6 S58,827.5 S59,580.9 - [1J Ass"",,,s bonds would b. issut:d in 1994 to reimburse previously paid costs. and cover fullUt! costs. [2J Does not include ongoing mairllenanc. costs such as operation and mairll.11IJ11C. ofnanu. inJerpretiv. c.rIler or mairllenance of wesers, streets and infrastrucnu.. [3 J Includes surface and subterranean par/Ung costs/or all public uses, (i..., all uses except residential). [4 J Bas.d on S.pt.mber 1990 cost estimat. provided by Le. Saylor, Inc. escalal.d to curr.1Il dollars. per space, while surfac. par/Ung is ass"",,,d at 350 sqUJlre/.et per spac.. Swfac. par/Ung also includes landscaped [5J Original construction cost estimat.for nature inJerpreti.. c.lIler provided by City stqffinJune 1990 I.tter. [6J Cost estimate provided by Peterson & Pric., attorneys/or the developer. Includes (1) new I11Q7sh west of Marina Parkway, (2) w.tlands at Gunpowder Poilll, and. (3) various D.partment 0/ Fish & Wildlif. requirements. [7J Available funds from tax allocation bond issu., assuming us. of 50% of tax incremelll g.nerat.d by the proj.ct, and bonding bas.d on 25 y.ar issut:, at ass"",,,d 8% tJNWal int.rest rate, as pres.lIl.d in Table 11. [BJ It is ass"",,,d t~se costs would bef¡uukd through eit~r Mello Roos or assessmelll districtfi11lJ11CÌ1Ig· Source: Lee Saylor, 1nc; Peterson & PriL:e; City ofChula Vista; Williams-Kut:belbeck & Associates. 5,e3236-08a 37 9-J;2- - ----~ -~"-'-~------'------'"--"'- ~ N .,., N N ~ ~ IoQ (/J - f Gì (/J z -;;- IoQ ~ - " tsI1 tsI1ts11ts11 E ~ ~ ~ --0- I COON æ ..,. Or'~ :E1oQ - __N 0- g¡g .5 ~~E- .. ¡ t;=U ã. z -;;-¡.¡ - ..... 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Ii ~ ð"~:Ë~B.. .g~5æ ~~3~ £~ == UI'Q"",,,,,U £~ JJ '" ~ vi" 48 ~ "" - - .... ~~ < ....~ ¡;; __ : f""IM- ~_ <~ ~~~ ~ Z~ ~ ~ <N - ~~ti ~ ~ -- - =~~ ~N~~ f""If""I f""I ~~O = ..~~- ~~ $ -<- ~ ~.~q~,. "'". ~ ¡.¡ ........~~ -~ ~ ¡:J ~ ~ :s < ~ ~ .... ~~ ~ ~~~ ~ f ~~~ ~~ ~ ~ gSrt lie :! ~5~ ~ ~ <~<= ~ ~ ~.... ~~~ < ~ = ~ ~ ~ ~~.... ~¡.. .... '-' "J. .. . .~ ~~~ ~ - ~ ~ ~ Së~ ¡.¡~ ~ < ~ ~ "J. -"J.... ~< ~: ~ ~ ~ ~~~ <-- ~ ~ z~~ "....: ¡.¡~u ~z u ~~ &_ _~ c~~~G ~~~ ~ ~ ~ ~~ ~~ ~f""I~~S ~~~ ~ ~ - '-' -,. -,. .""... -, .. II " ~- - -<>- ~~ <>- ·S"''''' ~~~ - <~ ...... ...~......_ ...."".... 0 ~ \C~ CIO Ñ"'I:t r- _0'\. ti :< .... "J.~."J.. ... .. =1. II !;: ~CIO MOO _ _~~ \C-~ C ~ ~ ~~ M~ ~ª~~B ~~~ ~ I ~ 1:.. otI I. ~ ~ lot ~!. ~ z¡ :os U ~ l: Ii DO :¡ ",8 ¡ C ~ ~ ~!l1i ¡...~ ~... , ~ii"r¡¡fDO" ~... ii .~ i Ë ig<i~ ~ð~ u~ ~ -~ -~ ~ ~~~u~~ll~ ~~! !~!~ ~ '-..,~.., u ~ ¡¡;, I" - 0- J1 is! 1'" ". " _ ......" .Ii "" ìZi - ~ U' - I l.as «I1oiõõo'- .. -... - E!£~~..~K~~5~ ~! i .~~ ~~ ~ o~~æ~ð~",~~uæ o~ ~ £; £~ ~ ... 1 ".¡ 49 9 -<5 Y U' _.....______ _ _ _~,____...~.,~.,____ --..~.-,.-..-". 1fJHITI§ IPAGJEJB)JlANI[ ....... > ... RESOLUTION NO, IL.. L/Ioi RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA TO APPROVE THE MIDBA YFRONT CONCEPTUAL DEVELOPMENT PLAN (SUBCOMMrITEE ALTERNATIVE), MAKING FINDINGS OF FACT RELATING TO THE FEASffiILITY OF MITIGATION MEASURES AND PROJECT ALTERNATIVES, ADOPTING A MITIGATION MONITORING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, a draft Environmental Impact Report, dated August 1990, evaluating the proposed Midbayfront :µx:aI Coastal Program (LCP) Resubmittal was prepared and was transmitted by the City of Chula Vista, as lead agency, to all concerned parties for review and comment; and WHEREAS, notice of the availability of the draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the draft Environmental Impact Report were accepted from August 6, 1990 to September 26, 1990; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the draft Environmental Impact Report on September 26, 1990; and WHEREAS, at this hearing, CHULA VISTA INVESTORS (the project applicant) introduced a new revised concept plan described as Alternative 8; and WHEREAS, based on new information raised in the public comment period and at the public hearing, a Recirculated Draft Environmental Impact Report, dated July 1991, was prepared for Alternative 8; and WHEREAS, the Recirculated Draft supersedes the previous Draft Environmental Impact Report; and WHEREAS, the Recirculated Draft Environmental Impact Report, dated July 1991, evaluating the proposed Midbayfront LCP Resubmittal No.8 Amendment project, was prepared and was transmitted by the City of Chula Vista to all concerned parties for review and comment; and q Co -I 9 -J:; --.-------- ~. - "-. - "_.._._...-...__._.."----~._-_.._-"_._.. WHEREAS, notice of the availability of the Recirculated Draft Environmental Impact Report was given as required by law; and WHEREAS, written comments from the public on the Recirculated Draft Environmental Impact Report were accepted from April 10, 1991 to May 22, 1991; and WHEREAS, the public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service; and WHEREAS, the City Planning Commission held a public hearing and accepted public testimony on the Recirculated Draft Environmental Impact Report on May 22, 1991; and WHEREAS, agency and public comments have been addressed in the Final Environmental Impact Report for Midbayfront LCP Resubmitta1 No.8 Amendment, dated July 1991; and WHEREAS, :the Midbayfront LCP Resubmitta1 No.8 project was heard by the City Planning Commission on July 24, 1991; and WHEREAS, the City Council certified the Final Environmental Impact Report on August 20, 1991; and WHEREAS, the City Council adopted Resolution No. 16328 on August 20, 1991, which neither approved nor disapproved of the project but referred the project to the Bayfront Planning Subcommittee for their review and recommendation; and WHEREAS, the Bayfront Planning Subcommittee held approximately 15 public meetings and recommended to the City Council to approve the Resubmittal No. 8 with minor modifications (the "Subcommittee Alternative"); and WHEREAS, these minor modifications to Alternative 8 include the elimination of a previously designated luxury hotel and placing in its stead a Cultural Arts facility on approximately three acres, a reduction of the number of residential units from 1400 to 1000 (though the total square footage remains the same), and minor design modifications to the northern residential area; and WHEREAS, the Final EIR certified by the City Council on August 20, 1991 addressed the impacts; and Resolution re Midbayfront Conceptual Plan Page 2 qc..-z. WHEREAS, public notice was given on December 11, 1991, that the Final EIR for Resubmittal No. S would be used as the EIR for the Midbayfront Conceptual Development Plan (Subcommittee Alternative); and WHEREAS, the Planning Commission has, by separate resolution (planning Commission Resolution No. EIR-S9-QS on July 24, 1991, certified the Final Environmental Impact Report (hereafter "EIR") pursuant to the California Environmental Quality Act ("CEQA ") (pub. Resources Code, section 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations, tit. 14, section 15000 et seq.) which analyzes the environmental effects of the proposed Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative) (hereafter "Project"); and WHEREAS, the EIR identified certain significant and potentially significant adverse effects on the environment caused by the Project; and WHEREAS, the City Council is required, pursuant to CEQA, to adopt all feasible mitigation measures or feasible project alternatives that can substantially lessen or avoid any significant environmental effects; and WHEREAS, the City Council desires, in accordance with CEQA, to declare that, despite the occurrence of certain significant and potentially significant effects that cannot be substantially lessened or avoided through the adoption of feasible mitigation measures or feasible alternatives, there exist certain overriding economic, social, and other considerations for approving the Project that the City Council believes justify the occurrence of those impacts; Now, therefore, the City Council of the City of Chula Vista does hereby find, determine, resolve and order as follows: [1]. Project Approval [Concept Plan]. The City Council approve the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative). By recommending approval of the conceptual plan, the City Council intends that by its approval of the conceptual plan, only give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP Amendment and General Plan Amendment. Such approval is not intended to constitute final approval of the plan at this stage nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Resolution re Midbayfront Conceptual Plan Page 3 '1c. ..3 '7 ~t/cJ ..._----_._-~-,..~._--_..._--_._--_.."- --.-.--.- [2]. CEQA Findings and Statement of Overriding Considerations. a. Adoption of Findings. The City Council does hereby approve, accept as its own, incorporate as if set forth in full herein, and make each and every one of the CEQA Findings attached hereto as Exhibit A. b. Certain Mitigation Measures Feasible and Adopted. As more fully identified and set forth in Exhibit A attached hereto, the City Council hereby finds, pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091, that certain of the mitigation measures described in the EIR are feasible, and will become binding upon the Project. c. Infeasibility of Mitigation Measures and Alternatives. As set forth in Exhibit A attached hereto, the City Council finds that the remainder of the proposed mitigation measures and none of the proposed project alternatives set forth in the Final EIR can feasibly substantially lessen or avoid the potentially significant effects that will not be substantially lessened or avoided by adoption of all feasible mitigation measures. d. Adoption of Mitigation Monitoring Program. As required by Public Resources Code section 210816, the City Council hereby adopts the mitigation monitoring program ("Program"), set forth in Exhibit B, incorporated herein by reference. The City Council finds that the Program is designed to ensure that, during project implementation, the Project applicant, and other responsible parties, implement the Project components and comply with the feasible mitigation measures identified in the Findings. e. Statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and alternatives, certain significant or potentially significant adverse environmental effects caused by the Project will remain. Therefore, the City Council hereby issues, pursuant to CEQA Guidelines section 15093 and as set forth in Exhibit A attached hereto, a statement of overriding considerations identifying the specific economic, social, and other considerations that render that unavoidable significant adverse environmental effects acceptable. Resolution re Midbayfront Conceptual Plan Page 4 qc.,'f Presented by Chris Salomonoe, Director of Community Development C:\b.yfrœll.... Resolution re Midbayfront Conceptual Plan Page 5 qC-5 c¡--¿!/ .-.-----.".. ________.u__.___..__ --.--.. January 14, 1992 , TO: Chula Vista City Council FROM: ''peterWa~ ' SUBJECT: Midbayfront Plan It is unlikely that the Barkett proposal before you tonight will be built without funding help of some son from the City of Chula Vista. Therefore, I would like to focus on the RISKS that are involved with the approval of this project. First of all, the project itself. The econoßÚc consultant hired by the City of Chula Vista to protect its interest has been analyzing this project for more than a year now. Would this be a "financially feasible" project from the City's point of view? His fIrst estimate a year ago was that it could be expected to earn a rate of return of about 7%. The City's consultant has consistently used 15% as the standard minimwn expected rate of return that a project should show before it is considered to be "fInancially feasible." And the key word is "expected." No one can possibly predict exactly how a project is going to fare. What are the costs actually going to turn out to be? Will the market eventually generate more revenues or less revenues than projected? Only time and reality will tell. So using 15% as a ßÚnimurn to be expected before the project begins is a bare minimum assumption. If the actual project turns out to do better than that, fme. But if bad news prevails you still have some buffer. If the project actually earns only 10%, you will probably survive. If it actually only earns 5%, you may be able to salvage something out of the project. And if your projected 15% rate of return calculations are realistic, it enhances your chances of borrowing money or attracting capital. It's obvious to anyone that an expected rate of return of only 7% is absolutely unfeasible. That fIgure almost guarantees you that the project will fail. Only by unexpected good luck and fortuitous market circumstances could the actual project survive. And most certainly no one would loan you money on such a project. During 1991, some changes were made in the proposed project, some of the density lowered, and so forth. By the end of 1991, and as a result of these changes, the expected rate of return had only risen to something over 9%. Since that time, some "heroic assumptions" have been made in the fmancial projections, just as they were in the traffIc studies, to try and 'make it work.' For instance, subterranean parking and an ice rink were a couple of perks that were to make this an interesting and quality project A recent "heroic assumption" eliminated the ice rink and 25% of the subterranean parking in order to lower costs, yet did not correspondingly diminish the revenues in the remainder of the project that those quality perks would have helped generate. As your consultant points out, 9% or 10% is "financially unfeasible." It is fmancially unfeasible because it does not give you any room at all on the downward side. If your costs turn out to have been underestimated and/or your revenues overestimated, your project is kaput. It is obvious that no commercial lender is going to lend money with such a low expected rate of return. Even in this recession, one can earn 7 112% on long-tenn government bonds without any risk whatever. And that's where the City of Chula Vista comes in. The City of Chula Vista, as a municipality, can borrow money, can issue bonds, paying perhaps as low as 6%. The developer's financial representative COITectly pointed out to the Planning Commission on December 18th that if the developer could borrow 80% of the cost of the project at 6% interest, and if the project did earn 9%, then that would result in very large profits on the developer's equity -quote- "the difference between the 6% and 9% that every dollar that the project is earning flows into the developer's pocket" - unquote -. That, of course, is simply an example of using the principle of "leverage." (over) 9--0 . -.--......---..-...-..,--------..--.--.---....-- But what happens if the project does not do well? Then leverage works against the owner. Then the developer takes a walk, the bondholders are left holding the bag -- and Chula Vista's bayfront is left, perhaps, with a whole bunch of skeleton or bankrupt hotels. Now, are there clear signs of risks on the downward side of the development? There are at least two obvious ones. One potential weakness is the very narrow market that this project is aimed at. The developer's financial representative told the Planning Commission that the market they are aiming at is for conventions that book between 1,000-1,200 rooms. That's why they need at least 1,600 hotel rooms in total. Conventions that require much more than 1,200 rooms go to bigger convention sites such as San Diego's. Conventions that require only a few hundred rooms go to smaller hotels. It was stated that at the present time, there are no 1,000-,200-room convention sites in San Diego, so the project is aimed at that specific market But aiming at a very specific narrow nitch in any market is highly risky. While it offers the chance that you might make it really big, it ALSO increases the chances that you really flop. You have no wiggle-room for error. You cannot handle larger conventions, if that's where the real demand turns out to be. And if you end up taking smaller conventions, you are left with a lot of empty rooms. This is high-risk gambling using our bayfront and our credit. A second downward risk are extta-ordinary costs incurred in building these 22-story towers. The E.I.R. points out that the soils in the area where the high-rise structures would be built are unstable and "are considered unsuitable in their present condition for the support of any additional fill and/or structures." The E.I.R. also points out that sands exist to a level of 20 feet below sea level and probably deeper, and that liquifaction is a potential problem. The extta-ordinary costs that might be involved in building these castles on sand bave NOT been factored in at all. This project cannot be built without funding help of some sort from the City of Chula Vista. Approval of the Subcommittee proposal before you puts the City of Chula Vista at great financial risk, to say nothing of skeleton hotels. If the developer forfeits on the City bonds, the bondholders would have to look at what's left on the property itself for satisfaction. But the credit rating of the City of Chula Vista would be severely damaged and that WOULD affect the taxpayers of Chula Vista on subsequent bond-issues. The original bayfront plan, the existing LCP, was found to be financially feasible from the City's point of view some years ago. Whether it would be found to be so today we do not know. What we do know, however, is that the project before you tonight is financially unfeasible from the City's point of view. Therefore you cannot approve this project, even in concept, without knowing that that can only lead down a path that will eventually put the City of Chula Vista at great financial risk. 7~t/3 ."._._._--_._--~_..,_..._-- _.~_.._-- January 14, 1992 ' - Remarks to the Chula Vista City Council by Will T. Hyde, on behalf of Crossroads 803 Vista Way Chula Vista, CA. INTRODUCTION Mr. Mayor, members of the City Council. As you are painfully aware Crossroads has . been opposed to Mr. Barkett's Bayfront Plan since it was proposed in early 1989. Since that time the plan has been modified and improved somewhat from our point of view. Nonetheless, we still believe that the project is too intense and we have serious concerns about the numerous adverse impacts of the plan which were starkly set forth in the final E.I.R. With your indulgence we will have three speakers who will address those major areas of the plan which- we fmd objectionable. Dr. Peter Watry will discuss economic aspects; Mr. Bill Cannon will comment on esthetics, schools and traffic; I will wrap up our presentation with Crossroad's recommendations for your decision tonight. TEXT In closing, I would like to make it clear that Crossroads is strongly in favor of development of Chula Vista's bayfront for the enjoyment and benefit of all of the citizens of our community. As most of you know, I was one of the five Councilmembers who ordered the development of Chula Vista's first master plan for the bayfront, the Sedgeway-Cooke plan, back in 1972 -- twenty years ago. Crossroad's quanel with Mr. Barkett has been basically a philosophic one. He wants a very intense, high-density project which will satisfy his economic interests. We, on the other hand, seek a type of development of reduced scale and intensity which will provide the general public easy access to the bayfront, generous areas of open space and parks, visitor-serving facilities such as hotels, restaurants, retail businesses and a possible cultural arts center. We also believe that the development must be economically viable so it will not be a financial burden upon the taxpayers of the city. Mr. Barkett is asking for your conceptual approval of a plan which, despite proposed mitigation measures, still has the following major flaws: 1. It will seriously aggravate the already unacceptable traffic situation at 1-5 and "E" Street and at 1-5 and ''H'' Street 2. It will exacerbate an aJready critical problem of overcrowding of both elementary and secondary schools in Chula Vista. 3. It will create a bulk and mass of buildings which overpower the relatively small but beautiful site on the bay, one of the greatest natural treasures of our community. 4. It assumes that there is a market for hotel business in Chula Vista which has not been substantiated by an independent, reliable market analysis. 5. It is based upon economic assumptions, projections and estimates which to us have been slanted to favor the developer and are very questionable to say the least. We believe it would be folly for the City Council to approve any such concept and we recommend that you reject the proposal clearly, fmnly, once and for all. We understand the frustration of the Council over the long delays the City has experienced in getting on with development of the bayfront Such frustration, however, is no justification for approving a plan which will do irreparable harm to this priceless asset just to resolve the issue. If you feel you must give conceptual approval to some plan this evening, we suggest that you accept the one proposed by the staff. We would, however, recommend that the residential density proposed in that plan be reduced to a level which will improve the traffic and school problems described by Dr. Watry and Mr. Cannon. (over) 1-1/'1 .,;-..;.-.""....-.. -"'--··__C;:.~,-"'-~---O"-.-.:c--:::.:::·;·. - ~ - . ~ -, ---~_.-._~,-----~--. .-_."---~-"."_._--~ -----....- h_ In conclusion I would like to quote a portion of a recent Chula Vista Star-News editorial which rather concisely sums up Crossroad's opinion of Mr. Bmett's Bayfront Plan. "Instead of building a mega-project on the bay, which will no doubt attract many tomist dollars, but also cars, an- pollution and trash -- and in the process make one developer mega-rich -- city planners should construct something for the people who live here. And even though the present plan does include a cultural arts center, it is not worth the traffic and noise residents will have to tolerate in order to get it." We believe a better plan can be developed, possibly with the participation of the Port District. Reject Mr. Bmett's plan and stan anew. Thank you, . - . , .-._,-""---~ .,..,.' .-. _...-.~---- . _.,oo''.--__.' .. - ._- .._--. ..~ -.---'"'.- - - ~'-'.-' "'" .-., ~ SIERRA CLUB SAN DIEGO CHAPTER SOUTH BAY GROUP January 14, 1992 254 Camino Elevado Bonita, CA 91902 Mayor and Council members City of Chula Vista 276 Fourth A venue Chula Vista, CA 91910 Ref: Bayfront Plan Mr. Mayor and Councilmembers: You are being asked among other things, on January 14, 1992, to make Findings of Fact relating to the feasibility of mitigation measures and project alternatives, and to adopt a Statement of Ove"iding Considerations. I have reviewed the staff documents pertaining this item and conclude that there is inadequate evidence to sUp¡x>rt the findings. The findings purport to show that all alternatives other than the Subcommittee alternatives are infeasible. That is clearly not the case. Specifically: 1. The independent financial consultant hired by the City to analyze the project reported that most project alternatives were infeasible including the applicant's pro¡x>sa!. The only evidence presented to the public indicating othelWise was a statement by a consultant hired by the applicant himself. We believe the feasibility of all alternatives (except #2), including the applicant's proposal, may be reasonably questioned. The most recent evidence concerning feasibility, made public at the Planning Commission Hearing, was that the difference in internal rate of return, the measure of feasibility that is being used, is only 0.5% +/- between the Subcommittee plan and the staff's recommended plan. This is a negligible amount and is clear evidence that the staff plan is not infeasible from this standpoint. 2. All alternatives provide considerable Transient Occupancy Tax (Tar) and many construction and pennanent jobs. The Agency has never had, in spite of what is stated in the Findings, a "major goal" of generating a maximum amount of revenue from the Tar nor providing for the highest number of employment op¡x>rtunities. The fact that the alternatives do not generate the highest amounts of Tar or jobs does not render them infeasible. ,/" q/t/~ 3. Contrary to the assertion, the social considerations referenced on page 68 of the Findings do not make the alternatives infeasible. The importance of a separate viable "community" has not been addressed previously. This is a new idea. In fact, for 15 years or so, the Bayfront was intended to fit into, or complement the existing community (not to be a separate stand-alone entity); this has been considered the optimum condition, the most socially desired. There is little or no evidence to uphold this finding. 4. The statement that Alternative 2 would result in significant, unmitigated traffic impacts is consistent with the EIR. However, when the EIR was adopted, the same was true for the applicant's proposal. A new study, with new traffic measures, has indicated that the traffic problems for the applicant's proposal might be mitigated. It is highly likely that with a new study and new measures applied to Alternative 2 traffic problems, that, since it generates less traffic, the traffic impacts would likewise be reduced and mitigated. 5. Singling out traffic issues as an indication of infeasibility (see above- but remember, that statement could probably be invalidated) for Alternative 2 indicates the bias of these findings. It should be noted that that is the only environmental impact indicated in the EIR which is more severe for Alternative 2 as compared with the applicant's proposal. On the other hand, there are fifteen (15) occasions of the Barkett proposal being more damaging to the environment then Alternative 2. 6. The Findings state that the Subcommittee alternative "substantially lessens the significant environmental effects as identified in the final EIR." On other hand, the staff report to the Planning Commission states that "There are two minor changes between Alternative 8 (as discussed in the EIR) and the Subcommittee Alternative." Also, it says "...the Chula Vista Environmental Review Coordinator for the City is of the opinion that the impacts identified for Alternative 8 are substantially the same as those for the Subcommittee Alternative." (The emphasis is mine.) This is in direct opposition to the assertion in the Findings. Clearly there is insufficient evidence to show that all the alternatives are infeasible when compared to the applicant's proposal. In fact, the evidence appears to show that far from being infeasible, Alternative 2 is the most feasible of the EIR Alternatives, including the applicant's proposal. The Statement oj Overriding Considerations is also insufficient to approve a project that is known to contain 26 significant impacts not mitigable or not mitigated at project level. The Statements are underpinned by the findings, which, as shown above, are not valid. Statement One can be challenged as there is no clear evidence the Project's use and density is any more appropriate than the alternatives. Regardless of the mitigation measures referenced in Statement Two, the Project remains the most, or nearly the most, environmentally damaging of all the alternatives. Also, other alternatives have been shown to be equally feasible (or infeasible), invalidating this as an "overriding consideration." The lettered statements under Statement Three purport to show the benefits of the Subcommittee Alternative. All of these statements appear to be equally valid for the Staff 9 -L/~ , Recommended Alternative, and may be equally valid for most of the other alternatives. They are certainly not exclusive to the Subcommittee Alternative, and therefore not helpful as an overriding consideration. In summary, the evidence available is not adequate to support the Findings of Foct and the Statement of Ove"iding Considerations. Sincerely, tu~;. ~~ William J. Robens Executive Committee South Bay Group Sierra Club cc: Joan Jackson, Coastal Sub-committee Chair Linda Michael, Land Use Sub-committee Chair Laurens Silver, Sierra Club Legal Defense Fund q -~/7 00 ......¡ 0'1 VI .f,>. Yo) N - . . . . n b;::o:;:::~ ~~ ~~ Q~ "t~ ~S on 8 ~ (:)'0 ~~ ~ 8 ~~~ § ~ ~g ~. ~ ~ ë ~ trj -. ~ a 00 ;::s iš' .....~ ~n § > ¡::: 00 . -. ~ '"'I ;::s ~ ~_. ~ t") ~n ~Þ-3 ~ e -. 00 ~.'"'I 0 g~ a= g~ ~~ § 0 ~8 ~ ¡s-n ~o 0 ;::s Þ-3 ~ ~ ~~ æ~ ~ '!"'oI. .. ¡::: ~ ¡::: .. ~ ~ ~ ;::s 00 ;::;:- 0 ;::;:-~ t") Þ-3 ~. trj $::S 15"0 ~ § ~ 0 ::::::~ ;::s ]~ ~ ~.. .... ....00 ~. 00 <:::r- .. ~ g ë~ t") ~ ;::s .. 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"" ~ :::to ¡::: ~ - a ¡s- ;::s g "t .... ~ "t ;::s ~ ;::s 1-"/1' ----- ,-.---,.-...--.------..- _.~- ~ \.t;_1-Z CHULA VISTA BAYFRONT Hotel Demand Analysis Regional & National Group Meeting Market January 14, 1992 · Hotel Feasibility Based Upon Target Market & Product Type - Transient/Tourist Market - Commercial Traveler - Group Meeting Market · Project Designed to Target Regional & National Group Meetings · Meeting Planner Survey Details Market Demand - 12,000 meetings surveyed (held 1989-1994) - 30% of 40,000 estimated during this period · Southwest is Preferred Market - 44% of Meetings held in CA, NV, AZ, Hl - 24% of Meetings held in CA - San Diego is 3rd most preferred destination in US 1. Orlando 2. New Orleans 3. San Diego 4. Washington, D.C. 5. Chicago C)/L(1 TABLE 1 CHULA VISTA BAYFRONT GROUP MEETING MARKET Meeting Planner Survey Southwestern Region 1989 - 1994 Est. Percentage Number of Room of Room Meetings Nights Local Group & Trade Show o - 249 2,886 1,190,000 14.1 % Regional & National 250 - 1750 1,958 4,668,000 55.2% Convention 1751 + 386 2,606,000 Source: James Dunn Enterprises, Price Waterhouse. 08-Jan-92 Hotel Demand By Market (Room - Night Demand) Convention 55% Regional & National Group Meetings c¡ ./ ~¡) _._.~_..._..____m.___._._ .. _._...._.________________~..__"..____ TABLE 2 , CHULA VISTA BA YFRONT GROUP MEETING HOTEL SUPPLY San Diego County 1992 Number Percentage Number Percentage Market Hotel Size of Hotels of Hotels of Rooms of Rooms Local Group & Trade Show o - 299 520 94.4 % 31,351 68.0% Regional & National 300 - 2100 31 5.6% 14,745 32.0% Convention (1) Source: San Diego Convention Center & Visitors Bureau, Price Waterhouse. 08-Jan-92 (I) Hotel supply for Convention is included in inventory of hotels ranging from 300 - 2100 rooms. Convention groups are booked by CONVIS and tbe Convention Center in multiple large hotels adjacent to tbe center. This multiple hotel booking procedure is unique to tbe convention market. Hotel Supply By Market .5:6% Regional & National Group Meetings and Convention (See Note 1 above) Local Group & 94.4% Trade Show 1~5/ ........~--- - ---- -..- .----..---."--------.-..--.-----.--.--------- TABLE 3 . CHULA VISTA BAYFRONT GROUP MEETINGS Hotel Market Demand vs. Hotel Supply Hotel Supply Room Total # of Night Market Rooms Hotels Demand Local Group & Trade Show 68.0% 94.4% 14.1 % Regional & National 32.0% 5.6% 55.2% Convention (1) 0.0% 0.0% 30.8% Source: James Dunn Enterprises, San Diego Convention Center & Visitors Bureau and Price Waterhouse. 08-Jan-92 (I) Hotel supply for Convention is included in inventory of hotels ranging from 300 - 2100 rooms. Convention groups are booked by CONVIS and the Convention Center in multiple large hotels adjacent to the center. This multiple hotel booking procedure is unique to the convention market. Hotel Market Demand vs. Hotel Supply 94.4% 86.0% 1[1 :~:;::::::' Hotel Supply ':':'.':':': ::~:;::;::: D Room-Night Demend 14.1% 5.6% Local Group Regional & National & Trade Show Group Meetings and Convention (See Note 1 above) 0°9 ~ ~;2. -- .._.....__._....,,--"._.~-~-_.,--_...- - - -"~----"--~ ~,_u TABLE 4 CHULA VISTA BA YFRONT POTENTIAL MARKET CAPTURE Regional and National Group Meetings Subcommittee and Staff Proposals 80 % of Core Hotel Rooms 100% of Total Hotel Rooms Potential Potential # of Market # of Market Rooms Capture Rooms Capture Source: Price Waterhouse. 08-Jan-92 Potential Market Capture 97.7% 73.5% } 33% 65.5% Loss } 45% 40.8% Loss -' ,.. .. Subcommittee Staff Subcommittee Staff Proposal Proposal Proposal Proposal 80% of Core Hotel Rooms 100% of Total Hotel Rooms (Table 6) (Table 7) 9./53 ,,'- .- --......-...--....'- .----..---...--..-.-.-.... TABLE 5 CHULA VISTA BA YFRONT SUBCOMMITTEE AND STAFF PROPOSALS Total Hotel Rooms Subcommittee Staff Proposal Proposal Total Hotel Rooms 1,610 950 Less: Outside of Core (Inn) 250 150 Core Hotel Rooms 1,360 800 Block Rate 80.0% 80.0% Source: Price Waterhouse. 08-Jan-92 '} - Þ1 --.-..".--.--- ._..__._--._...__.,--~--,--,._--._-- TABLE 6 CHULA VISTA BA YFRONT MARKET CAPTURE ABILITY REGIONAL & NATIONAL GROUP MEETING BOOKINGS Southwestern Region (1) 1989 - 1994 MARKET CAPTURE ABILITY 80% OF CORE ROOMS Southwest Subcommittee Staff Region Proposal Proposal Room Total (1088 Rooms) (640 Rooms) Block Room Room Room Required Nights Nights Nights 250 - 500 1,473,000 1,473,000 1,473,000 501 - 750 770,000 770,000 431,000 751 - 1000 1,017,000 1,017,000 0 1001 - 1250 482,000 170,000 0 1251 - 1500 733,000 0 0 1501 - 1750 193,000 0 0 Total 4,668,000 3,430,000 1,904,000 % of Market 100.0% 73.5% 40.8% Source: James Dunn Enterprises, Price Waterhouse. 08-Jan-92 (I) Southwest Region includes California, Nevada, Arizona and Hawaii. 9/ýÞ -...-... -_.,-----_.++_._----~~-,_._. ~--'"-- TABLE 7 CHULA VISTA BA YFRONT MARKET CAPTURE ABILITY REGIONAL & NATIONAL GROUP MEETING BOOKINGS Southwestern Region (1) 1989 - 1994 MARKET CAPTURE ABILITY 100% OF TOTAL ROOMS Southwest Subcommittee Staff Region Proposal Proposal Room Total (1610 Rooms) (950 Rooms) Block Room Room Room Required Nights Nights 250 - 500 1,473,000 1,473,000 1,473,000 501 - 750 770,000 770,000 770,000 751 - 1000 1,017,000 1,017,000 814,000 1001 - 1250 482,000 482,000 0 1251 - 1500 733,000 733,000 0 1501 - 1750 193,000 85,000 0 Total 4,668,000 4,560,000 3,057,000 % of Market 100.0% 97.7% 65.5% Source: James Dunn Enterprises, Price Waterhouse. 08-Jan-92 (I) Southwest Region includes California, Nevada, Arizona and Hawaii. 7~ß § § § 0 0 0 0 (f) ó fI"Î -: E 0\ r- M _ 8 - 'o::t 'o::t [c.:e _..: o e 8 ~ 0 c.: Q..¡U -..... \0 - r- "-......9.~~ 00 0\ r- ......o\h¡::.... 00 0 - !3 ~~ Ñ"'; CI)~ õ,o=::; r.n ~ c... 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CHULA VISTA CHAMBER OF COMMERCE -- -------- ----- - --- __________________________ _____________ ____ _____ ___...... "·un___.~_~ ---- ------ -- --------- - __ - - __on __.____,_,,'__,__, _____ AN INVESTMENT IN THE FUTURE January 14, 1992 BOARD OF DIRECTORS President Mike Green President Elect Chula Vista City Council Pat Cavanaugh 276 Fourth Avenue Chula Vista, CA 91910 Vice Presidents: Truman Brooks Dear Honorable Mayor and Council Members: .- Diane Flint Mike Maslak Chuck Peter The Chula Vista Chamber of Commerce Board of Directors Members: considered this project when it was orginally proposed. The Board's Russ Bullen position was to endorse the project in concept, with reselVations Mike Collins regarding the density. The position of the chamber, at this date, is the Steve Collins same· with appreciation for the reduction in density. Rod Davis Robert Garcia Tim Lewis The Executive Committee of the chamber strongly desires that a - Scotl McMillin decision be made, and that there be no further delays. Tom Michelli Dave Michelson Norm Richins If the project goes forward, the Executive Committee hopes that Linda Soucy measures will be provided to insure that once construction starts it will Mary Anne 8tro be finished. Bob Thomas John Vugrin Past President Sincerely yours, Jim Biddle C~ULA VISTA CHAMBER OF COMMERCE Chief Executive ~ G· ~ Officer Donald R. Read Michael A. Green Pr!,!sident 233 F 0 U R T H A V E N U E . C H U L A V 1ST A, C A L I FOR N I A 91 91 0 . TEL.: (61 91 4-~l 0 3 , . - -...._-- ~..- Jo:Jk- ~ ~~ b ~(/.v)~ ~: c:Jk ~ ~CAA:J: ¡J.J;~7~ ÞJ 'tU;.VL~ ~~ ~J.O./l.- ~; f )HJ.--V , do 11rr&".~ ~ ~æo.ß- Þj Ø1/J - Ib~ + 'fk dvJ~ Õ o'WI. ÓJl'~ J~ ~ 'p-^^-cÞJ~cL ~ t?- /I. ~~ ¿vv...o.- a..;v---cf1-- fj (j 7ú..h À: ~ h-<-A~' ~~- a 4 ¿f(7lc;¿ '7/to tM.-~~ ~ - -- --- ..... . · · · PETERSON S PRIC PAUL A. PETERSON A PROFESSIONAl CORPORATION TELEPHONE GREGORY c. M. GARRATT EDWARD F: WHtTTLER LAWYERS REA CODE 619 LYNNE L. HEIDEL 530 B STREET, 5U1TE 2300 234-0361 REBECCA MICHAEL SAN DIEGO, CALIfORNIA 9210l~44 - MARSHAL A. SCARR FAX MATTHEW A. PETERSON (619) 234-4786 LARRY N. MURNANE FILE No. January 10, 1992 3848.001 Mayor Tim Nader and Members of Chula Vista City Council CITY OF CHULA VISTA 276 Fourth Avenue Chula Vista, California 92010 Re: January 14, 1992 Chula Vista Bayfront Concept Plan Dear Mayor Nader and Members of Chula Vista City Council: We represent Chula Vista Investors, which is the owner of the majority of the property in the Mid-Bayfront plan area. As you know, a special Chula Vista Bayfront Planning Subcommittee was created to study the land use aspects of the Mid- Bayfront Plan and to see whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the Community. The Subcommittee has now forwarded to you its recommendations, which were arrived at after more than 40 hours of meetings. This Reduced Density and Modified Design Concept Plan represents the Subcommittee's best efforts in recommending an appropriate development for the Bayfront. On December 18, 1991, the Planning Commission approved the Subcommittee Proposal and recommended to the City Council approval of the Reduced Density and Modified Design Concept Plan. e¡ -,t;2- - -- - -~--~--_.~..,~-----_..- --.-- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 2 City staff has also made its own recommendations, which in one case differs materially and importantly from the recommended Concept Plan of the Subcommittee. Attached as Exhibit itA" is a Chula Vista Bayfront Program Comparison Chart. Our client, by utilizing the Subcommittee recommendations, would make substantial and considerable changes in this project in terms of reducing the density and intensity of development, and reducing the height and the mass of buildings. The high-rise buildings have now been relocated away from the sensitive National Wildlife Refuge and a Cultural Arts facility location has been identified by the removal of the luxury hotel west of Marina Parkway. In addition, the amount of open space and parks have been substantially increased. The only issue which your staff does not agree with is the total number of hotel rooms. HOTELS Our financial consultant, Price-Waterhouse, has reached the conclusion that 1,610 hotel rooms should be allowed on the developer's portion of the Mid-Bayfront Plan. This allows for major bookings on a national and international basis (a minimum block of approximately 1,200 to 1,300 rooms) to accommodate the destination conference center and destination resort activity. Our client and its financial consultants feel this number of rooms is essential for this project. The remaining 300 to 400 hotel rooms would be available for other visitors to Chula Vista that would not be part of the National or International Conference booking. C}-¿') ...-"~-.~.- ...__..~.__._-_._---_.~--,,-~ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 3 If the number of hotel rooms is further reduced, this would put the project in jeopardy, and could well create a situation where there is just another collection of local hotels, serving and competing with the local market. Orientation toward serving only the local or regional market makes the project far less feasible. Since staff's proposed reduction in hotel rooms will not serve any beneficial purpose, we would urge you to accept the Subcommittee's recommendation and not to follow staff' s suggestion. RESIDENTIAL COMPONENT Our client has made a substantial reduction in the number of residential units from 1550 units down to only 1000 units. Our client has planned the residential portion of the Mid- Bayfront for a mid- to high-end neighborhood. The units will be larger in size with luxury amenities, and command a better price because of the panoramic views and the proximity to San Diego Bay. In addition, these units, because they are a part of a significant and exciting mixed-use project, should be highly desirable. With regard to financial feasibility, the residential component is very important. The profit associated with the residential units' sales is needed to off-set the tremendous infrastructure, environmental mitigation and community benefit features associated with the project. To reduce either the square footage of the residential units any further, or to reduce the total number of units further, places the project into a situation where it may not make economic sense. '7 -j,~ ~ --------------- .---......-.-.. ._-_.~._-~,--_.._-- --~-_._---_..- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 4 ECONOMIC FEASIBILITY One final comment concerns the financial feasibility of the project. Our financial consultant, Frederick W. Pierce of Price- Waterhouse, will be at the City Council hearing to provide more detailed information, and to show you how different assumptions affect the analysis. As you know, different investors have different goals. Not every investor is driven solely by an IRR approach in determining whether or not it is going to make an investment in a particular development, nor is there any absolute percent of IRR that must be projected before a project will go forward. As an example, Horton Plaza was built with a projected IRR of less than 10%. In any event, while we will be prepared to go into the financial feasibility of the project if desired, we would hope that the City Council would deal primarily with the land use issues, as did the Subcommittee and the Planning Commission, leaving the financing feasibility issues to future Development Agreement negotiations and approvals. Much of the financial feasibility will depend on the resolution of a Development Agreement. The staff has repeatedly told the developer that it will not begin negotiations on the Development Agreement until the basic land use decisions have been reached. In our view, the Development Agreement will be the key to determining ultimate financial feasibility of the project. 9-t/ ____..,.________n...._..__ __ _ ____~_.____~.._n______.____"_ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 5 TIMING Finally, and most importantly, as you know, this project has been in the planning process for over two years now and the site has remained vacant for many, many years. While there is no question that the past several months have been beneficial, we believe that it is absolutely essential that your staff is informed that this project is a high priority for the City, and therefore, is directed to prepare, on an expedited basis, the revised LCP resubmit tal , Redevelopment Plan Amendment and the General Plan Amendment. For your information, we submitted a revised LCP resubmit tal (based upon the Subcommittee's recommendation) to your staff on December 6, 1991. Since staff has already approved the LCP resubmittal as to form and content, the only review that needs to take place deals with the reductions and modifications recommended by the Subcommittee and/or the City Council. Therefore, we believe that staff should need no more than 3 to 4 weeks to review the revised LCP resubmittal and forward it to the Planning Commission and the City Council for approval. Specifically, we would request that you direct staff to immediately review the LCP resubmittal and forward it to the Planning Commission by no later than February 12, 1992 and then back to the City Council by no later than February 25, 1992 . CONCLUSION Based upon all of the above, we would respectfully request 9 /¡,? _.".....,....__ __ _ ___m.·_··.______,_____._______~. Mayor Tim Nader and Members of Chula Vista city Council January 10, 1992 Page 6 that you: l. Certify the final Environmental Impact Report and Addendum; 2 . Approve the Concept Plan (Bayfront Subcommittee proposal) ; 3. Adopt the Findings and Statement of Overriding Considerations; 4. Adopt the Mitigation Monitoring Program; and 5. Direct Staff to take whatever steps are necessary to have the LCP Resubmittal, the Redevelopment Plan Amendment, and the General Plan Amendment back to the city Council for action by no later than February 25, 1992. Thank you for your consideration of this request. Sincerely, PETERSON & PRICE A Professional Corporation ~¿¿t ~ ~{k___ Paul A. Peterson l4flj A /èi f¡f ih P vIVo , Matthew A. Peterson Enclosure cc: Chula Vista Investors City of Chula Vista Redevelopment Department City of Chula Vista Clerk 9-t 7 --.--.---,-.... - - .-- ~..~_._-,~_.~. - "_.__._,~.__.._-- - ...---- EXHIBIT "A" CHULA VISTA BAYFRONT DEVELOPMENT PROGRAM COMPARISON Bayfront Reduced Planning Original Density Subcommittee Staff Proposal Proposal Recommendation Recommendation --------------------------------------------------------------------------- Retail(sf) 150,000 150,000 150,000 150,000 City Parcel 0 80,000 80,000 250 rms (sf) (Hotel, Retail 203,000 or office) Hotel (rms) 2,028 rms 1,800 rms 1,610 rms 950 rms (sf) 1,650,000 1,465,000 1,310,000 773,000 Conference(sf) 40,000 40,000 40,000 40,000 Sports(sf) 206,000 206,000 206,000 206,000 Prof. /Office (sf) 640,000 560,000 560,000 560,000 Residential (du) 1,550 du 1,400 du 1,000 du 1,000 du (sf) 1,500,000 1,355,000 1,355,000 1,355,000 Cultural Arts Center(sf) 0 0 100,000 100,000 --------------------------------------------------------------------------- Site Area 165 acres± 165 acres± 165 acres± 165 acres± Traffic 41,958 38,125 35,455* 33,055* Generation (ADT) --------------------------------------------------------------------------- Public Parks 28.9 acres 33.2 acres 29.2 acres 29.2 acres Semi-Public 16± acres 16± acres 24.5 acres 24.5 acres Open space 12± acres l2± acres l7.7± acres l7.7± acres --------------------------------------------------------------------------- TOTAL (parks 56.9 acres 61. 2 acres 71.4 acres 71. 4 acres and open space) * Excludes ADTs for Cultural Arts Center January 9, 1992 7 -tp ~ ...-----.-- - "-_..""~--~ _._------~--------_._-- **MAYOR, THIS WAS HAND-DELIVERED TIIIS ~lORNING AT 11:14 a.m. AND THE LADY ASKED THAT IT BE READ DURING COUNCIL MEETING TONIGHT. 138 Second Avenue Chula Vista, CA 91910-1941- January 14, 1992 Mr. Tim Nader, Mayor City of Chula Vista 276 4th Avenue Chula Vista, CA 91910 Dear Mr. Nader: I am writing regarding the article, copy of which is enclosed, about a proposed development along the Chula Vista waterfront. If the infonna- tion as stated in this article is, in fact, accurate, I strongly urge that you and the Council consider the following before approving the pro- posed development. (1) First, Mr. Barkett's credibility for fiscal responsibility is, in my opinion, minimal at best. I have been past the not-yet-completed Ramada Irm in National City many ti.mes in recent years and have read in the press Mr. Barkett's statements that financing to finish the hotel is at hand, but no perooptible progress is apparent. If Mr. Barkett cannot finance the completion of one hotel, how can one have con!dence that he can finance a grandiose project for Chula Vista, as outlined in this article? (2) I am not knowledgeable about the intricacies of traffic/trans- portation problems, but it seems common sense that any development as envisioned in this article would create a massive increase in traffic along the waterfront and would require intensive study before the project is approved. (3) Esthetically, the proposal apparently would deprive many Chula Vis tans of the views of the ocean that are i.mportant to their pleasure in living in Chula Vista, and would diminish the feeling of openness that is one of Chula Vista's waterfront charms. (4) Would gaining a Cultural Center be sufficient to offset the negatives listed above? A fine cultural atmosphere in a city is high~ desirable, but I do not feel that Chula Vista is a backwater in this respect. Southwestern COllege, the churches, the Norman Senior Center, the Parks and Recreation Department, our fine city library, and other organizations offer cultural activities; nearby National City has a respect- ed "little theater"; and it is only a short drive or trolley ride to an abundance of San Diego events. As a matter of reality, mar¡y of the patrons of plays, concerts, ballet, etc. at the Center would probably come from the affluent new areas of east Chula Vista, since they could afford the high ticket prices today's events command. For them, there would probably be a rninimaJ. time difference between driving to San o or to a waterfront Center in Chula Vista. <.P f'- ~ I~~ R[ è'. V r,· ". v ,J' ....' , Ul';:D ~c\ '. t t"V\ JA~'~·'" t:...J ,,! ., 1f"'1:') ; 'M\",,:' , 1.::~,2',,- 1":-) . v '~ "'~ ""'...1 C¡¡ ·~l···¡'" f:.! ;:1J iIi " ·~t 1St. [.~ jY I~ ~..r'''' ...: ./.. " \ bl ~",~ç-:-'-'/ / ./ "-'--- ...._~",.._-- 2 I hope that these comments will merit consideration as you and the Council weigh this project tonight. You will have IffY grateful thanks, Sincerely yours, (~.) " )....... .- . f~~ Eleanor P. Stubblefield Enclosure C)-')¡} ----.-......- ----That's because the projected massive bayfront den. - . sity is almost 50 percent above city standards. The city's mid-bayfront plan caUs for 2.2 million square feet without underground parking. Even with Bar. CV 1191 '1:1- kett's original pie.in-the-sky scheme reduced by an I ll-member citizen subcommittee and accepted (with Tt)e ~r.'!HjlW'< ~\'.i<:~", >, ,;,; .~ :.i;\::~.'ß)¡""".~'~. glee) by Barkett, the "compromise' plan calls for 8.2 million feet plus another 2.8 million in underground I parking. I Why did the subcommittee give its blessings to such an abomination? Why did it endorse a bayfront scheme with more than a million feet of density above the 2,169,000 recommended by the city's professional staff? Why did it also permit Barkett, for example, to Lowell foist an anticipated school and a half of children onto BLANKFORT the school system without even providing a site? And why -was the subcommittee so beneficent to a . developer with a checkered past, who has been in- volved in numerous lawsuits with former partners and investors. , . whose two previous area hotels have OfT My Chest been denounced liS shabby and architecturally chintzy - I (the one in Nationa! City reminds me of Eastern Europe) . . . and who has left. a third one uncompleted The bayfront: Get for over two years, a skeletal blot on National City's skyline? The answer is mixed. Severa! subcommittee mem- ready for a rape bers are in the development and real estate business (including two planning commissioners), biasing them toward development. "Give me land, lots of land, and the starry skies Other members seemed more concerned about a projected cultural arts facility- a pet idea of Co un- above...· cilman Jerry Rindone for which Barkett said he'd do- With this tune in our head, many of us from big ci- nate 2 acres (out of his 135) - than the massive ties in the East headed to Calüornia in the fúties and project itself. 'I'he m!\iority had little experience deal. sixties, away from the canyons of skyscrapers with ing with smooth-talking developers like Barkett and their boxed-in people, their long shadows that pre- his hired "experts" on whom the subcommittee seemed maturely turn day into night and make human beings to rely more than on the city's unbiased professional somehow seem insignificant. staff. As time went on, the dreams oflots ofland, and even It will be interesting to see whether the subcommit- the stsrry skies above, vanished in California's big ci- tee's two council membef.s, Mayor Tim Nader and ties as population pressure and ever-taller towers of Shirley Grasser Horton, will now feel obliged to go glass and concrete began blotting out the horizon. along with it on Tuesday night. But at least our suburbs seemed safe, low-rise ha- vens where we could still see the stars and the sunsets. The issue Tuesday is whether to approve Barkett's Well, ChuIa Vistans, those days are nearly over. scheme "in concept" - in effect, a legal commitment except for details. But the chances of the council say· Tuesday night, your City Council is about to take from ing no to Barkett are about as high as George Bush you the city's most valuable horizon, the languid and Saddam Hussein shaking hands on TV. waters of the bayfront, and give the city's front door You see, two of the five council members earn their along 1-5 to developer William Barkett. ·money from the development business. One of these, Instead of water and sunsets, you'll be staring at six David Malcolm, already has shown what he thinks of towering skyscrappers of at least 20 stories each, a such developments; on the Coastal Commission he re- mini·Manhattan or Miami Beach. ! peatedlyhas beaten the drums for high-rise, high den- And that isn't all your City Council members likely I sity waterfront development over objections of profes- will be giving Barkett. sional planners. They will be giving him the go·ahead to pack so A third councilman, Leonard Moore, is known as the many people and so much traffic on to the bayfront (in man who can't say no to developers. And a fourth, Rin- almost 2,000 hotel rooms, a thousand condos and ! 150,000 square feet of commercial space) that it can be done, seems so entranced by the 2-acre cultural center that he dOCiln't seem to care üthe other 133 acres will accommodated only by attaching an almost football· bring eye pollution, air pollution, traffic jams and field-wide new road on to 1-5 atE Street-andnar· rowing the lanes on the F Street bridge so more can be effectively fence off the bayfront from the citizens of squeezed out of the same roadway, at some safety risk. Chula Vista. Why F Street? Because, even with the new road, So grit your teeth and prepare for the worst, folks. It studies show the 85,500 Barkett-generated additional seems that, if the bayfront is going to be saved from daily trips will create such enormous peak hour traffic Barkett, the only ones to save it will be Chula Vist:ll"1s jams for southbound 1-5 autos that cars normally exit- themselves. ing at E Street are going to be routed to F Street, then 9 -7/ will have to double back to their destination. --.--.". 445 Second Avenue Chula Vista, CA 91910 January 14.91910 Chula Vista City Council "F: Street Chula Vista, CA 91910 Members of the City Council I have lived in Chula Vista for over 38 years and I want to express my objection to the development of the bay front as it is being proposed by 'illiam Barkett. Thank you for considering my opinion in your decision. Yours very truly, ~«;'~ Russell T. Lewis (Retired reacher) 79 years old 7 - 'le?- -- --_.._---"-_._---~,...,,-.-_......._.. ""---.-. a, ~(J?flP~ / jJ /ýf~ ~~r~ ø:£ a4-/~ .~U/ /f53; ~ ~ :zf¿.. .~~ ß-~ - ýPl, . k:J~/ ~ ~/ MbU ( / ~ 9~/J . "--_.. - ,..---..- ;::-.~ 19. C1) "if '*' *" 'If g Q..\.~ÇJ\\.\J () " ...£ !B tt \CjCj~ ~ '* o~na a~'Z£ \\\~\ ~ \}rj\\,J.. I ~ . - .«, I . a/7¿« ~.. / ~ / q c¡ Z ~ \t.~~\\\a'I\~' ¡:,r-. ~ Jo; Ck/e<- ¡) ud-,¿ fli§ ê'~ ~ ~07J1,~ c1 M ct3 tVI/ìß1L 0h",- I ó1''*''</ ~ \\' fZ'h~ /?-: J6. WÆ~ r:/!wJu:iI p/)ZcKJ~ \jk duJJof~ o-¡ (JW) rAJf JloJL (ð~ ~VQ; . W t ~. -4..IY\- a..M!.J.. ~ ~oL ~.fL..h5 ~ - ~ fh~ M (lclu~éL- -;tldo, no +/ wOJd- ~ A--u ~ ~~onI:- c;/.JJ-J ~"f-'L Q/rJl ~. A1fI~},; ~ "iø uJJ11¡~ 0~ f/)or~~' , . _~Á-~ ~+-, ,C0ruJ~~ ~~ LV JJ)~' úJJt fl~ Y.iv ~ cd úV\.., CMiJ~ tj /JJ 7êG ò?)1J¿ 1D r~ f J)m.;l de; -:i.kó¡ hr1Cf1,<.~ dtllm ('J AM tdJ¿l0-d;j ~^Á-- â~ ß¿r {l))lfl ~~ .. .... 1-?' d!t~~l ~. f ' OC"r.S;;J\!Ef" i 1;' . - t: ,..' ,1 .=.... . . ~ ~ 'n ~AN p P2 :50 457 Delaware ùt ee Imperial Beach, CA 91932 Jan. 10, 19~1JYCF,TY' "A CITY: . :~'CE Hon. Mayor and Council Members 276 - 4th Avenue Chula Vista, CA 91910 Gentlemen and Madam: 'The S'TIPULAT ED SET1'LEMENT, which was part of the May 13, 1988, decision in the Gunpowder Point lawsuit - Civ. No. 86-1942-GT(IEG), United States District Court, S.D. California - in 7, Covenant Not to Sue, says: the "Club, League and Fund_ _ _covenant not to sue _ _ _in any action concerning the development or implementation of the Chula Vista Bayfront Project _ _ -provided that such development or implementation is not materially inconsistent_ _ _ with the LCP as it is " - -- The decision as you can recall cost the defendants $117,774.16 which included Chula Vista's share of :;;50,732.05. Chula Vista, of course, paid its own staggering costs of many $10's of thousands. The "Committee" alternative plan, the so-called Barkett plan, is so "materially inconsistent" wi th the then existing LCP that it is obvious to us that Chula Vista will be guilty of an unforgivable breach of faith if it pursues any but alternative 42 or a less intense one. ~èlY you"" , ~~omb Socia-ecologist Save Our Bay, Inc. (forming) 7-7~ ~._. ~ PETERSON S PRICE PAUL. A. PETERSON ^ PROFESSIONAl CORPORATION TELEPHONE GREGORY c. M. GARRATT EDWARD F. WHITTLER LAWYERS AREA CODE 619 L.YNNE L.. HEIOEL. 530 B STRE IT, SUITE 2300 234-0361 REBECCA MICHAEL. SAN DIEGO. CALIFORNIA 92101-4454 - MARSHAL. A. SCARR FAX MATTHEW A. PETERSON (6191234-4786 LARRY N. MURNANE FILE No. January 10, 1992 3848.001 Mayor Tim Nader and Members of Chu1a Vista City Council CITY OF CHULA VISTA 276 Fourth Avenue Chula Vista, California 92010 Re: January 14, 1992 Chula Vista Bayfront Concept Plan Dear Mayor Nader and Members of Chula Vista City Council: We represent Chula Vista Investors, which is the owner of the majority of the property in the Mid-Bayfront plan area. As you know, a special Chula Vista Bayfront Planning Subcommittee was created to study the land use aspects of the Mid- Bayfront Plan and to see whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the Community. The Subcommittee has now forwarded to you its recommendations, which were arrived at after more than 40 hours of meetings. This Reduced Density and Modified Design Concept Plan represents the Subcommittee's best efforts in recommending an appropriate development for the Bayfront. On December 18, 1991, the Planning Commission approved the Subcommittee Proposal and recommended to the City Council approval of the Reduced Density and Modified Design Concept Plan. 1--7? "~.__..._---,-_.." - ". __." ._____ _"_~ _______n"...._ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 2 City staff has also made its own recommendations, which in one case differs materially and importantly from the recommended Concept Plan of the Subcommittee. Attached as Exhibit "A" is a Chula Vista Bayfront Program Comparison Chart. Our client, by utilizing the Subcommittee recommendations, would make substantial and considerable changes in this project in terms of reducing the density and intensity of development, and reducing the height and the mass of buildings. The high-rise buildings have now been relocated away from the sensitive National Wildlife Refuge and a Cultural Arts facility location has been identified by the removal of the luxury hotel west of Marina Parkway. In addition, the amount of open space and parks have been substantially increased. The only issue which your staff does not agree with is the total number of hotel rooms. HOTELS Our financial consultant, Price-Waterhouse, has reached the conclusion that 1,610 hotel rooms should be allowed on the developer's portion of the Mid-Bayfront Plan. This allows for major bookings on a national and international basis (a minimum block of approximately 1,200 to 1,300 rooms) to accommodate the destination conference center and destination resort activity. Our client and its financial consultants feel this number of rooms is essential for this project. The remaining 300 to 400 hotel rooms would be available for other visitors to Chula Vista that would not be part of the National or International Conference booking. 9-77 .-.-".-----.-- . ~... "__.__."n..__'."___________________··______ Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 3 If the number of hotel rooms is further reduced, this would put the project in jeopardy, and could well create a situation where there is just another collection of local hotels, serving and competing with the local market. Orientation toward serving only the local or regional market makes the project far less feasible. Since staff's proposed reduction in hotel rooms will not serve any beneficial purpose, we would urge you to accept the Subcommittee's recommendation and not to follow staff's suggestion. RESIDENTIAL COMPONENT Our client has made a substantial reduction in the number of residential units from 1550 units down to only 1000 units. Our client has planned the residential portion of the Mid- Bayfront for a mid- to high-end neighborhood. The units will be larger in size with luxury amenities, and command a better price because of the panoramic views and the proximity to San Diego Bay. In addition, these units, because they are a part of a significant and exciting mixed-use project, should be highly desirable. With regard to financial feasibility, the residential component is very important. The profit associated with the residential units' sales is needed to off-set the tremendous infrastructure, environmental mitigation and community benefit features associated with the project. To reduce either the square footage of the residential units any further, or to reduce the total number of units further, places the project into a situation where it may not make economic sense. '7 - 7% -~.._--_.._--_._---- -. ----- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 4 ECONOMIC FEASIBILITY One final comment concerns the financial feasibility of the project. Our financial consultant, Frederick w. Pierce of Price- Waterhouse, will be at the City Council hearing to provide more detailed information, and to show you how different assumptions affect the analysis. As you know, different investors have different goals. Not every investor is driven solely by an IRR approach in determining whether or not it is going to make an investment in a particular development, nor is there any absolute percent of IRR that must be projected before a project will go forward. As an example, Horton Plaza was built with a projected IRR of less than 10%. In any event, while we will be prepared to go into the financial feasibility of the project if desired, we would hope that the City Council would deal primarily with the land use issues, as did the Subcommittee and the Planning Commission, leaving the financing feasibility issues to future Development Agreement negotiations and approvals. Much of the financial feasibility will depend on the resolution of a Development Agreement. The staff has repeatedly told the developer that it will not begin negotiations on the Development Agreement until the basic land use decisions have been reached. In our view, the Development Agreement will be the key to determining ultimate financial feasibility of the project. L)-?? .-.-- _..,~"_._,-_....~_._._._-~..~------_._._-_...------._---_...--.-- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 5 TIMING Finally, and most importantly, as you know, this project has been in the planning process for over two years now and the site has remained vacant for many, many years. While there is no question that the past several months have been beneficial, we believe that it is absolutely essential that your staff is informed that this project is a high priority for the city, and therefore, is directed to prepare, on an expedited basis, the revised LCP resubmit tal , Redevelopment Plan Amendment and the General Plan Amendment. For your information, we submitted a revised LCP resubmittal (based upon the Subcommittee's recommendation) to your staff on December 6, 1991. Since staff has already approved the LCP resubmittal as to form and content, the only review that needs to take place deals with the reductions and modifications recommended by the Subcommittee and/or the City Council. Therefore, we believe that staff should need no more than 3 to 4 weeks to review the revised LCP resubmittal and forward it to the Planning Commission and the City Council for approval. Specifically, we would request that you direct staff to immediately review the LCP resubmittal and forward it to the Planning Commission by no later than February 12, 1992 and then back to the City Council by no later than February 25, 1992. CONCLUSION Based upon all of the above, we would respectfully request ~ -%tJ .....- -~-~.~..._-_..._.._._.._._.- - - ~..._.__.._- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 6 that you: l. Certify the final Environmental Impact Report and Addendum; 2. Approve the Concept Plan (Bayfront Subcorrunittee proposal) ; 3. Adopt the Findings and Statement of Overriding Considerations; 4. Adopt the Mitigation Monitoring Program; and 5. Direct Staff to take whatever steps are necessary to have the LCP Resubmittal, the Redevelopment Plan Amendment, and the General Plan Amendment back to the City Council for action by no later than February 25, 1992. Thank you for your consideration of this request. Sincerely, PETERSON & PRICE A Professional Corporation i>cztJ2 ., o J)jr;- ',. ßc1V' Paul A. Peterson J~ It- fø/1ßd/J Matthew A. Peterson Enclosure cc: Chula Vista Investors City of Chula Vista Redevelopment Department City of Chula Vista Clerk ~ -$/ EXHIBIT "A" CHULA VISTA BAYFRONT DEVELOPMENT PROGRAM COMPARISON Bayfront Reduced Planning Original Density Subcommittee Staff Proposal Proposal Recommendation Recommendation --------------------------------------------------------------------------- Retail (sf) 150,000 150,000 150,000 150,000 City Parcel 0 80,000 80,000 250 rms (sf) (Hotel, Retail 203,000 or office) Hotel (rms) 2,028 rms 1,800 rms 1,610 rms 950 rms (sf) 1,650,000 1,465,000 1,310,000 773,000 Conference(sf) 40,000 40,000 40,000 40,000 Sports(sf) 206,000 206,000 206,000 206,000 Prof./Office(sf) 640,000 560,000 560,000 560,000 Residential (du) 1,550 du 1,400 du 1,000 du 1,000 du (sf) 1,500,000 1,355,000 1,355,000 1,355,000 Cultural Arts Center(sf) 0 0 100,000 100,000 --------------------------------------------------------------------------- Site Area 165 acres± 165 acres± 165 acres± 165 acres± Traffic 41,958 38,125 35,455* 33,055* Generation (ADT) --------------------------------------------------------------------------- Public Parks 28.9 acres 33.2 acres 29.2 acres 29.2 acres Semi-Public 16± acres 16± acres 24.5 acres 24.5 acres Open Space 12± acres 12± acres 17.7± acres 17.7± acres --------------------------------------------------------------------------- TOTAL (parks 56.9 acres 61. 2 acres 71.4 acres 71.4 acres and open space) * Excludes ADTs for Cultural Arts Center January 9, 1992 ..._---_..,'~ ._..__._-,.._.__._-------_._~-_.--..----_.- \~9 ¡J CITIZEN CALLS . OPPOSING BAYFRONT PROPOSAL MR. & MRS. J. CHAMBLlS 425-2899 618 MYRA AVE CHULA VISTA 91910 (AGAINST BARKETT'S PROPOSAL - BECAUSE OF HIS REPUTATION RE: NATIONAL CITY'S DEVELOPMENT) SHIRLEY H. COOK 585 HILL TOP DR CHULA VISTA 91910 (OPPOSED TO: DENSITY, TRAFFIC) WALTER SCHMIDT 26 "K" ST CHULA VISTA 91910 (OPPOSED TO ANY BAYFRONT DEVELOPMENT) ~ BARBARA BAKER 805 MADISON AVE CHULA VISTA 91911 585-0671 (RES) OR 236-6306 (BUS) (NOT OPPOSED TO ENTIRE PLAN, BUT IS CONCERNED ABOUT DEVELOPER, TOO MUCH DEVELOPMENT -- PLS SAVE ROOM FOR PEOPLE WHO LIVE IN CHULA VISTA) JUDY CARTWRIGHT 248 ELM AV CHULA VISTA 91910 (OPPOSED TO BARKETT'S BAYFRONT PLAN) MR. & MRS. H. RATCLIFF 310 MINOT CHULA VISTA 91910 (RESIDENTS OF CV FOR MANY YEARS & ARE OPPOSED TO ANY BF DEV) BILL & MAUREEN MC BREEN 421-8563 1650 PT. SAL CT CHULA VISTA 91911 (AGAINSTBF PLAN PARTICULARL YHI-RISE DEVELOPMENT -- "OVER-DEVELOPMENT") BAY 1/14/92 /-~) ,.,---.-.----- VERNON COOK 585 HILL TOP DRIVE CHULA VISTA 91910 422-9086 (AGAINST BAYFRONT DEVELOPMENT PLAN; WE'VE LOST TOO MUCH OF OUR WETLANDS ALREADY; OKAY TO DO "MINIMAL IMPROVEMENTS" (I. E. MARINA) AGAINST ANY HIGHRISERS WHATSOEVER. BAY 1/14/92 ; c¡ -~3 -----..--.. -.-- TEL: Jan 14,92 15:49 No.004 P.02 STAtE OF CAUfORNlA--THE RE$OURœi AGENCY m~ WIlSON, - CALIFORNIA COASTAL COMMISSION . S.t.N DIEGO COI.$T A.RlI.. ~111 (;I\MINO Dfl RIO NOR,", :ïUlff 200 SAN DIEGO. CA 92tOß..1125 (6111) $21-8036 January 13. 1992 Diana aiahardson City of Chula Vista Community Development Department 276 Fourth Avenue Chula Vista. CA 92010 He: Conoeptual Development Plan for the Midbayfront l>e<lr Ms. aichardson. AS it seems far too often. our office has not been able to devote the needed time and resources to review in any substantive detai.l the Conceptual Development Plan under consideration by the City at this time. This deficiency is due to our time constraints and oompeting demands. as opposed to any lack of attempted coordination on the part of the City. I have appreciated receiving the materials prepared for the BayfroDt Planninq subcommittee and have reviewed those issue papers. We only received the Council Agenda stateaent yesterday and I have not been ablB to review it. Nonetheless. I thought it would be helpful to. at least. identifY for you the outstanding concernS and issues this office has raised in connection with the City's midbayfront area. The issues discussed below are in no real order of priority. They simplY reflßct the known issues involved in the history of the midbayfront's plannin~ effort and the unique resourCe setting of the area. ¡. Intensitv of Development. The prBsently-certified local coastal prOgram. as modified by the court settlement. establishes an apprOved intensity of development for the midbayfront on the part of the Coastal commission. Any deviations from that development intensity will need to be assessed with regard to its potential impact on resource values. public mobility, coastal access opportunities and its resulting bulk and scale. 2. Land use. This office would concur with the City statf recommendation to support a visitor-serving land use emphasis for thê development plan. along with expansive open space commitments and parklands. It is important to remember that the ... .Cj / %'1 -..-.. TEL: Jan 14,92 15:49 No.004 P.03 Diana Richardson January 13. 1992 Page 2 Coastal Act requires the city to. demonstrate that current and foreseeable demand for visitor-serving uses has been provided or sufficient land for such uses have been reserved. rather than a demonstration of financial feasibility as to which land use is most economically viable. 3, Buildinq Heiqhts. While this offioe oertainly supports the relocation of the proposed high-rise struotures east of . Marina Parkway and further oentraliaed away from the Refuge for the residential buildings. the oonoeptual plan still envisions several structures exoeeding ten stories in heigbt. The presently certified LCP allowed only moderate heights and the burden of justifying the appropriateness and compatibility of these proposed struotures along the bayfront rests with the City. The midbayfront is not downtown San Diego whioh reflects an already established urban core where the waterfront high-rises are almost completely devoted to high-priority, visitor-serving uses. If the City hopes to justify that such structures are compatible with the surrounding environment and natural setting. it must dooument how such heights have been offset by increased open spaoe or pUblio parklands commitments and hOW significant view corridors have been preserved. 4. Bulk and Scale of Development. W1 th the revised Conceptual Plan to concentrate the structures away from sensitive areas. the charaCter concerns of the development do become more subjective. However. it will still be inoumbent on the City and the projeot proponents to resolve the related resource oonoerns (ie. buffering. predation and shading) and visual impacts posed by the development scheme. . In thill regard. view corridors to the bay, as well as views from the Chula Vista Nature Interpretive Center. must be addressed. 5. PUblic Mobilitv/Coastal Access oDDortunities. Onoe again. here the concern is that any deviation from the presently endorsed intensity of development which requires additional road improvements or ohanges in the presently allowed ciroulation system would need to assessed for its potential impact on sensitive habitats. either directly or indirectly. or its impact on coastal access opportunities. In addition. the development of a detailed pUblic access component will be critical for the plan. While the resource values of the Refuge, the bayfront and the sensitive habitats of the area cannot be abridged. the public must be supported and given the opportunity to appreciate and enjoy the area's unique resources. In this regard. the . dovelopment of appropriate trails and passive recreational III:ea8. the provision of pUblic parking and other neoessary 9--~Ç ---~._-"...._- TEL: Jan 14,92 15:53 No.004 P.04 Diana Richa~d6on January 13, 1992 Palle 3 upland support facilities or the extension of alternate transit should all be detailed in the final plan. 6. Resource/Habitat Values. Our office has reviewed the comments prepared by the U.s. Fish and Wildlife Service and the California Department of Fish and Game on this and previous proposals for the midbayfront. While the assessment and evaluation of these resource agencies and technical experts is accorded great weight by our office and the Coastal Commission, this office must still review the conceptual development plan for consistency with the COastal Act and the preoedents established by the Commission. In this regard, the deter- mination as to whether or not any direct impacts on sensitive habitats is permissible unde~ the Coastal Act or the value of the proposed mitigation andlor compensation measures is sufficient to offset the indirect impacts of the proposed development plan must still be reached by the Commission independentlY· 7. Cultural Arts F~çility, While this office can certainlY understand the City's desire to establish II cultural arts facility for the community, we are concerned about its possible location west of Marina Pa~kway. Given the scale of development , being envisioned for the remaining plan components, the pla~ement of the ~ultural arts facility, albeit a public use. west Of the parkway could diminish the value of the proposed off-setting open space commitment. In this regard, the architecture, design. scale and siting of the proposed·facility should be 'carefully considered with regard to resource buffers. bulk, height and pUblic view blockage. 8. Development of the LCP Resub~ittal. It is our understanding that once the City decides on its reoommended development plan, it will begin to ra-draft the LCP Resubmittal. The document must specifically detail the kinds, location and intensity of development, as well as the requisite resou~ce protection standards, in the land use plan for LCP purposes, unlike the drafting of a general plan element, In addition. since the Coastal commission was not a party to the settlement agreement, this agency has not reviewed or endorsed the reservation Of leaaehold interests for wildlife enhancement projects in the Refuge. The "mitigation bank" created by that agreement and the permitting of development activities within the Refuge remain unresolved issues at this time. Once again. my apologies for not being able to provide more detailed comments. However. we look forward to continuing to . . ,..: ,:...,...." '...... .,,' '!~ ... ,.,.'; ",r" -, ..--; .. . ···..,..···....·'...1·"..· ---.. . . , TEL: Jan 14,92 15:53 No.004 P.05 Diana Richardson January 13. 1992 paqe 4 work with the city in preparing a plan which will fulfill the City's goals. refleot the unique natural setting and rich resource values at the midbayfront and be consistent with the Coastal Act. Please continue to keep us informed of the plan's progress and don't hesitate. to call me or Paul Webb in this office if you have any questions. SincerelY. díhtIv 7¡ ~ Peborah N. Lee Assistant. District Director DNL:dl(3999L) co: Chuck Dal1ull Paul Webb Bill Barkett Martin Kenney - . on,'- '7 ~ Y¿' ,-._- JanuarR¡:;~E!}JI~~ Shirley Grasser-Horton "92 .!AN 14 P3 :\4 Chula Vista City Council 276 Fourth Street cn v ,neC .n' f ;---;)¡ Chula Vista, CA 9191Ø ¡ 'L.; _; ___ ,":"t4. GITY C ~ ;~,.' . ¡t:E ''--'-'''' -. Dear Mrs. Grasser-Horton: I am writing in strong opposition to the Barkett Bayfront Development Plan. My strong protest comes from primarily two areas. The first area is that of the disastrous effect this plan would have upon the San Diego Bay and its environs. The construction of the buildings in this plan takes place on vital, irreplaceable wetlands. Traffic.generated by the use of these buildings will negatively affect air quality and adjacent streets and highway. Moreover, the bay has a fragile ecosystem already gravely threatened. I refer you to the South San Diego ¥t Enhancement Plan of March 199Ø which affirms thar-there can e no furtner development on the bay because there is no place to mitigate damage that might be done by further development. This valuable document can be found in the Chula Vista Library. The second area of concern for me is that of the educational system of Chula vista. This project is located within the areas of Feaster and vista Squre elementary schools and Chula Vista Junior and Senior High Schools. These schools are already over- crowded. Where are the children of the residents of these building going to attend school? I am a teacher, and I know that the one key to improving education in our nation .lies in class size. This plan would result in increased class size and would be a decisive blow against the nationwide effort to improve our scools. I urge you to decide against this plan. Decide to hel£ the wetlands and the bay and the school children of Chula Vista. Most sincerely, ~r~ San Diego Bay Committee 189Ø Ithaca Street Chula Vista, CA 91913 1/2'7 -----."--.- ~._~ _._--_.~.._----~------- DATE: December 4, 1991 TO: Beverly Authelet, City Clerk FROM: Nancy Ripley, Planning Departmen~ SUBJECT: Referral from Planning Commission meeting of . Please schedule the following for Council consideration at the meeting of 1/14/92 . Forwarded herewith: Public Hearing Notice(s) and Mailing List(s). Forthcoming: Resolution(s) Public Hearing: To consider approval of a Conceptual Development Plan/Land Use Plan for the Mid-Bayfront. This will be heard by the Planning Commission on December 18, 1991. We have double-noticed this also for the City Council for January 14, 1992. Attached is a copy of the notice and mailing list for your files. c¡ -c¿-~ -.-----..-----------.-,,--.-.--.....-....-. "" ' ,'--...-- .-.--""...----" -'''-'-,,'' ....,,-....-- ------------------.--,.-.-----..---.-. · NOTICE OF PUBLIC HEARING BY THE PLANNING COMMISSION AND CITY COUNCIL OF THE CITY OF CHULA VISTA, CALIFORNIA Notice is hereby given that the Planning Commission and City Council of the City of Chula Vista will hold Public Hearings to consider approval of a Conceptual Development Plan/Land Use Plan for the Mid-Bayfront (see locator map). The Planning Commission hearing will be held Wednesday, December 18, 1991, at 7:00 p.m. The City Council hearing will be held Tuesday, January 14, 1992, at 6:00 p.m. Both hearings will be held in the Chula Vista Council Chambers, Public Services Building, 276 Fourth Avenue. The Conceptual Development Plan proposes two major changes to the certified LCP. The first is the redesignation to "open space' on all City plans for the "D' Street Fill, and Gunpowder Point, consistent with the establishment of the Sweetwater Marsh National Wildlife Refuge which includes those areas. The second major changes would be to modify the arrangement ofland uses, building height controls, and development intensity in the Midbayfront Planning subarea. A Certified Final Environmental Impact Report (EIR) was prepared to address the potential environmental effects of previously considered proposed concept plan. The current Conceptual Development Plan is similar to previous plans analyzed, making the Certified Final EIR appropriate for this Plan. Copies of the concept plan and Final EIR-89-08 are on file and available for public review at the Community Development Department and Planning Department. Any petitions to be submitted to the Planning Commission or the City Council must be received by the Community Development Department office no later than noon of the hearing date. If you wish to challenge the City's action on this matter in Court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this Notice, or in written correspondence delivered to the Planning Commission or the City Council prior to or at the public hearing. Dated: December 3, 1991 File: PCM-92-09 \ ':þ.. ~ ,-, ~ ~ .-1L-c....-c.-7-þ. Ñancy Riplty, Secretary Planning Commission 9-yr¡ "..------- -"----_.~-~~_..~_._-_..- - - Clark & Gumpal 1604 Dartmouth Avenue 42 Palomar Drive 710 'B' Street Chula Vista, CA 91910 Chula Vista, CA 91911 Suite 625 San Diego, CA 92101-8102 650 Rivera Street Grubb & Ellis - Suite 200 229 "F" Street Chula Vista, Ca 91911 8880 Rio San Diego Drive Chula Vista, CA 91910 San Diego, CA 92108-1622 .-. 1777 Yale Street 158 Keamy Street 877 Country Club Drive Chula Vista, CA 91913 Chula Vista, CA 91910 Chula Vista, CA 91911 - - --..a 803 Vista Way Cinti & Associates the Jerde Partnership, Inc. Chula Vista, CA 91911 1133 Columbia St - Ste 201 913 Ocean Front Walk San Diego, CA 92101 Venice, CA 90291 .- . David D. Smith & Assoc. Keller Environmental "Chula Vista Investors 8384 Sugarman Drive 1727 Fifth Avenue 864 Prospect Street La Jolla, CA 92037 San Diego, CA 92101 La Jolla, CA 92037 Mayor Tim Nader, Chair Mayor Tim Nader, Chair Joe Casillas Realty Bayfront Planning Subcommittee Bayfront Planning Subcommittee 395 "H" Street, Suite B Review Copy Meeting Copy Chula Vista, CA 91910 George Krempl Ken Lee City Manager Deputy City Manager Assistant Planning Director City Hall City Hall Planning Department Chris Salomone Lyman Christopher Diana Richardson Director Director of Finance Community Development Community Development Finance Department Clifford L. Swanson Bob Leiter Hal Rosenberg Deputy Public Works Director Director of Planning City Traffic Engineer Public Works Department Planning Department Department of Public Works Martin Schmidt Merritt Hodson Library Landscape Architect HomeFed Bank Parks & Recreation Dept. -ß~~ . ~~ /~rl 1(7If~ 9- 9( -.__.,----~_.__._,-----~-,-.._--_._.,----~~-----_._-" - 621 Woodlawn Avenue 97 Montebello Street 1657 Gotham Street Chula Vista, CA 91910 Chula Vista, CA 91910 Chula Vista, CA 91913 477 Willowcrest Way 698 Gilbert Place 2022 Teton Pass Chula Vista, CA 91910 Chula Vista, CA 91910 El Cajon, CA 92019 682 Mission Court Cheryl Dye Councilman David Malcolm Chula Vista, CA 91910 Councilman Jerry Rindone Councilman Leonard Moore Beverly Authelet City Clerk Jim Thomson Dave Gustafson Sid Morris Deputy City Manager Assistant Director of , Assistant City Manager City Hall Community Development City Hall U.S. Fish & Wildlife Service Rohr Industries-Mail Zone 29-C Stoorza Companies 24000 A vila Road P.O. Box 878 225 Broadway, Suite 1600 Laguna Niguel, CA 92677 Chula Vista, CA 91910 San Diego, CA 92101 Asst. Planning Director California Coastal Commission State of California S.D. Unified Port District 3111 Camino del Rio North Commission on Aging .~ P.O. Box 488 - Planning Dept. San Diego, CA 92108 162 Mankato Street I San Diego, CA 92112 Chula Vista, CA 92010 ----- - --- - IC:IWPSIIBAYFRONTILABELS.TJ( ûJ !'>V tJj ¡nJ . . cb"7td ¿" 7J.¿,( .1-0 J}A'V 1 \1 9- 9:<. .-..-.....--- _ _ _ __.___m_~._.____~___.'___'__'_'_ . . I :'NOTICE FOR ALL IS I SAND EIR I S A~E TO BE MAILED TO THIS LIST I ! " I , . I ; i " J ;1 SANDAG 'i b : 401 '~' Street, Ste. 800 I :D. A~sn. of Env;ronmental ., So. Bay.S;erra Club San D1ego, CA 92101 i B10log1sts '. 254 Cam1no Elevado -. 1276 Morena Blvd. J Bon;ta, CA 91902 : San D;ego, CA 92110-3815- -~hambe~-of-Co~erce -.I.m. __0- San D;ego Audubon Soc;ety, Attn: Don Reed 4901 Morena Blvd., Ste. 70: 233 Fourth Avenue . 1130 F;fth Avenue San D;ego, CA 92117-3430 Chula V;sta, CA 91910 Chula V;sta, CA 91911 I I I -~ I -- . - Chula V;sta Star News i Sweetwater Un;on H.S. D;str;ct I C;t;zens Coord. For Centur Attn: C.V. Cay Hall Reporter I Attn: . Three 835 Th;rd Aveñue :.' ... - ¡ 1130 F; fth Avenue ¡ 1549 El Prado Chula V;sta, CA 91910 Chula V;sta, CA 91911 San D;ego, CA 92103 Otay Water D;stdct crossroïds D;r. of Anthropology Attn: ___. , . Sàn D;ego State Un;vers;ty 010595 Jamacha Road 3703 Alta Lorna Dr;ve San D;eog, CA 92182 Spdng Valley, CA 92078 Bonaa, CA 91902 Bus;ness & Profess;onal Assn. . Sweetwater Author;ty P.O. Box 284 Attn: Bon;ta, CA 91902 505 Garrett Chula V;sta, CA 91910 o \ tI!f Cal;f. Nat;ve Pla~ty The Tr;bune . - ____ 555 I H I Street P.O. Box 985 Chula V;sta, CA 91910 Nat;onal C;ty, CA 91950 ....--. Sweetwater CORlnunay . ~da Way I Plann;ng Group : Chula V;sta, CA 91910 I Attn: ¡ I P.O. Box 460 , . ! Bonaa, CA 91902 u _ _J. u. . 0 -s~eet~~t~;~~l~e; C~v';co ¡~sn'- '~I 'Ch-ula V;sta Elementary School i P.O. Box 232 " D;stdct i . Bonna, CA 91902 ' Attn: I o 1 ~u~:s~;~~~~ s¿~ee~~~10 0 u. _.J u . _.n______ u u _ , San D;ego Un;on ! San D;~O B;odhersay Project ! 555 'H' Street : Attn: : Chula V;sta, CA 91910 i P.O. Box 1944 I I JuHan, CA 92036 ! : I I I ----.... ----,-,---~-- -----, I ! i ¡ I : q-Y$ j : . I __.1_..._.___ _ ____ __.__,..__._..______~ .,. __ ,_.'.__" , - - BAY FRONT MAILING LIST Chula Vista Investors 5670213700 864 Prospect St. El Toro Associates La Jolla, CA 92037 , Orville o. Nix Jr. P. O. Box 824 5652901900 De Soto, TX 75115 Trustees 5670213800 9751 Talbert Ave. California Hotel Properties Fountain Valley, CA 92708 Ltd. Partnership , Tollman-Hundley Hotels 5652904000 730 Fifth Avenue Stratford Properties II New York, NY 10019 11022 Santa Monica #260 Los Angeles, CA 90025 5653101400 Southern Pacific Land Co. 'Tax Commissioner 1 Market Pl aza San Francisco, CA 94105 5670900300 5653101500 Prudential Overall Supply California First Bank, Trustee P. O. Box 11210 , McDonalds Corp. Santa Ana, CA 92711 P. O. Box 66207 AMF O'Hare Air 60666 5670900400 - 11I" 5653101600 736 "F" Street California First Bank, Trustee Chula Vista, CA 91910 P. O. Box 109 San Diego, CA 92112 5670903000 5653102500 Ioannis Merziotis, George Merziotis Voula Parashos , Gus Pappas 203 Church Avenue 541 Sea Vale Ct. Chula Vista, CA 91910 Chula Vista, CA 91910 5670110400 Rohr Corporation P. O. Box 878 965 "F" Street Chula Vista, CA 91912 Chula Vista, CA 91910 ·11 5670212900 California Coastal Commission -1912 S. Maryland Parkway San Diego District 3111 Camino del Rio North Las Vegas, NV 89104-3106 Suite 200 San Diego, CA 92108-1725 WPC 2543N (Rev. 10/22/91) -1- 9-91 .'-...."""----. '-"--"'--'-"-'-~-'-------"'--'-"-'---'"'-' · BAYFRONT MAILING lIST Department of Interior CAlTRANS Headquarters Interior Building 1120 N Street ·C" Street between 18th & 19th Streets Sacramento, CA 95814 Washington, DC 20240 U. S. Army Corps of Engineers San Diego County Department of Public Works los Angeles District 5555 Overland, Bldg. 2 300 N. los Angeles St. San Diego, CA 92123 los Angeles, CA 90012 Attn: Department of Defense ~ The Pentagon Washington, DC 20301 California Coastal Commission 631 Howard Street San Francisco, CA 94105 S. D. Chapter-Sierra Club 3820 Ray St. Department of Transportation San Diego, CA 92104 Nassif Building 400 Seventh Street, SW Washington, DC 20590 Sierra Club legal Defense Fund Coastal Conservancy 2044 Fillmore Street The California State San Francisco, CA 94115 1330 Broadway, Suite 1100 Oakland, CA 94612 Pacific Southwest Biological Services P. O. Box 985 State Department of Justice National City, CA 91951 San Diego Office 110 West "A" Street Deputy Director Suite 700 City Administration Building San Diego, CA 92101 202 ·C" Street, Fifth Floor San Diego, CA 92101 State Department of Justice 1515 "K" Street San Diego Unified Port District Sacramento, CA 95814 P. O. Box 488 San Diego, CA 92112 State Dept. of Fish & Game 1416 Ninth Street Sacramento, CA 95814 'Øirector of Planning Attn: Environmental Services National City Planning Dept. CAlTRANS 1243 National City Blvd. District 11 National City, CA 91950 P. O. Box 85406 San Diego, CA 92138-5406 Bay land Company 625 Third Avenue Fish & Wildlife Service, US Chula Vista, CA 91910 24000 Avila Road ~una Niguel, CA 92677 ... - WPC 2543H (Rov. 10/22/91) -2- 9-95 - --- -- ------_._--"---~._---~--_._--,--.._._.--_.. - BAY FRONT MAILING LIST El Torita-La Fiesta Restaurant 2450 White Road Hanken Cono & Assad Irvine, CA 92714 5550 Baltimore Dr. La Mesa, 91942 SANDAG 401 B Street, '800 Ratner Development Co. 1200 Third Avenue, Ste. 524 S Greenwald/McDonald San Diego, CA 92101-4231 2635 Camino del Rio South '107 San Diego, CA 92108 Western Salt Company - P. O. Box 149 I . -. ~ San Diego, CA 92112 527 Sea Vale Ct. Chula Vista, CA 91910 Dept. of Transportation District 11 562-210-05/562-300-02; 565-010-12/ - 15/567-010-07; 567-011-01 2829 Juan Street S.D.G.&E. San Diego, CA 92138 Land Planning P. O. Box 1831 Inland Industries San Diego, CA 92112 , - .- 565-290-39; 562-300-11; 567-022-16; 64 Fi fth Avenue San Diego, CA 92101-6127 567-021-11; 567-031-18/22; 567-090-43/47; 562-210-12/14 MTDB S.D. Imperial Valley RR 1255 Imperial, Suite 1000 743 Imperial Avenue San Diego, CA 92101 San Diego, CA 92101 State of California 567-031-03 Department of Fish and Game San Diego County Region 5 Dept. of Planning and land Use ~ . . 1. 5201 Ruffin Road 330 Golden Shore, Suite 80 San Diego, CA 92123 Long Beach, CA 90802 567-090-02 Santa Fe Pacific Realty Corp. South Bay Irrigation District 3230 E. Imperial Hwy., Suite 100 505 Garrett Brea, CA 92621 Chul a Vista, CA 91910 'U n. _I ..... ~enue 547 Sea Vale Ct., #B Chula Vista, CA 91910 Fountain Valley, CA 92708 Pathway Inc.; Coleman Mtg. 9879 Hibert St. 'A 7821 Obrien Street San Diego, CA 92131 la Mesa, CA 91941 Dixieline lumber Co. 3250 Sports Arena Blvd. P. O. Box 80307 San Diego, CA 92138 WPC 2543" (Rev. 10/22/91) -3- 7'-96 --..-------- ---...... --.-"--.-----.-,--.,..------------------" - BAYFRONT HAILING lIST Vice President Anthony's Fish Grottos Central Offices 5232 lovelock Street San Diego, CA 92110 -~ San Diego n ied Port District P.O. Box 488 San Diego, CA 92H2 California Coastal Commission 3111 Camino del Rio North, Ste. 200 San Diego, CA 92108 . WPC 2543H WPC 2543H (Rev. 10/22/91) -4- r? -9 7 -.-...-.... _.__._---"-----_._._--,.._---_.._"~ . I' re - ~ :: Chu1a Vista Investors · 864 Prospect st. ~ La Jolla, CA 92037 · ~ · 1900 ~ · TNstees .. 9751 Talbert Ave. Fountain Valley, CA · 1- --_. --.' , · 2904000 Ie Str ord Properties II l ~ .. 11022 a Monica #260 . Los Anse1es, 90025 , , í · . -- - -- __oj , 56 01400 ~ Southe Pacific Land Co. · "Tax CODDII sioner 1 Market P1a .I San Francisco, · .1 · 5653101500 ø California First Bank, TNstee · " McDona1ds Corp. · P. O. Box 66207 AIIF O'Hare Air 60666 · · , I · 565 1600 - Califo TN.tee · P. O. Box - San Dieso, · · · · - -- - · · · 9-f? eJ '-~- '-- -- -------. ----:-~.::.._~-~....... - .__......--_r... --~ ~- .. . .. 5670311500 · · Reder EDI · 6181 caminito Pan · San Die&o, CA 92120 · · 567 0300 · pn¡den 1 OVerall Supply · P. O. Box 210 · 8anta Ana, CA · · · 5670900400 · · 736 "P" Street · Chula vista, CA 91910 · .. .. 5 903000 · · 28 Lake ix Drive .. La lIesa, CA · .. · .. 541 8ea Vale ct. · Chula Vista, CA 91910 .. · .. · Corporation .. P. O. 878 · Chula Vista, · · · · · California Coastal Commission · 8an Die&o District · 3111 Camino 4el alo Borth SUite 200 · 8111\ Die&o, CA 92108-1725 · · 9-9/ · ----..--.- . ~~:.~~..~:~...~ior - "-.-..... -~-----_._~--_.-_._._~---."-_..._._._-- . Department of Interior - Interior Building · "0" Street between 18th & 19th streets . WaBhinston, DC 20240 · !IÞ · ~ San Diego County Department of Public Works 5555 OVerland, Bldg. 2 · San Diego. CA 92123 , .. iÞ .. ~ .. California Coastal Commission ., 631 Howard Street .. San Francisco, CA 94105 ., .. ., " ' Department of Transportation .' lIassif Building ., 400 Seventh Street, SW ~; Washington, DC 20590 ., ~ fÞ , Coastal Conservancy .. The California State {þ 1330 Broadway, Suite 1100 .~ Oakland, CA 94612 4iÞ ~ · ,- State Department of Justice -. San Diego Office · 110 West "A" Street ~ Suite 700 San Diego, CA 92101 .. - .. State Department of Justice '" 1515 "I(" Street ~ Sacramento, CA 95814 ~ · ~ · State ~ Fi.d, .. Game c¡ - /{JO .. 1416· reet - . - -- ..-"". _._-~._.-^ ._~- . .---, ----_._.._--_._-_..._---_.~_._-".._---- , . - state Dept. of rish & Game - 1416 .inth street Sacrlllllento, CA 95814 0 . Attn: Environmental Services ie - r. CALTIWlS .. District 11 ~ P. O. Box 85406 ie San Diego, CA 92138-5406 " ¡,. Q rish & Wildlife Service, US Ie 24000 Avila Road - Laluna .lguel, CA 92677 · . - · ~ CALTIWlS Headquarters · 1120 II Street .. Sacramento, CA 95814 '. Ie \e: '-' U. S. Army Corps of Engineers ~, Los Angeles District '" 300 II, Los Angeles st. '-\ Los Angeles. CA 90012 ~ '", ~ ~ Department of Defense .' The Pentagon Q Washington, DC 20301 '"" ~ .. Ie '- S. D. Chapter-Sierra Club ,.. 3820 Ray st. Ie.: Ie San Diego. CA 92104 r. , - - ~ Y-íÒ/ · --------- _,______n__ ------_.._.__.._--_._.~-~-~-- - - · Sierra Club · Lesal Defense l'und · 2044 Fillmore street San Francisco, CA 94115 " · · · Pacific Southwest Biolosical Services P. O. Box 985 Ie · .ational City, CA 91951 · · -. · City Administration BuildinS 202 "C" Street, Fifth Floor - '- San Dieso, CA 92101 · .. - '- San Dieso Unified Port District · P. O. Box 488 .. San Dielli CA 92112 W ." .. .. W Director of Plannins ~ .ational City Plannins Dept. i4J 1243 .ational City Blvd. .ational City, CA 91950 · '" · Bay Land Company ~ 625 Third Avenue · Chula Vista, CA 91910 ~ · ~ · orita-La Fiesta Restaurant '- 2450 e Road · Irvine, 714 . · .. 7 - /del · . ..-.--- Ji~~_.. .--- -"--"-'-~-- .. _.__._-----_.._.__.._-,-_._-----_._~_._--,-- - . . SAIlDAG - 401 B St., 1800 ~ San D1eso, CA 92101-4231 --'! - - - . Western Salt Company . P. O. Box 149 ,. San Dieso, CA 92112 .. .. .. '- Dept. of T~an8po~tation - District 11 - 2829 Juan St~eet .. .. San Dieso, CA 92138 "- " .. Inland Indust~ies ... 964 Fifth Avenue .. San Diego, CA 92101-6127 . .. ... I .. IITDB . 1255 Impe~ial, Suite 1000 San Die&o, CA 92101 (~-\ .. .. r. '- '- State of California .'- Depa~tment of Fish and Game ié. Kesion 5 , ,. 330 Golden Sho~e, suite 80 r. Lon& Beach, CA 90802 - .. Santa Fe Pacific Realty Corp. . 3230 E. 1mpe~ial Hwy., SUite 100 Bnla, CA 92621 .. . . .. ,. r T -/(23 - Wil:U~.. . lEd; -I. I1IIpt8øe ... _n~'_"_____~___"'" _____..,.."'__".._.__~,_.._2__"_ ___.._,..___..__...___._~__ __ - - . " j¡,. · " 547 Sea Vale ct., IB " Chula ViBta, CA 91910 0 '. · ., - · Pathway Inc:.; Coleman Iftg. · 9879 Hibert st. fA San Diego, CA 92131 · .. · · · Dixieline Lumber Co.. - 3250 Sports Arena Blvd. ¡¡. P. O. Box S0307. ¡- San Diego, CA 92138 - · ¡;. · k - .. Ran en Cono & Assad · 5550 Baltimore Dr. r La Ifesa, CA 91942 .. · .. · I Ratner Development Co. .~ ~ Greenwald/Mc:Donald · 2635 Camino del Rio South #107 I San Diego, CA 92108 - ~ ,.. I ~ · 527 Sea Vale Ct. · Chula Vhta, CA 91910 , ) ,.. " - " · 5 210-05/562-300-02; 565-010-121 ;) 15/5 10-07; 567-011-01 - S.D.G.&!. . " Land Plannin .. P. O. Box 1831 "- San Diego, CA 92112 4-; - 7-/cJ'( i ~90 39,--. 562-300-11; .567-022-16; · .... .. ~.___,u·.__·,,,. - .. 562-300-11; 567-022-16; '- 567-031-18/22; · 567-090-4 . 562-210-12114 Q S.D. Imperial ley RR 743 Imperial Avenu · San Diezo, CA 92101 . Q 567-031-03 - San Diezo County · Dept. of Planninz and Land Use 5201 Ruffin Road - San Oiezo, CA 92123 .. .. .. -090-02 "- Sou ay Irrization District .. 505 Garre ¡. Chula Vista, CA · ~ · :. 9715 Talbert Avenue · Fountain Valley, CA 92708 ~ '- .. '- , .. 7821 Obrien Street · La lIesa, CA 91941 '- · .. · -- .. Vice President · Anthony's Fish Grottos , Central Offices .. 5232 Lovelock Street .- San Diezo, CA 92110 , ¡a - .. .. .. · .. - 7' -1ò5 .. .~--.._-_..- ~-~--~ ....::.__&. . ~_...t..--..-__,__.. - · · San Dielo Unified Port District · P.O. Box .88 · San DielO. CA 92112 · · · · California Coastal Commission · 3111 Camino del Rio Borth, Ste. 200 · San Di810, CA 92108 · · - -,.,- - -~ .__. . ~_u ,____ · · , · · ; · - · · · · · · · · · · · · · -- · · . · · · · ~. · · , .. · Ie , · 7' -/Òþ · d' -'------'-' -,- ~. . ---.--..----- 41 - - . . . . ........ 0' . . .-, h'".· ~ -- ~ -. .'~' ,- - -~. . ~ . .. - "~ ili M~ .)C)C'WKW _X:O,(",o: ~ i . ,,~ ~ j" ..;¡ """, -~ ..>eM.. 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" ... 0"" ... .." 20:"". .....:::::ton:l ......" . .........z ~ ..... -oC...I...C <000% 1",,:~~: .nu............... ... NW ··....eII_VI ,..........,..... .. --._- " ~- ---- -' "-"-- ---~ \-..--... - ',.¿:~~..-- ~ ~ ---' -- --.."-.. , í C .. 0 .. j · 0 .. i 0 ~ Z ~ 0 · · ~ ~ I ~ ~ .. . ... ... 0 ~ ~ ... ~ ... W ¡ .. " 0 '1 ~ - - N 0 0 . .. .. "e , .. - ~ ~ 0 : " ,.,., j .. ~ ~ ~ 0 .... ... N N ~ .. .. ; " .. .. ¡ · .... ... .. .. ~... " '0 ... , '" . ~... 00 ~o ! ~ 0 ... .... .... ~ .. _w E~ .. ... ~ ~~ ~~ ¡ 'z ~ " N.. .. 0 .. .~ ... ~ Î5 "'-z>-V\z ... z OCCNC ; .. .. ........~- " ,'" .. ---..- -..~-- ---~ . . --....-.- PETERSON S PRICE PAUL A. PETERSON A PROFESSIONAL CORPORATION TELEPHONE GREGORY C. M. GARRATT LAWYERS REI"~;\ft:"D AREA CODE 619 EDWARD F. WHITTLER i .. '",""._.' ,._" '. LYNNE L. HEIDEL 530 B STRE ET, SUITE 2300 234-0361 REBECCA MICHAEL SAN DIEGO. CALIFORNIA 92101-4454 - MARSHAL A. SCARR .~" JAN 13 .-¡. / FAX v, ~; 0 (619)234-4786 MATTHEW A. PETERSON ;b LARRY N. MURNANE CHY FILE No. January 10, 1992 C!T( C. 3848.001 Mayor Tim Nader and Members of Chula Vista city Council CITY OF CHULA VISTA 276 Fourth Avenue Chula Vista, California 92010 Re: January 14, 1992 Chula Vista Bayfront Concept Plan Dear Mayor Nader and Members of Chula Vista City Council: We represent Chula Vista Investors, which is the owner of the majority of the property in the Mid-Bayfront plan area. As you know, a special Chula Vista Bayfront Planning Subcommittee was created to study the land use aspects of the Mid- Bayfront Plan and to see whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the Community. The Subcommittee has now forwarded to you its recommendations, which were arrived at after more than 40 hours of meetings. This Reduced Density and Modified Design Concept Plan represents the Subcommittee's best efforts in recommending an appropriate development for the Bayfront. On December 18, 1991, the Planning Commission approved the Subcommittee Proposal and recommended to the City Council approval of the Reduced Density and Modified Design Concept Plan. _'___"_U.·.'_~_,._,",'_"'_' Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 2 City staff has also made its own recommendations, which in one case differs materially and importantly from the recommended Concept Plan of the Subcommittee. Attached as Exhibit "A" is a Chula Vista Bayfront Program Comparison Chart. Our client, by utilizing the Subcommittee recommendations, would make substantial and considerable changes in this project in terms of reducing the density and intensity of development, and reducing the height and the mass of buildings. The high-rise buildings have now been relocated away from the sensitive National Wildlife Refuge and a CuI tural Arts facility location has been identified by the removal of the luxury hotel west of Marina Parkway. In addition, the amount of open space and parks have been substantially increased. The only issue which your staff does not agree with is the total number of hotel rooms. HOTELS Our financial consultant, Price-Waterhouse, has reached the conclusion that 1,610 hotel rooms should be allowed on the deve.loper·s portion of the Mid-Bayfront Plan. This allows for major bookings on a national and international basis (a minimum block of approximately 1,200 to 1,300 rooms) to accommodate the destination conference center and destination resort activity. Our client and its financial consultants feel this number of rooms is essential for this project. The remaining 300 to 400 hotel rooms would be available for other visitors to Chula Vista that would not be part of the National or International Conference booking. ...- .--..-..-" Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 3 If the number of hotel rooms is further reduced, this would put the project in jeopardy, and could well create a situation where there is just another collection of local hotels, serving and competing with the local markey" Orientation toward serving only the local or regional market makes the project far less feasible. Since staff's proposed reduction in hotel rooms will not serve any beneficial purpose, we would urge you to accept the Subcommittee's recommendation and not to follow staff's suggestion. RESIDENTIAL COMPONENT Our client has made a substantial reduction in the number of residential units from 1550 units down to only 1000 units. Our client has planned the residential portion of the Mid- Bayfront for a mid- to high-end neighborhood. The units will be larger in size with luxury amenities, and command a better price because of the panoramic views and the proximity to San Diego Bay. In addition, these units, because they are a part of a significant and exciting mixed-use project, should be highly desirable. With regard to financial feasibility, the residential component is very important. The profit associated with the residential units' sales is needed to off-set the tremendous infrastructure, environmental mitigation and community benefit features associated with the project. To reduce either the square footage of the residential units any further, or to reduce the total number of units further, places the project into a situation where it may not make economic sense. - ~---_.._,~,-~._--~_.- Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 4 ECONOMIC FEASIBILITY One final comment concerns the financial feasibility of the project. Our financial consultant, Frederick W. Pierce of Price- Waterhouse, will be at the City Council hearing to provide more detailed information, and to show you how different assumptions affect the analysis. As you know, different investors have different goals. Not every investor is driven solely by an IRR approach in determining whether or not it is going to make an investment in a particular development, nor is there any absolute percent of IRR that must be projected before a project will go forward. As an example, Horton Plaza was built with a projected IRR of less than 10%. In any event, while we will be prepared to go into the financial feasibility of the project if desired, we would hope that the City Council would deal primarily with the land use issues, as did the Subcommittee and the Planning Commission, leaving the financing feasibility issues to future Development Agreement negotiations and approvals. Much of the financial feasibility will depend on the resolution of a Development Agreement. The staff has repeatedly told the developer that it will not begin negotiations on the Development Agreement until the basic land use decisions have been reached. In our view, the Development Agreement will be the key to determining ultimate financial feasibility of the project. Mayor Tim Nader and Members of Chula Vista City Council January 10, 1992 Page 5 TIMING Finally, and most importantly, as you know, this project has been in the planning process for over two years now and the site has remained vacant for many, many years. While there is no question that the past several months have been beneficial, we believe that it is absolutely essential that your staff is informed that this project is a high priority for the City, and therefore, is directed to prepare, on an expedited basis, the revised LCP resubmittal, Redevelopment Plan Amendment and the General Plan Amendment. For your information, we submitted a revised LCP resubmittal (based upon the Subcommittee's recommendation) to your staff on December 6, 1991- Since staff has already approved the LCP resubmittal as to form and content, the only review that needs to take place deals with the reductions and modifications recommended by the Subcommittee and/or the City Council. Therefore, we believe that staff should need no more than 3 to 4 weeks to review the revised LCP resubmittal and forward it to the Planning Commission and the City Council for approval. Specifically, we would request that you direct staff to immediately review the LCP resubmittal and forward it to the Planning Commission by no later than February 12, 1992 and then back to the City Council by no later than February 25, 1992 . CONCLUSION Based upon all of the above, we would respectfully request ........ Mayor Tim Nader and Members of Chula Vista city Council January 10, 1992 Page 6 that you: 1- Certify the final Environmental Impact Report and Addendum; 2. Approve the Concept Plan (Bayfront Subcommittee proposal) ; 3. Adopt the Findings and Statement of Overriding Considerations; 4. Adopt the Mitigation Monitoring Program; and 5. Direct Staff to take whatever steps are necessary to have the LCP Resubmittal, the Redevelopment Plan Amendment, and the General Plan Amendment back to the City Council for action by no later than February 25, 1992. Thank you for your consideration of this request. Sincerely, PETERSON & PRICE A ~Ofoõ~onal ¡oCpocation / / / /' 1/ ! I I ti<l{ 1t1 k_~_ Paul A. Peterson t&f' J IN-- Ii ¡ /' /~ ff!~-'\ ! c ;¡ f¡) Matthew A. Peterson Enclosure cc: Chula Vista Investors City of Chula Vista Redevelopment Department City of Chula Vista Clerk EXHIBIT "A" CHULA VISTA BAYFRONT DEVELOPMENT PROGRAM COMPARISON Bayfront Reduced Planning Original Density Subcommittee Staff Proposal Proposal Recommendation Recommendation --------------------------------------------------------------------------- Retail (sf) 150,000 150,000 150,000 150,000 City Parcel 0 80,000 80,000 250 rms (sf) (Hotel, Retail 203,000 or office) Hotel (rms) 2,028 rms 1,800 rms 1,610 rms 950 rms (sf) 1,650,000 1,465,000 1,310,000 773,000 Conference (s f) 40,000 40,000 40,000 40,000 Sports(sf) 206,000 206,000 206,000 206,000 Prof. /Office(sf) 640,000 560,000 560,000 560,000 Residential (du) 1,550 du 1,400 du 1,000 du 1,000 du (sf) 1,500,000 1,355,000 1,355,000 1,355,000 Cultural Arts Center(sf) 0 0 100,000 100,000 --------------------------------------------------------------------------- Site Area 165 acres± 165 acres± 165 acres± 165 acres± Traffic 41,958 38,125 35,455* 33,055* Generation (ADT) --------------------------------------------------------------------------- Public Parks 28.9 acres 33.2 acres 29.2 acres 29.2 acres Semi-Public 16± acres 16± acres 24.5 acres 24.5 acres open space 12± acres 12± acres 17.7± acres 17.7± acres --------------------------------------------------------------------------- TOTAL (parks 56.9 acres 61. 2 acres 71. 4 acres 71.4 acres and open space) * Excludes ADTs for Cultural Arts Center January 9, 1992 -_.__._...~_..... ..-... ATTACHMENT A ~ UNOrfFICSAL NUNU:: PC Minutes -5- December 18, 1991 ITEM 3: PUBLIC HEARING: PCM-92-ü9: CONSIDERATION OF CONCEPTUAL DEVELOPMENT PLAN FOR MID-BAYFRONT Community Development Director Salomone gave a brief history of the project. He noted the Redevelopment Agency had directed that the Bayfront Subcommittee determine the various issues outlined in the staff report, and the recommendation would be presented by the Subcommittee Chairman to be considered by the Planning Commission. Mr. Salomone stated that the Commission would be considering a developer/subcommittee proposal and a staff report which responded to that proposal. He noted the Commission was being asked to define the basic issues of the development land use density intensity. He felt it was appropriate to acknowledge the issue of economic feasibility, the full data was incomplete. He recommended that they consider the other issues of development, however, to the Commission's ability. Staff would return during the next year with the Local Coastal Plan, the General Plan Amendment, the project and development agreement, in addition to other issues. Mr. Salomone then turned the presentation over to Diana Richardson, the environmental facilitator, who updated the Commission on the Final EIR, which was considered adequate for either the subcommittee alternative or for the staff alternative. At the January 8, 1992, meeting, the Planning Commission would consider the Findings, Statement of Overriding Considerations, and the Mitigation Monitoring Program, along with an Addendum to the Final EIR which would explain and update the Final EIR packet. Ms. Richardson then presented Gary Cinti. Gary Cinti, the planning consultant, reviewed the plans recommended by the subcommittee and staff and noted the differences, including the land uses, density, and square footage of units. He also noted the preferred site for the cultural arts facility, but said that data was not available to determine the size of the cultural arts facility, the parking requirements, or the height. Mr. Cinti then introduced John Moot. John Moot, Vice Chair of the Bayfront Planning Subcommittee, described the subcommittee activities and the resulting recommendation. He noted the subcommittee had considered 12 staff position papers, reviewed an economic and traffic analysis prepared by the City consultant, reviewed the environmental impact report and various position papers on the history of Bayfront development and the planning process that was prepared prior to the formation of the subcommittee, in addition to many issues affecting the conceptual development plan. Lyman Christopher, Director of Finance, spoke on the economics of the project, giving background information, the status of the current economic data, and indicated the intention of staff in order to provide additional economic analysis. He noted that the economic model was based on a discounted cash flow method which looked at two financial performance measures-- the Internal Rate of Return (lRR) and the net present value of the projected cash flow. The discount rate used in the economic analysis was 15 %. Part of the additional economic work staff intended to do was an analysis with a target 12 % IRR instead of the 15 %, so there could be a comparison of the different rates of return. Mr. Christopher informed the Commission that the current economic analysis was not to be considered the "final" economic analysis of the ..---- PC Minutes -6- December 18, 1991 project. Staff would be incorporating modifications pursuant to comments received and .suggestions on Table 7 into a new economic run which would be available in early January. Commissioner Tugenberg, after reading a statement from a letter received from Peterson & Price, asked why a person would enter into a development other than IRR. Ann Simpson, economic consultant with Williams-Kubelbeck & Associates, answered that in all of the consultant work they had done both in private sector as well as public agency clients, they typically look at the Internal Rate of Return. There was no such thing as cash-on-cash internal rate of return; they looked at a cash basic internal rate of return which they typically used as a benchmark. Commissioner Decker questioned the inflation rate assumed for the foreseeable future. Ms. Simpson answered that they were using a 4% annual inflation rate. They were trying to look at a very long-term project and an average over a very long projection period. They would be considering a lower Internal Rate of Return at 12 % for comparative purposes in subsequent analyses. Finance Director Christopher noted that the target Internal Rate of Return to a large extent was driven by the size and the complexity of a project. Regarding the staff alternative recommendation internal rate of return with the smaller units, Commissioner Tuchscher asked if the economic analysis took into account the fixed cost involved of the infrastructure, the lagoon, land cost, etc. Ms. Simpson answered that they assumed the same infrastructure cost for the less development intense alternative, which took into consideration 25 % surface parking and the rest subterranean parking. Commissioner Tugenberg asked what type of bond would have to be sold to finance Chula Vista's participation in the infrastructure. Mr. Christopher answered that several types of bonds had been discussed. Commissioner Tugenberg commented that mutual funds made up of tax-free California municipal bonds had been liquidating most of their Mello-Roos bonds. Mr. Christopher concurred. Community Development Director Salomone closed the staff presentation and asked if there were any questions. Commissioner Tugenberg asked about the restriping of the "E" Street overpass and the normal width of a lane. Dan Marum, representing IRK & Associates, the traffic consultant for the project, answered that the standard lane width was 12' on the bridge structure. Commissioner Tugenberg asked the method of redistribution of traffic from the "E" Street interchange south to the "H" Street interchange. Mr. Marum explained the logic of redistribution, after which there was general discussion regarding the traffic. Commissioner Tugenberg did not agree with Mr. Marum's methodology for traffic redistribution. PC Minutes -7- December 18, 1991 Commissioner Decker commented that the ttaffic from Rohr would probably be lessening because of the reduction in personnel. He also asked if the northeast parcel on the map had been considered as an office complex. Mr. Marum answered that he believed the alternative analyses included both hotel-type and commercial uses at that site. Commissioner Decker questioned Mr. Moot regarding the northeast parcel and asked why the subcommittee had made no recommendation on that. Mr. Moot said that since it was a City- owned piece of property, the City at a later time would ultimately reassess what would be best at that site. The subcommittee felt the option should be remain open for the best use at that time. Commissioner Carson asked Mr. Moot why the developer was an ad-hoc member on the subcommittee. Mr. Moot explained that not all members were in unanimous agreement that he sit as an ex officio member, but the subcommittee took a very practical approach. They felt it was important for the subcommittee to understand what the developer's plan was and whether what they felt was appropriate matched what he intended to do with it. The fact that he was there as an ex officio member turned out to be a great benefit to the committee. Commissioner Carson asked about the view of the water and natural vegetation. Mr. Moot answered that it had been discussed in the environmental impact report; that any development in the area would significantly block a view of the water. It had been the subject of two position papers presented by staff and discussed during preparation of the environmental impact report. It was apparent that any development in that area of any size would significantly block the view. One of the reasons for the reduction of the number of high rises was to preserve the view corridor. Commissioner Casillas, as a member of the Bayfront Subcommittee, stated that he had never felt it was inappropriate to have the developer as an ex officio member of the subcommittee, because in many instances they helped to clarify the concept and what they were trying to do, and much time was saved. Commissioner Tuchscher concurred with Commissioner Casillas and Mr. Moot in that there was a lot of benefit, that it saved a lot of time, and it let the subcommittee look at several sides of various issues. He added that Mr. Barkett's team brought forth some ideas specifically with regard to the cultural arts center and other design issues which were truly beneficial. Regarding square footage, Commissioner Martin asked Mr. Moot where the differences were between the staff conceptual plan and the subcommittee conceptual plan. Mr. Moot answered that it was in the amount of residential square footage, the number of hotel rooms, and the subcommittee had not designated a particular use for the City-owned portion in the northeast. Commissioner Tugenberg asked if during their discussions of the cultural center there was any mention of locating the cultural center on Otay Ranch. Mr. Moot said that if there had not been -_.~_...- PC Minutes -S- December IS, 1991 a site large enough, they encouraged the Cultural Arts Commission to look to other sites. When this site was offered, the subcommittee felt it would be an ideal place for a cultural arts center. Commissioner Tuchscher clarified that this was one of the sites being considered by the Cultural Arts Commission, but not necessarily the site the consultant would recommend. Commissioner Tugenberg questioned Community Development Director Salomone regarding the density of the core area and its confonnance to the General Plan. Mr. Salomone answered that in the core area it was almost impossible to calculate the density, because it was mixed with hotel and retail uses. The density was calculated only on the northern village where it was solely residential. Discussion followed regarding density. Chair Fuller asked if, in staff's recommendation, the "inn" designation on the City-owned parcel in the northeast was to include it as part of the total concept as opposed to allowing, in the subcommittee's report, the City to put something other than a hotel on the parcel it would be in addition. Mr. Moot said the subcommittee did not want to go forward on the City-owned parcel and recommend a particular number of rooms. They wanted to make it clear to the Commission that the number of rooms in their recommendation were on the balance of the ownership, and that any hotel rooms that the Planning Commission might want to put on that parcel would be in addition to their recommendation. The subcommittee was trying to define the land use a little differently than if zoned Commercial. Chair Fuller asked if the subcommittee desired the Commission to consider that as a definition of land use as part of the conceptual plan, that it was a very different point from the subcommittee's view. Mr. Moot concurred, and said that staff's recommendation was that it be an inn. Commissioner Tuchscher asked for clarification regarding the number of rooms. Mr. Moot answered that, in the staff recommendation, the total number of hotel rooms was 1200 -- 400 in the two parcels were visitor-serving commercial with no particular distribution of the 400 units, although it was the subcommittee's assumption that there would be 250 on the City parcel and 150 on the other parcel. Regarding the Chula Vista Investors' property, there would be 950 on both the resort, as well as the visitor-serving commercial site. Chair Fuller called a 5-minute recess at 9:10 p.m. The meeting was called back to order at 9:17 p.m. This being the time and the place as advertised, the public hearing was opened. Paul A. Peterson, 530 B Street, Suite 2300, San Diego 92101, attorney representing Chula Vista Investors, stated that Bill Barkett, the applicant, was in attendance to answer questions and noted that their presentation would consist of discussion of the conceptual merits of the planning PC Minutes -9- December 18, 1991 aspects of the project, and then with the financial aspects. He then introduced Carl Worthington, and thanked the Bayfront Sub<¡ommittee for the work they had done. Carl Worthin~ton, Jerde Partnership, 913 Ocean Front Walk, Venice 90291, architects for the applicant, dealt with the differences between the staff recommendation and the applicant's (subcommittee's) recommendation. Among other differences, he noted that in the redesign of the residential area there were two very clear view corridors that were important, one from the top of the bridge and the Nature Interpretive center, and the second from the crest of the hill. At that point, the residential area was cut back. Mr. Worthington said the applicant agreed with the subcommittee regarding the residential inn and felt the inn should be kept in the core. There were a number of alternate uses on the City site. Mr. Worthington said the phasing and financing were continuing to be refined. Fred Pierce, Price Waterhouse, 15768 Caminito Cercado, SD 92138, marketing consultant commented on cost, revenue, and fmancing alternatives. Mr. Pierce stated it was critical that there was an opportunity to have rental housing, which would be accommodated in the core area, and for-sale housing. The 1,000 units were needed to amortize the heavy infrastructure costs. The blend of square footage and number of units was integral to both marketing and to the economic feasibility of the project. He noted there was still work to be done regarding economic feasibility; that assumptions were critical in any measurement, in IRR or net present value, and there were extremely varied assumptions being used by Price Waterhouse versus the City's consultants in the areas of costs, revenues, and financing mechanisms which all impact the feasibility. Commissioner Decker asked about the number of hotel rooms to serve a convention center based upon the 40,000 sq. ft. of meeting rooms. Mr. Pierce said there would be additional meeting rooms within the individual hotel properties that would create more meeting space. A minimum of about 25,000 sq. ft. was needed in a single ballroom to handle large groups. Commissioner Casillas questioned Mr. Pierce regarding page 4 of Mr. Peterson's letter relating to Mello-Roos and assessment district financing. Mr. Pierce explained that the numbers on a project in terms of what Internal Rate of Return was acceptable to an investor was based upon the capital structure; how much money could be borrowed, how much equity had to be put into the project; how much it cost for the different types of debt fmancing. Peter Watry, 81 Second Avenue, CV 91910, representing CROSSROADS, spoke in opposition of the project. He complimented the subcommittee on the work they had done and the time they had devoted. He also had accolades for City staff. However, CROSSROADS could not support all the components of either the staff or subcommittee recommendations. They supported the idea of a cultural arts center somewhere in Chula Vista, and supported staff s suggested location of the northeast intersection of Lagoon Drive and Marina Parkway. They objected to the recommended land use, the number of high-rise structures, traffic, funding and impact to schools. They objected to the City requirement of the third lagoon in the condo residential complex, and felt it should be optional; the scope of the Bayfront Plan should be significantly ~~"-,_.._- --------"- PC Minutes -10- December 18, 1991 reduced, thereby improving its economic viability while decreasing the adverse affects of traffic and schools; subterranean parking needed to be reduced; and felt the project as proposed would put the City at great risk. CROSSROADS recommended disapproval of both conceptual proposals. Robert J. Spiegel, 1400 Fifth Avenue, San Diego 92101, an MAl appraiser, spoke in favor of the project and spoke to the reliability, dependability, and honesty of Mr. Barkett. He also suggested that any additional economic studies made be done on an after-tax basis. No one else wishing to speak, the public hearing was closed. Commissioner Decker commended the Bayfront Subcommittee on the work they had done. He felt the proposal was realistic and well thought out; felt the number of dwelling units may be on the low side. He supported the report. Chair Fuller reminded the Commission that the Subcommittee accepted the recommendation of the Planning Commission and the six key issues given them. She felt the Subcommittee had addressed those and some of the issues brought up by staff, and that the Commission had been asked to accept the plan in concept and was ready to do that. There were many unanswered questions, but the Commission would have the opportunity to deal with those. Commissioner Carson commented that, since she had been appointed to the Commission to represent the community, and after talking with members of the community, she would vote against the project in order to represent the members of the community who were strongly against the high density, the problem with the traffic, the problems with the schools, and the feasibility of the project. Commissioner Tugenberg said he had no confidence in the traffic report, especially with the redistribution of traffic. He generally liked the concept, but felt the intensity and the density both in the core and in the residential area were much too intense and unhealthy. The principal concern of the people in the community was the intensity and density of the Bayfront. He would not support either the staff or the Subcommittee's recommendation. Commissioner Casillas asked the Assistant City Attorney to clarify condition no. 18, as to who would approve the economic feasibility analysis. He wanted to more about how the economic feasibility factor would be tied in, so the City would not go out and commit future generations to something which mayor may not work. He also commented on the density, and felt square footage should be used rather than number of units; would support staffs recommendation regarding number of hotel rooms; felt there should be better economic data and wanted to make sure that future generations are not committed to something that would not benefit all of Chula Vista. Assistant City Attorney Rudolf stated that Mr. Casillas was asking when in the subsequent process, assuming there was some kind of recommendation out of the Commission and some PC Minutes -11- December 18, 1991 action by the Council with regard to approval of a project, the development agreement would have to be negotiated and the fme tuning of the economic analysis would have to fall into place. He understood condition no. 18 to say that staff's recommendation for the Commission was to get that done before the LCP resubmittal. Community Development Director Salomone stated that should the Commission choose a plan to send forward from this meeting, staff would be back on January 8, 1992, with a number of clarifying languages to address the addendum to the EIR. Before recommending the adoption of those Statements of overriding considerations, staff would want to be reasonably assured as staff that in fact it was economically feasible. Every attempt would be made to do so by that time. Commissioner Tuchscher echoed Commissioner Casillas' comments regarding economic feasibility. He discussed some of the Subcommittee's procedures, and some of the reasons for their recommendations especially regarding square footage and number of units. Commissioner Tuchscher endorsed the subcommittee's recommendation regarding the square footage and number of units in the residential area. Commissioner Martin expressed disappointment in the last-minute information received from staff, but noted that the Planning Commission was considering a concept to do something progressive. He felt the subcommittee had done an excellent job and would support their recommendation. After discussion, it was decided that a basic motion would be made to approve the conceptual development plan of the Bayfront Planning Subcommittee with the following clarifying text, and then go through the staff's recommendation and vote on the inclusion of them one at a time. At the end, a vote would be taken on the motion as amended. MS (Decker/Tuchscher) to approve the Bayfront Planning Subcommittee! Applicant Alternative Plan, with the following clarifying text which specifies certain items to be specifically addressed in the LCP Resubmittal, the General Plan Amendment submittal, or an agreement between the applicant and the City or Redevelopment Agency: 1) Public Lagoon: The lagoon west of Marina Parkway shall be investigated for the possibility of swimming/wading; 2) Cultural Arts Facility: The area west of Marina Parkway shall be the preferred location for a facility. If this location is proven to be infeasible, then a location somewhere in the core area will be used for the facility. Development of limited recreation/commercial uses could be allowed adjacent to this facility (within parameters of certified FEIR); .' ~.~__mm_'.,_,,_~ ..._." PC Minutes -12- December 18, 1991 3) Density: The residential maximum is 1000 du's comprising a maximum square footage of 1.355 million. A maximum of 700 du's will be contained in the residential area north of Marina Parkway. The maximum number of hotel units is 1610; 4) Building Heights: -- Residential: Residential structures adjacent to the Park along the western and northern edge of the residential parcel shall be limited to two stories. Two residential high rise structures are required and may be no higher than 22 stories. Residential uses in the Resort area shall not be permitted on the first level, but shall be mixed with and above other retail uses; -- Hotels: A minimum of 2 high rise hotels are required and shall be no higher than 22 stories (229 feet). VOTE ON MOTION: 5-2 (Commissioners Carson and Tugenberg voted against) In addition to the recommendation that the City Council adopt a resolution approving the conceptual plan of the Bayfront Planning Subcommittee, the Planning Commission voted individually on the following text which had been included in the Staff Alternative. Those which were included in the Bayfront Planning Subcommittee Alternative or considered routinely were disregarded. MS (Tugenberg/Carson) that in addition to the aforementioned, that the words "no development of any sort will occur prior to an agreement to house the students generated by the project. " Commissioner Tuchscher asked if the motion meant any particular phase of the project which was being built. Commissioner Tugenberg answered that he was asking that an agreement be made prior to the development starting that would assure that the schools were there when needed. In answer to Commissioner Casillas' question, Commissioner Tugenberg explained that the agreement should be made at the very beginning, not when the residential goes in, but before any development began. Commissioner Tuchscher suggested removal of the word "residential" from the sentence. Commissioner Tugenberg concurred. PC Minutes -13- December 18, 1991 AMENDED MOTION: 1) Schools: Development shall be restricted until assurance that facilities for students generated by the project will be available when needed. VOTE ON MOTION: 6-1 (Commissioner Decker voted against) MS (Decker/Casillas) to accept the following as worded: 2) Phasing: Project phasing shall be programmed to ensure fiscal benefits to the City, and early implementation of public parks. Updated and objective market, economic, and fiscal analyses shall be provided prior to the commencement of any phase of development. The first phase shall include development of the core area comprising the lagoon, core hotels, retaiUcommercial with residential above, and sports complex. Residential development in the northern area (north of Marina Parkway) may be included to a maximum of 25 percent of the total number of units. Assistant Planning Director Lee clarified that the last sentence regarding the residential development in the northern area may be included to a maximum of 25 % of the total number of units in the first phase. VOTE ON MOTION: 7-0 (The following were considered but not voted on.) 3) Public Lagoon: Subcommittee's alternative accepted. 4) Cultural Arts Facility: Subcommittee's alternative accepted. 5) Community Purpose Facility: Already addressed in zoning ordinance; if it becomes a Planned Community District, it is a requirement in the P-C zone. The Cultural Arts facility would be considered a community purpose facility. 6) Density: Subcommittee's alternative accepted. 7) Building Heights: Subcommittee's alternative accepted. 8) Parking: Determined that it would be considered in the future. -- .-.~-'"...---"._-,--"--" · PC Minutes -14- December 18, 1991 MSUC (Carson/Decker) 7-0 to accept as stated: 9) BikelHi~ng Trails: An integrated trail system to maximize trail and visual access to the bayfront shall be provided and shall provide linkage to the Chula Vista Greenbelt (as described in the General Plan). MSUC (Decker/Carson) 7-0 to accept as stated: 10) Water Access: A location for future direct access to the Bay shall be identified on the final plan in the event that future Federal, State, and Port District approvals would permit such access. MSUC (Decker/Carson) 7-0 to accept as stated: 11) Traffic: A traffic monitoring program shall be established as an implementation and phasing requirement. MSUC (Carson/Decker) 7-0 to accept as stated: 12) Conversion of Hotels: Hotels may not be converted for residential use. (The following were considered but not voted on.) 13) Family and Luxury Housing: To be determined later. 14) Affordable Housing: To be addressed in development agreement. MSUC (Carson/Decker) 7-0 to accept as stated: 15) Air Quality: An Air Quality Improvement Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan). MSUC (Carson/Decker) 7-0 to accept as stated: 16) Water Conservation: A Water Conservation Plan (as defined in the Growth Management Ordinance) shall be required for approval concurrently with the project submittal (SPA Plan). PC Minutes -15- December 18, 1991 MSUC (CarsonJDecker) 7-0 to accept as stated: 17) Nature Interpretive Center Assessment District: The properties enjoying the benefits of the Nature Interpretive Center (including the Midbayfront) will be included within a yet- to-be-established Assessment District which will contribute funds toward Center programs). MSUC (Carson/Decker) 7-0 to accept as worded: 18) Economic Feasibility: An Economic Feasibility Analysis shall be approved prior to, or concurrently with, the approval of the LCP Resubmittal. The report shall be prepared in a fonnat acceptable to the City's.Director of Finance and be available with adequate lead time for a thorough staff review. The criteria for approval of this report shall be that it demonstrates clearly that the project/phasing proposed is economically feasible. The report shall include a supportable statistical basis for marketing (revenue/absoq>tion) and costs associated with the feasibility analysis. Community Development Director Salomone asked that the Planning Commission direct staff to prepare an Addendum to the Final EIR, the Findings, the Mitigation Monitoring Program, and a Statement of Overriding Considerations, and bring the package back to the Planning Commission at the meeting of January 8, 1992, to consider, deliberate, and act upon as it related to the Commission's action at the present meeting. MSUC (Carson/Martin) 7-0 to direct staff to prepare an Addendum to the Final EIR, the Findings, the Mitigation Monitoring Program, and a Statement of Overriding Considerations, and bring the package back to the Planning Commission at the meeting of January 8, 1992, to consider, deliberate, and act upon as it related to the Commission's action at the present meeting. -....".-,---.,-.....-.,-......---......-. , . . , i. I .,\ MEMORANDUM January 13, 1992 TO: Honorable Jerry Rindone, Councilman VIA: John D. Goss, City Manager ~ FROM: Chris Salomone, Community Development Director SUBJECT: Responses to Your Questions Regarding Midbayfront Report for January 14, 1992 Council Meeting Here are responses to your questions regarding the Midbayfront report. In areas where it may appear that detailed, specific commitments or obligations are not fully articulated, I would reiterate the indication in the staff report that this action is conceptual in nature and that that conceptual nature is made clear in the Alternative Resolutions by the following language: The City Council approved the Midbayfront LCP Conceptual Development Plan (Subcommittee Alternative). By approving the conceptual plan, the City Council intends only to give development processing direction to the staff of the City in order that staff may efficiently and effectively develop an LCP amendment and General Plan amendment. Such approval is not intended to constitute final approval of the Plan at this stage, nor is it intended to convey any entitlement or expectation of development to the developer; finally, approval of the concept plan is not intended to commit the Council to approval of the LCP Resubmittal, the General Plan Amendment, or the Redevelopment Plan Amendment, or any other land use right. Rather, the Council shall retain full and unfettered discretion to consider the LCP Resubmittal, the General Plan Amendment, and the Redevelopment Plan Amendment without consequence, despite its decision to approve the Conceptual Development Plan. Resoonses to Ouestions Question: 1. On Page 2 under Exhibit "A", the report indicates that minor changes between Alternative #8 and the Subcommittee alternative have been made. It indicates that the previously proposed luxury hotel has been replaced by the Cultural Arts facility and amphitheater. I don't see this in the report. All the report indicates is that the Subcommittee alternative has designated a proposed location but does not provide for construction of facilities, planning, phasing or parking. Please update. - -~"--"---'------"~'-"'~'--"'---'--"--- - Honorable Jerry Rindone, Councilman -2- January 13, 1992 , Staff Response: Staff and the Subcommittee agree that the size and components of the Cultural Arts facility should be detennined after a study has been performed by the Consultant. This study is in process, so only a candidate site has been recommended. Attached for your information is the Phase 1 Preliminary Results presentation made by the Consultant to a Joint Meeting of the Bayfront Planning Subcommittee/Cultural Arts Commission on January 9, 1992. Question: 2. Will you please provide a comparison chart listing Alternative 8, staff recommendation, and Subcommittee alternative, comparing the following factors: 1) Residential units 2) Hotel units 3) Number of square feet of commercial/retail 4) Professional office square feet 5) Square feet of atlùetic facilities and conference center 6) Square feet of cultural arts center 7) Square feet of ice rink 8) Number of acres of parks 9) Acreage of lagoons (NOTE: Even though this information may be available in the report, I would like to have it all in one place for comparison purposes.) Staff Response: A comparison chart is attached. Question: 3. On Page 58, it indicates that the proposed high-rise buildings would require an additional ladder truck and four-person crew by the Fire Department. How would these additional requirements be funded by the applicant in a manner that would be acceptable to the City and the applicant? , Honorable Jerry Rindone, Councilman -3- January 13, 1992 Staff Response: Lyman Christopher, Director of Finance, will telephone you to respond to this question. Question: 4. Several places in the report (i.e., Page 74) it discusses the development of a cultural arts facility that would provide space for municipal festivals and events. No where do I see any detail or guarantee that such a facility will be provided. Please explain. Staff Response: The Conceptual Development Plan only provides a candidate site. The specifics of the Cultural Arts facility are to be determined after completion of the Consultant's study. Pending results of the Consultant's study, the issue would logically come back to the City Council at the Disposition and Development Agreement stage. Question: 5. I did not find any resolution of mitigating impacts for schools. Both elementary and secondary students need to be accommodated and the compilation of students from this area will have significant impacts on schools. What is the proposed plan to address this concern? Staff Response: The staff and Planning Commission recommendations include a restriction on development until the City is assured that facilities for students generated by the project will be available when needed. This issue will be dealt with in greater detail at the Disposition and Development Agreement and Project Level stage. Question: 6. Please provide appropriate language for the following amendment to the phasing statement on Alternative I-C, Page 9-B-ll. I am interested in including a cultural arts center and propose the following wording for an amendment: "Project phasing shall be programmed to ensure fiscal benefits to the City and early implementation of public parks and cultural arts center.... The first phase shall include development of the core area comprising the lagoon, core hotels, retail/commercial with -----"-+.,.__.,..".._.~_...._..,,-'_.,- · Honorable Jerry Rindone, Councilman -4- January 13, 1992 residential above, and cultural arts center. Delete sports complex. " Would this wording accomplish the change I am seeking? (NOTE: HA VB BRUCE LOOK AT THIS.) Staff Response: This request will be responded to by the City Attorney. Question: 7. The Williams Kuebelbeck and Associates propose an internal rate of return (IRR) as a measure of financial feasibility of the project. They have also proposed in evaluating the staff alternative to include an analysis of each alternative and assume that the Redevelopment Agency financial participation utilizes up to 50% of the net property tax increment revenues generated by the project. How as the 50% level arrived at? Staff Response: The 50% level of Agency participation was arrived at purely for purposes of analysis. There was no logic to the number except to show some arbitrary level of impact on the project as a result of Agency participation. It should be made clear that there was no commitment to that level of jùnding or arry level of 'funding by the Agency. Question: 8. The City's Cultural Arts Consultant is to present a verbal report to the Council on Tuesday night. Under whose direction was the City's Cultural Arts Consultant hired, when was it authorized, for how much, and what was the scope of the project? Staff Response: Attached for your infol71lation is a copy of an Agency Agenda Statement from the Agency meeting of October 17, 1991 at which the ¡redevelopment Agency approved Resolution #1207 approving an agreement with the cultural arts consultant for the subject activity. Question: 9. On Page 9-B-19, it discusses the project build-out and delineates the possible fiscal benefits to the City. What is the project build-out date for each phase? Honorable Jerry Rindone, Councilman -5- January 13, 1992 Staff Response: The attached Tables 1 through 3 (pages 16, 17, 18) of the Williams Kuebelbeck Memorandum dated January 3,1992 on the subject offinancialfeasibility of the project alte71Ultives attached to the Staff Report indicate the phasing assumptions and dates for the following alte71Ultives: · Subcommittee Alternative with ~&A Phasing · Subcommittee Alternative with Developer Phasing · Staff Alte71Ultive with ~&A Phasing. Those pages have been attached to this memorandum for your convenience. [c:\wps 1 IBA YFRONTlRlNDONE.Q5T] Th1IJllD)IB3A 1f'Il?]RcQ)N1I' AIL 1rJEffi.N A 'JTII"Y1E§ Staff Subcommittee Alternative 8 Recommended Recommended Residential Units 1400 du 1000 du 1000 du (1355 ksf) (1355 ksO (1355 ksf) Hotel Rooms 1800 nns 1200 nns 1610 rooms(a) Comm,/Retall 150 ksf 150 ksf 150 kst") (sq. ft.) Office(e) 60 ksf 60 ksf 60 ksf<b) Conference Center (sq. ft.) 40 ksf +/- 40 ksrd) + /- 40 ksf<d) Cultural Arts Center Not included in Not Determined, Not Determined, (sq. ft.) this Alternative Pending Consultant Pending Consultant Analysis Analysis Ice Rink 62 ksf +/- 62 ksf +/- 62 ksf (sq. ft.) Public Parks 23.2 ac. 29.2 ac. 29.2 ac (acres) Lagoons 10.8 ac. 9.6 ac.(d) 9.6 ac.(d) (acres) (0) On developer's property, exclusive of City-owned parcel. (b) May vary depending on decision on City-owned parcel. (e) Excludes Rohr Campus. (eI) Area included within primary land use category, i.e., Park, Resort, or Residential. [C:\WP51 IBA YFRONTICOMPARE.CIIT] -- ---+--.". . CHULA VISTA CULTURAL CENTER PHASE ONE PRESENTATION January 9,1992 Chula Vista Cultural Center Phase One Presentation PHASE ONE OBJECTIVE . Assess Market Demand and User Needs for New Cultural Arts Facilities in Chula Vista ~ I _._--_.~....~--,.._.__.._-----_.._--"_.._--_. Chula Vista Cultural Center Phase One Presentation MARKET AREA . PRIMARY MARKET: City of Chula Vista . SECONDARY MARKET: Surrounding communities of Lemon Grove, Spring Valley, Bonita, National City, Imperial Beach, , Coronado, San Ysidro ~ . Chula VISta Cultural Center Phase One Presentation PO PULA TION m.n .122n ~ Chula Vista 115,186 145,021 169,119 Surrounding 294,070 379,300 449,977 California 23,667,900 29,760,022 33,751,700 The City of Chula Vista and surrounding areas are growing at rates higher than the national average ~ . . Chula Vista Cultural Center Phaoe One Prœentation GENERAL OBSERVATIONS · Managing growth, controlling crime, and improving transportation · Strong perception of separation between the East and West sides of town · General support for Bayfront location and strong desire to improve cultural opportunities ~ . Chula v..ta Cultural Center Phaøe One PrœentatiOD AGE . ~ Percentage of Chula Vista Pop ation is under 30 years -- r "".... 25.... ...... i· ........... !15-O% IrQ tom_ 10.0% ..... (] ..... ~ I)' 0: =' :r; H I - J 51 , 51 .. '" ~ . ------~-_._._-",._-_._~._--- . <:hula V"J.Ota Cultural Center Pha.e One Preeentation INCOME . Chula Vista is an Upper Middle Class Community . 45% of Households Have . Incomes Over $35,000 u- n ... ..... ,... ~.._- ... D_ .... ..~ I ~ ~! ~! ~~ ~~ ~! §i ~ f :¡- ::: £~ !i':' ~- £, . <:hula Vista Cultural Center Phase One Preeentation EDUCATION . 40% of Chula Vista Rhidents Have Attended Some College (1980 data) r-· ----- ..- . 1::/ ,. ¡2O.... ~,.__. ,15.~ UCotll..... [10.0% 1 $.0% i 0.0% I ~ '" ;J H !~ '" I j I '" x ~ . Chula Vista Cultural Center Phase One Presentation TARGET MARKET . FAMILIES & kniNICITY Children Under 19 28% Households with Children 43% Hispanic 35% . ADULTS Age: 25 to 59 Years 48% Income: Over $35,000 45% Education: Some College or Grad. 35% ~ . Chula Vista Cultural Center Phase One Presentation LIFESTYLES . PRIMARY MARKET · 19% ''On Their Own" · 15% ''Prosperous Ethnic Mix" · 14% "Great Beginnings - . SECONDARY MARKET · 34% ''Stars and Stripes" · 14% 'Trying Metro TImes" · 8% "Home Sweet Home" ~ .. "- --...,,--.-.---.---- Cbula Vista Cultural Center Phase One Presentation LIFESTYLES SUMMARY . PRIMARY MARKET · 39% are "Mainstream Singles" · 290/0 are ''Accumulated Wealth" · 23% are ''Mainstream Families" , . SECONDARY MARKET · 57% are "Mainstream Families" · 20% are ''Mainstream Singles" ~ n , Cbula Vista Cultural Center Phase One Presentation MARKET RESEARCH · 49% of those surveyed attended at least one . performing arts event last year · 49% of those surveyed attended at least one visual arts exhibition last year · Of those who attended the performing arts, 46% attended plays/theatre, 41% attended "non-rock" concerts, and 25% attended other performing arts events . ~ u . , Chula VISta Cultural Center MARKET RESEARCH Pbase ODe Preaentation (Continued) · 46% of those surveyed had no time or were too busy to attend arts events more frequently · Nearly 19% had no interest in attending · 64% of the sample indicated that other forms of entertainment compete for their spare time · 42% indicated participation in group activities, 34% in exercise/outdoor activities, and 28% in sports ~ .. Chula Vista Cultural Center Pbase One Presentation MARKET RESEARCH (Continued) . 79% of those surveyed reported they would be likely to attend at least one event each year at a Chula VlSta Arts Center . Respondents were asked to indicate which performance types they would attend: · Headline ArtistslEntertainers (5.2110) · Touring Programs (4.9/10) · Regional Theatre (4.5110) ~ .. "._-. -- .-- __ ~___m._.~."'___."'__' Chula Vista Cultural Center Phase One Presentation MARKET RESEARCH (Continued) · 73% get information on arts events from the newspaper, while 43% look to television for cultural information · 35% of the sample currently donates or belongs to a zoological society · 56% of those surveyed attended at least one professional sporting event last year , ~ .. Chula Vista Cultural Center Phase One Presentation PROSPECTIVE USERS 100-250 SEATS Ensemble Arts 3 4 Lamb's Theatre Resident Company New Works S 10 (est.) -- TOTAL 8 14 ~ ~ .. Chula Vista Cultural Center PIuuie One &e.entation PROSPECTIVE USERS 300-700 SEATS ldm mm Centro Cultural 3 3 Helen Pierce Dance 6 12 lIan·bel 12 20 Mexlceyotl 3 3 PASCAT 1 1 Samahen Dance 2 3 S.D. Academy 3 3 S.D. Early Music 2 .s S.D. Youth Symph. 1 2 Young Audiences 4 ø Community/Other 5 20 , TOTAL 42 SO ~ " Chula Vista Cultural Center PIuuie One Presentation PROSPECTIVE USERS 700-1,000 SEATS I.RYt tfuII¡ Body Arts 12 12 CaJ Ballet 3 6 Christian Comm. Th. 3 6 E Street Dance 4 12 In Motion Dance 1 2 Malashock Dance 2 2 S.D. Chamber Orch. 3 5 S.D. Comic Opera 3 3 Community/Other 5 20 TOTAL 36 6Ø ~ u ---._....----_.._-~. "-- - Chula Vista Cultural Center Phase One Presentation PROSPECTIVE USERS 1,000-2,000 SEATS 1.øï J:IIgh Inst. for Arts Ed. 5 10 (est.) Mainly Mozart 2 5 (est.) S.D. Fndn. for Arts 6 12 S.D. Master Chorale 1 1 S.D. Symphony nla nla · Community/Other 5 20 TOTAL 19 48 ~ .. · Chula Vista Cultural Center Phase One Presentation PROJECTED USE 60 50 40 o Low · 30 20 . High 10 0 100- 300- 700- 1,000 2,000 250 700 1,000 to plus 2,000 ~ .. · - . Chula Vista Cultural Center Phase One Presentation RECOMMEND A TIONS · Flexible multi-form. multi-purpose space to accommodate wide variety of community and professional arts programs, commercial events, and community functions · Seating capacity between 750 and 1,500 · Black box studio theatre for audiences up to 200 and to serve as rehearsal space · Classrooms and Meeting Rooms · Facility should include serving kitchen ~ .. Chula Vista Cultural Center Phase One Presentation RECOMMENDATIONS (Continued) · Bayfront is preferred location · Look to DerngatelCerritos as model · Incorporate Latino aesthetic into facility design · Integrate closely with proposed commercial and residential developments adjacent to site ~ II -..-.-'-..'._-..-.--~-~..-.--- . . Chula VIBta Cultunll Center FORMATS Pbaaa One Presentation . LYRIC -. Drama, Opera, Ballet, Ge~" m"· Popular Concertø, Fully " ... i; ,," '!::; ::::~! .... : "'1,111.... ' Sta¡ed Sho_ ''','',r'· ': ,",";:1.' ~ Up to 1,200 Seat. ES:~ I,,' ' .. . CONCERT OO~ I\~' Perfcnm"""". and ¡ -'L i Popular Artioto I ! €JDBu. Up to 1,500 Seat. ~ . Chula VIBta Cultunll Center FORMATS (cont'd) Phaoe One Preoentation . FLAT FLOOR -. ~e§' Dances, Banquets, I Edùbit. , Up to 600 Seat. 'Ô G~C'ð . ..- . ARENA - ~[jj ¡---, - .. .... Sport. Event&, Ice Sho_ I:· 1- ...,: Circuøeo, Theatre in the ,;.-J ~ .., . ~~ Round -£1-'" e. Up to 1,500 Seat. ~ .. , . . .. . . ......... r ¡........ . ;:::: e ~ 'g ::":::::::::::: ..§ :;~r:¡: i ~ ·i·..·· :. ~ III .~.:::;:::: 't: '; ~........ ~ '" _ri........ 1: _ ~8;;¡..... E j .. .......... ~ !!"Ii 8 ".¡:!I". 1! , 1: .. :2::.....: ~ JI! m ",e·::::. c 'tS :.~:.:: ê . :.... .:&.:.:.:.: õ I! .i "'0 ¡¡"... ;; . 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Table 1 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMITTEE ALTERNATIVE· WK&A PHASING [1] CHULA VISTA BAYfRONT PROJECT PHASE I PHASE n PHASE m PHASE IV TOTAL GROSS SF BY USE (1993-19971 (1998-1000) (1001.1004) (1005-1008) (1993-1008) Office 0 60.000 0 80,000 140.000 Retail 145.000 0 5.000 0 150,000 Hotel 492,000 246.000 377,200 200,000 1,315,200 High-Rise Condos 0 0 135,500 196,475 331.975 Low-Rise Condos 135,500 237,125 149.050 94.850 616,525 Center Core Apanments 406,500 0 0 0 406,500 Conference Center 40.000 0 0 0 40.000 Tennis Cub 58,000 0 0 0 58,000 Spans Center [2] 79.000 0 0 0 79.000 Child Care 0 7.000 0 0 7.000 -- Total Excl. Parking 1,356,000 550,125 666.750 571,325 3,144,200 SublcIT'3I1ean Parking 837,480 258.600 275,520 207.000 1,578,600 Surface Parking [3] 330.015 75,425 263,760 152.775 821,975 ---- --- -- Total Parking S.F. 1,167,495 334.025 539,280 359.775 2,400,575 TOTAL GROSS S.F. 2,523,495 8S4,150 1,206,030 931.100 5.544,775 HOTEL ROOMS 600 300 460 250 1,610 <Auium) (Extended Stay) (Reson) (Inn) DWELLING UNITS (D.U.'s) High-Rise Condos 100 145 245 Low·Rise Condos 100 175 110 70 455 Center Core Aparuncnts 300 300 ---- TOTAL D.U.'s 400 175 210 215 1.000 [I] Years of phasing refer /0 years of construction by phase. Does 110/ ¡nelude projects proposed/or Rohr Industries. [2] 62,000 SF ice rink stadium has been elimÙllJledfrom the analysis. [3] This analysis assu"",s 75% SublerraMan and 25% surface parking. SubterraMan parking is as:rumed a/400 square feel per space, while surface parking ¡s assum£d al 350 square feet per space. Surface parking also ¡neludes landscaped parking along SDG&.E Right-of-Way (Phase Ill) and surface parking for office on Ciry-ow~d parcel (Phase lV). Source: The Jerde ParI~rship; Ciry ofCluùa Vista; Williams-Kuebelbeck &. Associales. 5,e3236-01dnew ]6 .._..--,,--~_._. , . Table 2 DEVELOPMENT AND PHASING ASSUMPTIONS SUBCOMMrITEE ALTERNATIVE· DEVELOPER PHASING (1] CHULA VISTA BAYFRONT PROJECT PHASE 1 PHASE n PHASE m PHASE IV TOTAL GROSS SF BY USE (1993·1997) (1997.20011 (2002-2004) (1993·2004) Office 60,000 0 80,000 0 140,000 ReIaiI 145,000 0 5,000 0 150,000 Hotel (Aaium/Inn) 492,000 200,000 0 0 692,000 Hotel (Extended Stay) 246,000 0 0 246,000 Hotel (Reson) 377;100 0 0 377 ;100 High-Rise Condos 0 135,500 196,475 0 331,975 Low-Rise Condos 271,000 257,450 88,075 0 616,525 , Center Core Aparunents 406.500 0 0 0 406.500 Conference Center 40,000 0 0 0 40,000 Tennis Club 58,000 0 0 0 58,000 Spans Center [2] 79,000 0 0 0 79,000 Child Care 0 7,000 . 0 0 7,000 ------- Total Exc1. Parking 2,174,700 599,950 369,550 0 3,144,200 Subtemmean Parking 1,194,600 252,000 132,000 0 1.578,600 Surface Parking [3] 434,175 73,500 314,300 0 821,975 -------- - · Total Parking S.F. 325,500 446,300 1,628,775 0 2,400,575 TOTAL GROSS S.F. 3,803,475 925,450 815,850 0 5.544,775 - - HOTEL ROOMS 600 250 300 (Inn) 460 1,610 DWELLING UNITS (D.U.'s) · High-Rise Condos 100 245 145 Low-Rise Condos 200 190 65 455 Center Core Aparunents 300 300 -- TOTAL D.U.'s 500 290 210 0 1,000 [1J Years of phasing refer to years of construction by phase. Does IIOt inclwde projects proposedfor RON ruiJ,stries. (2J 62,000 SF ice rink stadium has been elil1Ùnatedfrom the analysis. [3J This analysis assumes 75% subterranean and 25% surface parJ:ing. Subterranean parking is QSSII1IIed at 400 squarefut · per space. while SUJ"face parlång is assumed at 350 square feet per space. Phase JJJ surface parking also inclwdes landscaped parking along SDG&E RighI-o¡'Way and surface parking for office on Ciry-ow1ll!d parcel. SOUJ"ce: The Jer/Ú Part1ll!rship; City ofClwla Vista; Williams-KULbelbeck & Associates. 5,e3236-0IEnew 17 , . Table 3 DEVELOPMENT AND PHASING ASSUMPTIONS ST AFT AL TERNA TIVE . WK&A PHASING [1] CHULA VISTA BAYFRONT PROJECT PHASE I PHASE D PHASE m PHASE IV TOTAL GROSS SF BY USE (1993-1997\ (1998-1000) l1OO1.1O(4) (1005-1007\ (1993-10071 Office 0 60,000 0 0 60,000 Retail 145,000 0 5,000 0 150,000 Hotel 287,000 205,000 287,000 200,000 979,000 High-Rise Condos 0 0 112,800 169,200 282,000 Low-Rise Condos 70,500 117,500 . 94,000 94,000 376,000 Center Core AparunenlS 282,000 0 0 0 282,000 Conference Center 40,000 0 0 0 40,000 Tennis Club 58,000 0 0 0 58,000 Sports Center [2] 79,000 0 0 0 79,000 Child Care 0 7,000 0 0 7,000 -- Total Exc1. Parking 961,500 389,500 498,800 463,200 2,313,000 Subtemltlean Parking 741,863 198,938 222,450 214,500 1,377,751 Surface Parking [3] 302,127 58,023 248,281 62,563 670,994 -------- ---- -- Total Parking S.F. 1,043,990 256,%1 470,731 277 ,063 2,048,745 TOTAL GROSS S.F. 2,005,490 646,461 969,531 740,263 4,361,745 ----- - ------ HOTEL ROOMS 350 250 350 250 1,200 (Atrium) (Extended SlaY) (Reson) (Inn) DWELLING UNITS (D.U.'s) High.Rise Condos 120 180 300 Low-Rise Condos 75 125 100 100 400 Center Core AparunenlS 300 300 --------- ----- TOTAL D.U.'s 375 125 220 280 1,000 , [I J Years of phasing refer 10 )'ears of constrllclÏon try phase. Does 1101 include projects proposed for RON Industries. , [2J 62,000 SF ice rink sladium has been elirtUNJledfrom lhe analysis. [3J This analysis assumes 75% subterranean and 25% swface parJdng. Subterranean par/dng is assumed al400 squme feet per space, while sv.rface par/dng is assumed at 350 squme fret per space. Swface par/dng also includes landscaped parking along SDG&.E RighI-of-Way (Phase 111). SoW'ce: The Jerde Partnership; City ofClwla VisÚl; Wil/iams-K¡¡ebelbeck & Ássociates. 5,e3236-01fnew 18 .---_. ..- -...-- ..-.- - -,,-.._._--~.,_._-_.._-_._- FINAL ENVIRONMENTAL IMPACT REPORT MIDBAYFRONT LCP RESUBMITTAL NO.8 AMENDMENT VOLUME I ~ ~ f.? ~ '----------- ~ ~----- - - -- CllY OF CHUlA VISTA Prepared by: Invironmental Keller Environmental Associates, Inc. 1727 Fifth Avenue San Diego, CA 92101 July 1991 Impact Report --- "--.. ----"--_.._-~---_..- . FEIR INSTRUCTION SHEET This Final Environmental Impact Report (FE/R) for the Midbayfront LCP Resubmittal No.8 Amendment consists of two volumes: . Volume / - Includes Comments and Responses received as a result of the Draft and Recirculated Environmental Impact Report (DE/R). These Comments and Responses are contained in Section 3.0 and Section 6.0, respectively. For ease of reference, comments on the Recirculated DE/R follow sequentially the lettered comments received on the original DE/R (starting with "EE"). The original or first DE/R was submitted by the City of Chula VISta for public review on August 6, /990. Based upon the incorporation of new infonnation and altematives, a second public review period was held on the Recirculated DE/R between April /0, /99/ and May 22, /99/. The public review period on the Recirculated DE/R was extended until May 24, /99/ to allow additional response time for the U.S. Fish and Wildlife Service. Volume / also contains a summary of new infonnation incorporated in the Recirculated DE/R, and an analysis of two new alternatives. . Volume II - Contains text changes to the original DE/R and Recirculated DE/R. Text changes have been made based upon the comments received, as well as new infonnation presented in Volume I. The Recirculated DE/R, Volumes / and II, the Comments and Responses, and text changes constitute the Final Environmental Impact Report (FE/R). Where revisions occurred in the DE/R text, shading is shown to highlight these changes. Changes to the Recirculated DEIR are shown in italics. Where text has been eliminated, lines are drawn through the narrative to indicate which language was deleted. Volume II also contains a re-analysis of all impacts to incorporate new infonnation and to clarify plan-level versus project-level issues. Appendices also accompany the two volumes of the FEIR The appendices are the final Technical Reports prepared by the City's EIR Project Team. --".---- TABLE OF CONTENTS Section Title Pa¥e 1.0 INTRODUCfION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1 2.0 NEW INFORMATION PRESENTED IN THE RECIRCULATED DRAFT EIR . . . . . . . . . . . . . . . . . . . . . . . . . 2-\ 2.\ Description of New Data Submitted By the Applicant. . . . . . 2-\ 2.2 Description of New Data Generated In Response to Public Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-6 3.0 RESPONSES TO COMMENTS ON DRAFT EIR . . . . . . . . . . 3-\ 3.\ General Responses Regarding the Document As A Whole. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-2 3.2 General Responses Regarding Geotechnical and Hydrological Issues .............................. . 3-5 3.3 General Responses Regarding Biological Issues .......... 3-20 3.4 Public Comment Responses ......................... 3-46 4.0 ALTERNATIVE 8 - APPLICANTS NEW REVISED DEVELOPMENT PLAN ............................... 4-\ 4.\ Alternative 8 Description .. . . . . . . . . . . . . . . . . . . . . . . . . . 4-\ 4.2 Impacts of Alternative 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-7 5.0 ALTERNATIVE 9 - ALTERNATIVE DEVELOPED IN RESPONSE TO PUBLIC COMMENT.................... 5-\ 5.\ Description of Alternative 9 . . . . . . . . . . . . . . . . . . . . . . . . . 5-\ 5.2 Impacts of Alternative 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2 6.0 RESPONSES TO COMMENTS ON RECIRCULATED DRAFT EIR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-\ - ii - 89-04 07/12/91 ---. LIST OF TABLES On or Table Title Follows Pal!e 2-1 Comparison of Applicant's Revised Project (Alternative 8) with Original Project Addressed in Draft EIR 2-2 3-1 Comment Letters Received on Midbayfront Draft EIR 3-1 4.2.14-1 Projected Levels of Service - Future Conditions Year 2000 With Original Distribution Assumptions 4-26 4.2.14-2 Projected Levels of Service With Phased Mitigation Future Conditions Year 2000 4-28 4.2.14-3 Projected Levels of Service Future Conditions Year 2000 - With Restribution Analysis 4-28 4.2.14-4 Projected Levels of Service With Mitigation - Future Conditions Year 2000 4-29 6-1 Comment Letters Received on Midbayfront Recirculated Draft EIR 6-1 - III - 89-04 07/12/91 LIST OF FIGURES On or Fi!rure Title Follows Pa!!e 2.1-1 Alternative 8 - Applicant's Revised Development Plan 2-2 3.2-1 Proposed Drainage 3-5 3.2-11 Water Quality Control Structure 3-5 3.2-III Possible Control Valve Designs 3-5 3.2-IV Discharge Control Valve Locations 3-5 3.2-V Proposed Outlet Protection Design Data 3;5 4.1-1 Alternative 8 - Applicant's Revised Development Plan 4-1 4.2.12-1 Shade/Shadow Conditions - Summer Solstice - 7:00 A.M. 4-19 4.2.12-11 Shade/Shadow Conditions - Summer Solstice - 5:00 P.M. 4-19 4.2. 12-III Shade/Shadow Conditions - Winter Solstice - 9:00 A.M. 4-19 4.2. 12-IV Shade/Shadow Conditions - Winter Solstice - 3:00 P.M. 4-19 4.2.14-1 Proposed Bayfront Land Use and Daily Trip Generation 4-24 4.2.14-11 Proposed ADT (In Thousands) At Bayfront Buildout No Build/Alternative 1 Year 2000 4-25 4.2. 14-III Projected ADT (In Thousands) At Bayfront Buildout Alternative 8 Year 2000 4-25 5.1-1 Alternative 9 - Public Comment Alternative 5-1 Plates I, II and III 4-7 - IV - 89-Q4 07/12/91 -",.._--- Appendices Volume I Notice of Preparation and Responses A Proposed Local Coastal Program Resubmittal No.8 B (Bound Separately and Available at the City of Chula Vista) Biological Resources C Archaeological/Historical Resources D Paleontological Resources E Air Quality F Letter From City Traffic Engineer G Regarding Striping Plan for "E" Street and Bay Blvd. in the Vicinity of 1-5jBayfront Development Project Volume II Traffic Report H - v - 89-04 07/lZ/91 1.0 INTRODUCTION The Midbayfront LCP Resubmittal No.8 Amendment Final EIR (FEIR) contains the CEQA compliance record for this plan-level action that has been processed between preparation of the NOP in June 1989 and the FEIR in June 1991. The Draft EIR was initially completed in August 1990. The public review period for the Midbayfront LCP Resubmittal No. 8 Amendment Draft EIR (DEIR) extended from August 6 through September 26, 1990. Volume I, Section 3.0, of this FEIR contains the comments received on that DEIR and responses to public comments. In addition to responding to comments, Volume I outlines for the reader additional information and analyses prepared subsequent to the original DEIR public review period that were considered in preparing the Recirculated DEIR These new data and environmental analyses have resulted in a re-evaluation of impacts and mitigation measures for this plan-level CEQA document. The reader should review Section 1.2 of Volume II for the summary of impacts and mitigation measures for the Midbayfront LCP Resubmittal No. 8 Amendment. Based upon the incorporation of new information and alternatives, a second public review period was held on the Recirculated Draft EIR between April 10, 1991 and May 22,1991. The public review period on the Recirculated Draft EIR was extended until May 24, 1991 to allow additional response time for the U.S. Fish and Wildlife Service. Section 6.0 of this FEIR contains the comments received on the Recirculated Draft EIR and responses to those comments. 1-1 89-4.001 07/12/91 -.-.--..,.-'.. .......---- 2.0 NEW INFORMATION PRESENTED IN THE RECIRCULATED DRAFT EIR 2.1 DESCRIPTION OF NEW DATA SUBMITIED BY THE APPLICANT Since the publication of the Draft EIR in August, 1990, the applicant's consultants -- Peterson and Price, the Jerde Partnership, A.D. Hinshaw Associates, GEOCON, J. Harlan Glenn Associates, Rick Engineering, Urban Systems Associates and David S. Smith and Associates have submitted new data to be considered in preparing the EIR for the Midbayfront LCP Resubmittal No.8 Amendment. The new data submitted by the applicant include the following major components: · A new Revised Development Plan - termed "Alternative 8" in the current DEIR. The plan includes reductions in density and building heights, increased parkland acreage and a revised phasing plan. · New Geotechnical and Hydrology Baseline Information and Design Details - regarding groundwater supply and use of groundwater for the proposed lagoons, water quality, the lagoon design and operation, and the design and operation of the desiltation/detention basin. This information has been submitted by the applicant in response to various public comments received on the DEIR. · Applicant Proposed Biological Mitigation Measures - including design standards and performance standards to reduce impacts reported in the DEIR. · Applicant Proposed Traffic Mitigation Measures - including a striping plan for the "E" Street overpass and the widening of Bay Boulevard and the 1-5 northbound off-ramps in order to reduce traffic impacts reported in the DEIR. A summary of each of the new data submittals is presented below with an explanation of how and where the new information is incorporated in the DEIR. Revised Proiect - Alternative 8 At the close of the public review period, the applicant presented a new revised Development Plan. The revised project was presented by the Jerde Partnership and the law offices of Peterson and Price at the public hearing on the Draft EIR (DEIR), held at the City of Chula Vista Planning Commission Meeting, on September 26, 1990. This revised project was also described in comments on the August 1990 DEIR, submitted by Chula Vista Investors and A.D. Hinshaw Associates. Comments AAl, AA2, ZI, Z24, Z51 and Z69 specifically address this new revised project. The revised project consists of changes to the proposed project Development Plan, addressed in the DEIR as the "ultimate project action" that would be allowable under the LCP ResubmittaI. Primary differences between the old proposed Development Plan and 2-1 89-4.00203/12/91 -."'.-. the revised plan are shown in Tab]e 2-l. Overall, the development plan concepts are similar. However, the revised project plan provides for reductions in the total intensity of development and selected building heights, as well as modifications to parking and the phasing plan. Increases to the amount of parkland have also been incorporated into the revised plan. Figure 2.1-1 shows the revised Deve]opment Plan and project phases (the various phases are designated with capital letters). The applicant is not proposing to modify the LCP Resubmitta] No.8 document, however. Consequently, the ultimate development that would be allowab]e with the adoption of the LCP Resubmitta] No.8 remains the same as was previously described in the DEIR. For these reasons, the proposed project addressed in the DEIR has not been changed. Rather, the applicant's new revised Deve]opment Plan is termed "Alternative 8" in the current DEIR and is described in Section 4.1 of this volume. The environmental effects of this new revised project are described in Volume I, Section 4.2. New Baseline Information and Desien Standards ADDlicable to Groundwater and Surface Water Hydrolol!V. Water Ouality A number of impacts were identified in the DEIR as significant and not mitigab]e since design details and/or baseline information were not availab]e, at the time the DEIR analysis was prepared, that substantially demonstrated that impacts could be avoided or mitigated to a level below significant. Since the publication of the DEIR, the applicant and his consultants have submitted additional information and mitigation commitments to address some of these issues. New geotechnical and hydrological information submitted by the applicant includes the following: a) J. Harlan Glenn and Associates - Letter dated 10/10/90 In response to comments on the August 1, 1990 DEIR, the applicant's consultant J. Harlan Glenn has provided additional information concerning the lagoon design, the use of groundwater for the initial lagoon filling and replacement water and nutrient trapping and stripping. These data are available at the City of Chu]a Vista. This information has been considered by the Project Team in preparing the responses to comments on the DEIR. (See Volume I, Section 3.0.) b) GEOCON Environmental Consultants (GEC) - Letter dated 7/5/90 This letter provides estimates on the average and 'maximum water supply requirements for the lagoons as well as the results of a production well that was installed and tested by GEe. This Jetter is on file at the City of Chula Vista and has been considered by the project team in preparing response to comments on the DEIR (See Volume I, Section 3.0). c) GEOCON Environmental Consultants· Letter dated 9/24/90 The applicant's consultant prepared this letter in response to issues raised in the August 1990 Draft EIR. Information provided in the letter includes data on water 2-2 89-4.0œ 03/12/91 Table 2-1 Comparison of Developer's Revised Project (Alternative 8) with Original Project Addressed in Draft EIR Developer's Project Developer's Revised Addressed in DEIR Project - Alternative 8 I. Land Use Comnarison Total Square Feet of Development 4.18 Million 3.9 Million · Residential 1,500,000 (1,550 units) 1,791,000 (1,400 units) · Commercial Visitor 1,896,000 (2,028 1,791,000 (1,800 hotel units) hotel units) 80,000 (at City-owned site) · Commercial Retail 150,000 150,000 · Professional Administrative 640,000 (inc. 500,000 560,000 (inc. 500,000 sJ. for Rohr) sJ. for Rohr) Parks (acres) 18.9 23.2 Parking 12,023 spaces 9,932 spaces II. Buildin!! Hei!!hts Comnarison BII;TJin,¡: Height Stories Hei~ht Stories Resort Hotel 265' 26 176' 17 Luxury Hotel 120' 8 69' 5 Atrium Hotel 265' 26 229' 22 Extended Stay Hotel 172' 17 172' 17 Residential (north)t Apt. Bldg. a 44' 2 53' 4 Apt. Bldg. b 176' 17 106' 9 Apt. Bldg. c 44' 3 53' 4 Apt. Bldg. d 176' 17 141' 13 Apt. Bldg. e 44' 3 53' 4 Apt. Bldg. f 176' 17 176' 17 Apt. Bldg. g 44' 3 44',53' 3,4 Residential/Commercial (central)'t Tower h 71' 5' 71' 5' Toweri 71' 5' 71' 5' Tower j 75' 4" 75' 5" Tower k 75' 4" 60' 4'" Source: The Jerde Partnership, Inc. Notes: . 1 story retail/4 stories residential ,. 2 story retail/3 stories residential ... 1 story retail/3 stories residential t See Figure 2.1-1 for building designations _ __m.._.__.._.___..~...__ L '"- x·' "'",""" C ".ttR '. 8I..ß1:RPARI<'-. . --..-..-..-..-..-.. P R B ... E --- 10 INJERPR£TM CEN1ER S U B M I · · \ T · · \ '" . " T . \ Õ . û; ~ TENNS , " A T_ING C ~. L # B ~ (hidInG) ~ F Street @ æ ==== . . ". i E ROHR OFTICE æ:==: REsmvEO r '" ç STRŒT tu.RSH § D læ§ ææææ ææ:æ ~ ~ææ . ~··_··_.._.._.._l._.._.._.._.·.i ". j§§~ ==== l§šl · · I l§gl · · ææææ L.... .. -=- § ææ I R1MNd 01/10/01 ree ~§ªª i§æ¡g §a~ lEi AL TERN A TIVE B -=- ~ ffillIlIlIlIIllIIlIlIlIlIIlIlIlIlIlIIlIIlIlIIlIIlIIllIl"""""III"'''''''I'''IIIIII'I''I'''II''''"'''11I""""'III"''''''"IIIIIIIII''''''''"'III'''"''''II'''IIIII'''II''''III'''II"IIIIIIIII'''"'1"r""""rlllllllll"'II"'''''''II'''''IIIII''II''''''''"IIIIIIII''''''I"lrll1111111111'''''111111"'''1111'''111 ~~IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII...;;;;;..:.:::::: ..:::::. :::::: 111I11' 111I11 :::::::::::::1 111I11 "'" :::::: I "'''II !ji""'"""""I""""""""""'"""""""""""'""""""IIIIIIIIIIIIIIIIIIIIIIIII/111II11I1111111111I1111I111111I11I1 111111I11I1111I1111I111111111111111111I1111111I11111111111I111I1111I1111111111I11111I11111I1111111I111I11111111I1111111111 11I1111111111I111I111111111111111111I111111I11 Figure 2.1-1 chemistry testing at well PW-A, the relationship between tidal fluctuations and groundwater level variations at well PW-A, aquifer capacity, the potential for groundwater contaminants, and water salinity and the potential for saltwater intrusion into groundwater wells. This letter is on file at the City of Chula Vista and has been considered in the response to comments in this volume (Section 3.0). d) GEOCON Report - 'Limited Groundwater Supply Report: November, 1990. This hydrogeologic report details the field investigations, the results of hydraulic (well) and water chemistry testing. The study includes data interpretations, estimates on groundwater production capacity, and discussions on the various effects and impacts of groundwater pumping. Baseline information contained in the report was considered by the Project Team in preparing the responses to comments (Volume 1, Section 3.0), and is on file at the City of Chula Vista. e) A.D. Hinshaw Associates - Responses to Comments, dated November 4, 1990. The applicant's consultants, A.D. Hinshaw, et aI., submitted both comments and responses to comments to the City of Chula Vista and project team for consideration in preparing the Recirculated EIR. The responses to comments were reviewed and used by the project team only to the extent that they either (1) provided new baseline information relevant to the project, and/or (2) provided new or expanded mitigation measures to which the applicant was willing to commit. The A.D. Hinshaw comments are included in Section 3.0 of this volume, Comments ZI through ZI64. New geotechnical/hydrological information contained in the Hinshaw comments and used by the project team in preparation of this DEIR included data and mitigation measures regarding (1) design of storm drains, (2) the lagoon management and street sweeping programs, (3) water quality testing and monitoring programs for addressing dewatering and water contaminant concerns, and (4) the proposed functioning and monitoring of the detention/desilting basins to eliminate freshwater flows to the "F" & "G" Street Marsh during the dry season. 0 Rick Engineering Company - Report dated 10/17/90 This report provides detail on the location, operation and design of the oil grease traps, the storm water discharge system and the design and operation of the desiltation basin. This document sets forth commitments by the applicant and is considered in the responses to comments (Volume I, Section 3.0), and is on file at the City of Chula Vista. g) David S, Smith and Associates - Letter dated 12/5/90 This letter outlines the design standards and performance requirements that have been developed by the applicant's consultants, in coordination with the USFWS, to mitigate potential biological impacts to the Sweetwater Marsh NWR and sensitive resources. These measures are discussed further below. Standards are included for 2-3 89-4.002 03/10/91 ,.__.~_._-^ surface water drainage systems, the discharge of freshwater into the "F" & "G" Street Marsh, landscaping, and a water quality monitoring plan (on file at the City of Chula Vista.). The design and performance standards have been committed to by the applicant and are therefore incorporated into this document. New Standards AnnIicable to Biolo¡:ical Resources Biological mitigation measures have been developed and committed to by the applicant. These standards were submitted to the City of Chula Vista on December 5, 1990. The standards consist of both "design requirements" and "performance requirements" that are intended to reduce, to the maximum extent possible, the development-related conditions or activities that may adversely affect sensitive species using wetlands and related habitats in the adjoining National Wildlife Refuge. The standards are organized according to five issues: · Reduction of Predator Pressures · Reduction of Potential for Bird Strikes · Reduction of Potential Adverse Effects of Lighting · Control of Human Activity to Reduce Impacts on Wildlife · Reduction of Potential Adverse Effects on Water Quality Issues not addressed in the standards are (1) those which would require a major redesign of the project, (2) those that require details beyond the level of specificity appropriate for a plan-level EIR, and (3) those that are regional (bay-wide) or systemic, in scope, thereby requiring a multi-party or region-wide program that is beyond the scope of this project. The standards have been incorporated into the DEIR. ADnIicant Pronosed Traffic Miti¡:ation Measures The applicant's traffic and engineering consultants, Urban Systems Associates, and Rick Engineering, have prepared a proposed striping plan/lane alignment study for the "E" Street/I-5 interchange and overpass in order to mitigate traffic impacts reported in the DEIR. This plan is on file at the City of Chula Vista. The plan calls for a number of improvements that have been incorporated into this analysis: · Restriping of the "E" Street overpass to provide a dual left-turn lane from eastbound "E" Street to northbound 1-5 · Addition of a fourth lane on the future 1-5 southbound off-ramp to "E" Street, and the lane alignment across "E" Street to Bay Boulevard · Widening of Bay Boulevard by approximately 15 feet to the west, thereby providing three northbound and one southbound lane at the south leg of the Bay Boulevard/"E" Street intersection. Also shown is the minimum clearance of nine feet between the new westerly curb and the centerline of the AT &SF railroad tracks 2-4 89-4.002 03/10/91 · Widening of the 1-5 northbound off-ramp at "E" Street to provide a third lane to be used as a "right-turn-only" lane in the future. Also shown are topographic elevations that indicate that the third new lane at elevation 30 feet is within ramp grade requirements when compared with the 31.8-foot elevation at the trolley tracks on "E" Street · Revision of median and north curbs on "E" Street east of the 1-5 northbound ramps to align with the revised bridge deck striping and a third westbound lane at the approach to the northbound ramp. It is important to note that these measures do not meet City or Caltrans standards and have not been approved by either Caltrans or the City of Chula Vista at this time. 2.2 DESCRIPTION OF NEW DATA GENERATED IN RESPONSE TO PUBLIC COMMENTS In addition to evaluating the new information submitted by the applicant, this document incorporates the following new analyses that have been completed in response to public concerns: · A new Alternative 9. .This has been developed and evaluated in response to a number of public comments suggesting various redesigns. These types of comments were received from the U.S. Fish and Wildlife Service, the State of California Department of Fish and Game, the Bayfront Conservancy Trust, etc. Volume I, Section 5.1 describes Alternative 9 characteristics that are intended to respond to those concerns. An environmental evaluation of Alternative 9 is subsequently presented in Section 5.2. · An Expansion of the Cumulative Impact Analysis. The Cumulative Impact Analysis has been expanded to specifically address future development projects that are known to be proposed or considered in the San Diego Bay region. The cumulative impact analysis further describes how the various resource studies had incorporated cumulative issues into their DEIR analyses. The Cumulative Impact Analysis is presented in Section 9.0 of Volume II. · An Expanded Traffic Analysis. JHK was directed by the City of Chula Vista to include five additional intersections and all additional arterials that would be impacted by the proposed development. In addition, the City requested that critical signalized intersections which would be impacted by future trolley gate operations be further analyzed using the "Operational Analysis" method from the 1985 Highway Capacity Manual (HCM). Thus, an analysis is presented of existing and future levels-of-service at the intersections listed below for each of the following site development scenarios: the Alternative 1 (No Build); the Developer's Original Proposal; and Alternative 8 (Developer's New Proposal) site development scenarios. The five new intersections are as follows: . "E" Street/Woodlawn Avenue 2-5 89-4.00] 03/10/91 .".- · "E" Street/Broadway · "F" Street/Woodlawn Avenue · "F" Street/Broadway · "H" Street/Broadway This re-analysis is contained in Volume II, and is on file at the City of Chula Vista. . A Refinement and Re-evaluation of Impact Significance and Mitigation Measures. In order to incorporate the applicant's new information and to distinguish impacts that are significant and unmitigable from those that are significant and may be mitigated later at the project-level of environmental compliance, all impacts reported in the August 1990 DEIR were re-evaluated. This re-evaluation of impacts is presented in Volume II, Section 1.0 and in Table I-I-A. Table 1-2 explains mitigation measures, including the need for additional studies and design information at the project-level of CEQA compliance. 2-6 89-4.0()2 03/11/91 3.0 RESPONSES TO COMMENTS Twenty-four (24) letters and five (5) memorandums were received on the August 1990 Draft EIR from federal, state and local agencies and the public. Table 3-1 lists the sources of comments received on the Draft EIR and the letter designations referenced for each in this section of the Recirculated DEIR. The transcript of the public hearing on the August 1990 Draft EIR, held on September 26, 1990, is also incorporated in the comment record. The preparers of the responses to comments are the same project team that prepared the Draft EIR. Responses have been provided by: · Keller Environmental Associates, Inc. - Ms. Christine Keller Ms. Diana Richardson · Group Delta Consultants, Inc. - Mr. Walt Crampton Mr. Ford Garner · Pacific Southwest Biological Services - Mr. Keith Merkel Mr. Jim Bahr · JHK and Associates - Mr. Dan Marum · Giroux & Associates - Mr. Hans Giroux GENERAL RESPONSES In reviewing the public comments, a number of issues have been raised that are shared by various groups and agencies. In order to best provide responses to these concerns, and minimize redundancy in the current document to the extent possible, the first part of Section 3 presents a series of General Responses to such comments. Subsequently, specific responses are provided to each comment with references back to applicable General Responses. 3.1 GENERAL RESPONSES REGARDING THE DOCUMENT AS A WHOLE General responses related to the document as a whole have been prepared to address the following two types of concerns and comments: · The type of CEQA document prepared and the level of information required for this EIR · Cumulative impacts and how they are factored into the DEIR 3-1 89-04.013 03/11/91 ...-- Table 3-1 Comment Letters Received on Midbayfront Draft EIR A. National Marine Fisheries Service (NOAA), letter from E.C. Fullerton, Regional Director, dated September 24, 1990 (2 pages). B. U.S. Fish & Wildlife Service, letter from Martin Kenney, Acting Office Supervisor, dated September 26, 1990 (21 pages). C. California Coastal Commission, letter from Deborah N. Lee, Assistant District Director, dated September 25, 1990 (4 pages). D. California Department of Water Resources, memorandum from Charles R. White, Chief Planning Branch Southern District, dated September 20, 1990 (1 page). E. California Department of Transportation, District 11, memorandum from James T. Cheshire, Chief Environmental Planning Branch, dated September 19, 1990 (2 pages ). F. California Department of Fish & Game, letter from Pete Bontadelli, Director, dated September 21, 1990 (5 pages). G. City of Chula Vista, memorandum from Clifford Swanson, City Engineer, dated September 27, 1990 (1 page). H. Chula Vista City Fire Marshal, memorandum from Carol Gove, dated August 27, 1990 (1 page). I. Sweetwater Union High School District, letter from Andrew B. Campbell, Administrator of Planning, dated May 31, 1990 (1 page). J. Sweetwater Union High School District, letter from Thomas Silva, Director of Planning, dated August 23, 1990 (3 pages). K Chula Vista City School District, letter from Kate Shurson, Director of Planning, dated September 21, 1990 (2 pages). L. Chula Vista City School District, letter form Kate Shurson, Director of Planning, dated July 13, 1989 (2 pages). M. Chula Vista City School District, letter from John E. Linn, Assistant Superintendent for Business Management, dated September 11, 1989 (1 page). 89-4.001 03/12/91 Table 3·1 (continued) N. Save Our Bay, Inc., letter from William E. Claycomb, dated September 17, 1990 (6 pages). O. Citizens Coordinate for Century 3, letter from Judith M. Collins, San Diego Bay Committee, dated September 26, 1990 (1 page). P. Bay Users Group of San Diego, memorandum from Judith Collins, President, dated September 26, 1990 (1 page). Q. Letter from Elizabeth Cooper dated September 24, 1990 (2 pages). R. San Diego Chapter Sierra Club, letter from William J. Robens, Conservation Chair, South Bay Group, dated September 19, 1990 (6 pages). S. San Diego Audubon Society, letter from Norma Sullivan, Conservation Chair, dated September 11, 1990 (1 page). T. Environmental Health Coalition, letter from Laura Hunter, Clean Bay Campaign Coordinator, dated September 25, 1990 (6 pages). U. Starboard Development Corporation, letter from Mr. Ian Gill, dated September 26, 1990 (5 pages). V. Sierra Club Legal Defense Fund, Inc., letter from Laurens H. Silver, dated September 25, 1990 (2 pages). W. Bayfront Conservancy Trust, letter from Dr. Stephen Neudecker, Executive Director, dated August 31, 1990 (18 pages). X. Bayfront Conservancy Trust, letter from Dr. Stephen Neudecker, Executive Director, dated September 12, 1990 (17 pages). Y. Bayfront Conservancy Trust, letter from Board of Directors, dated September 19, 1990 (4 pages). Z. A D. Hinshaw Associates, letter from Philip L. Hinshaw, dated September 26, 1990 (86 pages). AA Chula Vista Investors, letter from William J. Barkett, dated September 26, 1990 (8 pages). 89-4.001 03/12/91 .0.__. Table 3·1 (continued) BE. Peterson & Price, letter from Paul A. Peterson and Matthew A. Peterson, dated September 26, 1990 (8 pages). Cc. Planning Commission Public Hearing Verbatim Transcript of Peter Watry's Testimony on September 26, 1990, sent by Robin Putnam, City of Chula Vista, dated October 15, 1990 (4 pages). DD. Office of Planning and Research, letter from David C. Nunenkamp, Deputy Director, Permit Assistance, dated September 20, 1990 (1 page). 89-4.()()1 03/12/91 3.1.1 'lJne of CEOA Document - Plan Level versus Proiect Level EIR Numerous comments were received from agencies and the public that questioned whether the impacts of the project could be determined at this time in light of the general type of information available on the project. The Draft EIR for the LCP No.8 Resubmittal is a plan-level CEQA document and is not a project-level compliance document. As stated in Volume II (pg. 1-1) this EIR addresses the resubmittal of the City of Chula Vista's certified Local Coastal Program (LCP); and, as such, analyzes the environmental consequences of approval and adoption of the proposed Resubmittal. This ErR also addresses changes to the other City plans that would need to be amended to correspond to the LCP - including the City's General Plan, Bayfront Specific Plan and Bayfront Redevelopment Plan. Since the applicant has also submitted a development plan for the site, this ErR addresses this development plan as the "ultimate potential action" of the project. By addressing the "ultimate potential action" of the LCP resubmittal adoption, this ErR has evaluated the types and magnitudes of impacts that could be expected from construction and operation of the proposed development plan and alternatives. The CEQA Guidelines distinguish between the degree of specificity necessary for program approvals versus construction projects in Section 15146 as follows: (a) An ErR on a construction project will necessarily be more detailed in the specific effects of the project than will be an EIR on the adoption of a local general plan or comprehensive zoning ordinance because the effects of the construction can be predicted with greater accuracy. (b) An EIR on a project such as the adoption or amendment of a comprehensive zoning ordinance or a local general plan should focus on the secondary effects that can be expected to follow from the adoption or amendment, but the EIR need not be as detailed as an EIR on the specific construction projects that might follow. It is important to recognize that this development plan (or any of the alternatives except the No Project Alternative) will require a project-level CEQA compliance prior to final project approval by the City of Chula Vista and issuance of permits. Project-specific details, including among others: grading plans, geotechnical studies, groundwater studies, testing and monitoring, engineering plans and the biological Habitat Restoration and Management Program will be required for subsequent CEQA review and approval at the project level. 3.1.2 Cumulative ImDacts Cumulative impacts "shall be discussed when they are significant" (CEQA Guidelines, Section 15130(a». Cumulative impacts may be defined as environmental changes resulting from a single project (Midbayfront) or a number of separate projects. As defined in CEQA Guidelines, Section 15355(b): 3-2 89-04.013 03/10/91 -- The cumulative impact from several projects is the change in the environment which results from the incremental impact of the project when added to other closely related past, present, and reasonably foreseeable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time. The August 1990 DEIR incorporated cumulative impact issues into the individual resource studies. For example, the biological assessment took into account the rapidly diminishing habitat for raptors within the region, as well as for other sensitive species. Similarly, the traffic analysis utilized regional SANDAG projections. A number of commentors noted, however, that cumulative impacts were not addressed. Consequently, an expanded Cumulative Impact discussion is provided in Volume II, Section 9.0, that specifically describes how cumulative effects were addressed in each resource analysis. This cumulative impact discussion is organized in two parts: (1) the cumulative environmental effects of the Midbayfront Project alone (Le., environmental consequences when all documented project impacts are considered collectively); and (2) environmental effects on a more regional scale, considering other bayfront projects in the South Bay area that may incrementally impact one or more environmental resources. 3.2 GENERAL RESPONSES REGARDING GEOTECHNICAL AND HYDROLOGICAL ISSUES Geotechnical and hydrological comments received on the DEIR were largely related to the following general issues: · Site Drainage Control, Detention Basins, and Oil/Grease/Sediment Traps · Design and Maintenance of Proposed Lagoons · Groundwater Pumping and Effect on Water Quality These and a number of sub-issues raised during the public comment period are addressed in General Responses 3.2.1 through 3.2.3. The General Responses are based upon the information available during preparation of the August 1990 DEIR, as well as the additional data which have subsequently become available since the close of the public review period. These new data are summarized in Section 2.0 of Volume I, above, and are on file at the City of Chula Vista. The General Responses, consequently, summarize and describe the results of additional studies and engineering designs proposed by the applicant and further evaluate the degree to which these data reduce impacts previously discussed in the DEIR. 3.2.1 Site Drainae-e Control. Detention Basins. and Oil/Grease/Sediment Trans Numerous comments were received from the agencies and the public regarding how and where the site would drain and how the drains would be designed and constructed to minimize impacts to the area's mudflats and eelgrass beds. Although site surface drainage will be altered by proposed development, the velocity of flows to the bay will be no greater than current (undeveloped) conditions. Drainage water 3-3 89-04.013 03/10/91 will be controlled by a series of sediment traps upstream of outfalls, and a detention basin upstream of the "F" & "G" Street Marsh. Oil, grease, and litter carried by drainage water will be controlled by the sediment traps and a rigorous street sweeping program. 3.2.1.1 Site Drainage Rick Engineering Company (REC) has performed several studies relating to various segments of site drainage and hydrology (Rick Engineering Company, 1989a, 1988b available at the City of Chula Vista). Of the total site area, approximately 35 acres will drain directly to San Diego Bay via one 24-inch pipe, and through twin 36-inch pipes. The remaining approximately 100 acres of the project will be directed into a detention (and desiltation) basin to be constructed at the current site of the seasonal fresh water marsh. This basin is fed by an 18-, a 36-, and a 60-inch pipe. Directly upstream of each of the five pipe outfalls a "Water Quality Control Structure" (Oil/Grease/Sediment Trap) is proposed. The purpose of the detention basin is two-fold: 1. To act as a desilting facility - primarily during and immediately following construction, until vegetation is established; and 2. To act as a detention basin to attenuate the rate of storm runoff discharging from the development to a level such that both the lO-year and 100-year design discharges will be at or below existing discharges. From the basin, flows would be transported by pipe to the "P' & "G" Street salt water marsh to the south of the basin probably controlled by a weir or side/flap gate (refer to Figure 3.2- III, Possible Control Valve Designs, and Figure 3.2-IV, "F" & "G" Street Marsh). At the request of the USFWS, the applicant has committed to developing a monitoring and mitigation plan designed to mitigate the discharge of pesticides, fertilizers, and heavy metals into the "F" & "G" Street Marsh. Development of an appropriate monitoring plan is to be worked out with USFWS and City staff prior to submission of the project-level EIR. The detention basin has been designed to use an "open" control valve during winter rainy periods to control flow of runoff through the "F" & "G" Street Marsh. Likewise, the control valve will be "closed" during dry summer periods in order to contain low-volume fresh water flows. However, no provision has been made for the possibility of intense summer tropical storms. These storms, although of short duration, can produce enormous quantities of rain and subsequently runoff. During the summer months, the control valves to the detention basin will be closed, and the basin may already contain some water from impounded dry- season runoff. A high intensity tropical storm could potentially fill the basin and crest the adjacent roadway, spilling over to the "F" & "G" Street Marsh. The applicant will address the potential for this type of flooding in the project level monitoring and mitigation plan. An emergency spillway from the basin to the "F" & "G" Street Marsh is a possible mitigation measure. The figures following this page give additional graphic information on these features. 3-4 89-1>l.013 03/10/91 '"-.-..,--. · Figure 3.2-1: Site Drainage - Figure 3.2-1 is a schematic representation of site drainage considerations. The proposed project plan is to divide the site into two watershed areas. These two watershed areas will direct surface runoff water (rainfall, irrigation, etc.), via collection drains and a subsurface system of storm drain pipes, to two different locations. The western portion of the site (approximately 35 acres) will direct drainage to two outlet points, as shown on Figure 3.2-1, which empty directly into San Diego Bay. These outfalls are fed by one 24-inch pipe and by twin 36-inch pipes to the south and north, respectively. The outfalls are planned with invert elevations + 1 foot, MSL (approximately +4 feet, MLLW). They will be provided with riprap erosion protection aprons (refer to Figure 3.2-V) for protection of the adjacent mudflats. The eastern portion of the site will drain via a system of three pipes. These are planned as 18-, 36- and 60-inch-diameter pipes, and will direct water to the detention/de silting basin. The basin is designed to regulate flows through the "F" & "G" Street Marsh, with this drainage going ultimately to San Diego Bay. All five of the outfalls discussed above'will have oil/grease/ sediment traps installed just upstream of the outfall. · Figure 3.2-11: Water Quality Control Structure - This preliminary plan shows a possible design for the proposed three-chambered oil/grease/sediment traps. This design is somewhat more robust than the more conventional two-chamber traps, and is anticipated by the designer (REC) to provide a higher level of protection. However, there are no documented performance data on the three-chamber design, and monitoring will be required for at least three years to evaluate their performance. · Figure 3.2-III: Possible Control Valve Designs - Figure 3.2-III presents two possible designs for the manually-operated control valves proposed between the detention basin and the "F" & "G" Street Marsh. The weir type operates by opening "up-and- down," and the side/flap gate is generally designed to operate in a similar manner. Effectiveness of the two designs is similar. · Figure 3.2-IV: Discharge Control Valve Locations - Discharge control valves are proposed to regulate flow from the detention/desilting basin to the "F" & "G" Street Marsh. The proposed locations of these discharge control valves are presented in Figure 3.2-IV. The first location (north of "F" Street) is at the exit point of the detention/desilting basin, with the second location (south of "F" Street) between the seasonal 'fresh water marsh and the "F' & "G" Street salt water marsh. · Figure 3.2-V: Proposed Outlet Protection - Design Data - Current plans call for two of the storm drain outlets to exit to San Diego Bay at invert elevations of + 1 foot, MSL (approximately +4 feet, MLLW). The outfalls would therefore be discharging onto the mudflats, with the potential for erosion and scour of the mudflats due to the effect of the outfall water. The proposed protective structure would utilize design 3-5 89·1J.I.013 03/10/91 . 400 E Street . 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I'tIlN SeCTION A-A NO ';·/;'If../3- 'I 7- ONE r"'Cé nICTIJf:Y MIIIJUFACnœ[f) ~ It!" - /"l. 411Ôr: C//P wlm "INIII/LlIK CORRl/enTlOIIJ I~()I \ 11 .rJ' ~.o/ r¡O·Ul' \ 1-.J!"" f ,-ð.~1 ~O~ 0.(;' j l_o.~' I I \ 1'1 tJ.;¡r . J " f . .\ .. :....:-1.:- PM N .L-." . ....; !.Œ""IZATE ~' .. NO ~CAl..é :. HOTC,U OITAI/-:--" I.~' ~.: -- , A MfllII/IU:, \ j :m'IICM7. CfIfX +- -. -. A - 11'/" Ir'íG :-'/1) ) - ---1 U' - .f)y" /)-17 ,/ __ , -- It. it, '"' ~\ ,,' ~ ~:' -'"'- ~~ ~,{ I.ð' (.Iff - ~ ... ~ - .~ +- -- / r~ -:- ~- M/¡lJlIlJlC CðVa: - - . æ~ MIP ¡'JI.JIME 17,·¡: -- ~ . _ J.!b.r,.., r..,lD DW4. J.A,..1.. , \ ~=-';1 ..~' r0/."C MANIIOLC Nilrr.-,'7) \:: 11 / ... --~'.- ~/qNlIIIJ: /'l'YI.""· f I"/t'RIJ7' 0Tf.P":> ( 1YPJC~Li PT:R. /1"/1 ,fa.'¡/{j /JlJr, 11·3 f~œ rlAHII/ilf. NdŒ'':J) KCtiIONAJ. ""TV. VWð1.D-fI (C;:I[,E. I-V,NI-IOf.£ H07[~) Figure 3.2-ll Sou_ Rid: En&inœring Compony, 1990 (A_lIdix I-B) WATER QUALITY CONTROL STRUCTURE ~ .'~:...\\ ~O""j \-,<;...\-.=, ~~ø...' J j,.... ~.-~.~ , II :.1:. . : :1 _. , ..... ; I , ;: J.:: I ·Ilflr.:~ I ; ~ n... .. I .. . , """- 1_...· I - . ( ........................'." ....... W13JR liPe A 1 . - I I . 1---\ ..un ...- [ ,. ,. 1·;4 .... . I . I : t't_D - ---' \~--0 · ~~_ .A~. ~=- L SfD6/ PL-AP 6¡ATl3 EXJ.1/r?IT ~ c/o '2. ( ~AI1PLES (}Á/L'j) Sou"",: Rick IJÐ¡iDccri"l Compony, 1990 Figure 3.2-ill <Appendix I-R) POSSIBLE CONTROL VALVE DESIGNS ~ -1- ' , ) I hi . . -1- -I- .' :rJ()"" -, CD 0 ' -- . . ~ ::J GJ'g ç¿2(J)ro '. ~"E'.. â..... -. c ..... o",ro " :J _ ~ "'"S:: :J-'" Cl."'~ - :J u> m,,::r :J 0 ::r~ '" :J C"J 11 ~ n ~~~ ro I ~ 3 ro H 3- Soun:e: Rick I!o¡inccring Compony, 1990 (Appendix I-B) Figure 3.2-IV DISCHARGE CONTROL VALVE LOCATIONS USDA-SCS-Hd July 1975 ~aðJ uT tOçp t~a~awvTO auoJS UPTpaW ~ M N _ -0 ,·",··,,",~~~,~~I"""·;.:Li .;.,~~,. ......~---N'·"-l......~· "....1.,.. .., ... .... ·l8 ~_~;.J.'; ,,,-", .'~. . .~:..c:.; ,,¡:;C.:;: .,,\:-1.,. ,-'-'~. ____-.,.,~. 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Q, 0 :;.,...:c.;:;::'. 0J.i - ..-- -~.'~.'....- N ¡:';5 ¡;. ~- .~:::. ~.\: :;:-¡."-=-~k:r=~ ~~I~--· ..:~.:. gu ~ 0·'_ ._~~:.-'-.~,'~: _........~..: .... ...'" ",~ '"':i-,- ;-;-h-'·1·., _...._..V..._. o ~J r ti-t -:----;--; ... . ~~-.::;' ,.' ,.. . .~.. ~ ' . « '\ ··t+I+-:-·t·.Ù ~Ti-' +-;.¡:', ~.,_. :'.~'J.~ ~3 04"S 'e ~--:'r-' ~\\'() ~+f-t- -I.-..~......... I" I' ..... ~ ~ .~ ~ \ }rr·..ùÞf+~~ 11:; , :.~~:~~.. ~.H;: ~ i : ..., . ......."H.~..\K... ..,-.__ .---.....1\ ,... ::. . 0. :. t ~~ ~. :: ~'-~~ ::I"=:-~.·· . ".'::'':1 - ..:'J ..~ \D TOO. ..- .,"",.... .J .1. <"';':·:'-I'··'J-- -.... .... -... - - - ~1.' -- 0. :r. t -... -r: ,- - -. ----- '-' :k ~... ',~. .. --. . ~. - - ....-.:r. 7" '_==...1:_ 7"-' '.r;. :--: I I -~.' ..:.'.--' --'''' o~... ,....= -' +- \j"I.' ';" 'CÏ~'·:2;¡.-~=:'-':'···""l~~.= ,- ~~ ;,' - i=:--. ~~;'I._ .::-~~ :~-:-~-:.: . - 1..·_-: ..~. ..:r ( :J: I' olli····W,,-,:'=,~'.'-"':"":" :.:.:;c- -'-- ... ! ,,~ ~ -f: ~;. ~ N ~~ ~?;::;[~ ~~~~~~ :~~ j:~~:~'3f':',t= M ..¡ I,;:": ... 1'= -5::;:";:::0"-::::1: .J£;:-: --"'-7f.· .,. ~;- "-1"~ ,',¡.". II¡ ~ __.w -- .._- .. ""'=-==-:t::-:E~' ~-,--, t::.;..-.:>:: . .'..J. '- .-.. -'-= ' ~:::::::."" .- r .' 1:..1'\ .. .......;.,.::;::; -i~ ,......J~_.= 'I;i .....r~. '4,: -...- <- N ,I ~ 0 0 .,ç' - 'i~:¡ " Sowœ: AD. ~ _bet 4, 1990 Figure 3.2-V PROPOSED OUTLET PROTECTION DESIGN DATA criteria developed by the U:S. Department of Agriculture Soil Conservation Service. This generally accepted design is considered by the applicant to be adequate for protection of the mudflats from scour and erosion at the discharge outlets. Desilting Facility One of the major functions of the detention basin is to act as a desilting basin during the early phases of the project. For this reason, it will need to be adequately maintained during the course of mass grading and through the majority of site work. Once the project has been graded and landscaping established, silt generation will substantially diminish, requiring only general landscaping-related maintenance. The basin (after project completion) will then function primarily as a detention facility. Post-Development Hydraulics The proposed modifications to site drainage, as described in the two REC hydrology documents (Rick Engineering Company, 1989a, 1989b available at the City of Chula Vista) include increasing the watershed into the seasonal fresh water marsh from 46.7 acres to 96.3 acres, and converting the seasonal fresh water marsh into a detention basin designed to limit post-construction 10-year and 100-year design discharges to levels at or below existing discharges. By collecting the additional tributary watershed as described in the REC detention basin study (Rick Engineering Company, 1989b), approximately 50 acres of the development, which would have drained into San Diego Bay, has been redirected into the proposed detention basin adjacent to the "F" & "G" Street Marsh. This will attenuate flood peaks and help control the flow of sediment and chemical pollutants into both the "F" & "G" Street Marsh and San Diego Bay as storm runoff will leave the detention basin at a slower, controlled rate. The U.S. Army Corps of Engineers HEC-1 computer program was used by REC (Rick Engineering Company, 1989b) to analyze the project. An existing (pre-development) condition HEC-1 was performed and a final (post-development) condition run was made for each design storm. The HEC-1 Flood Hydrograph Package program has the ability to generate hydrographs and route them through natural, as well as improved, river channels. It also has the ability to model the effects of placing detention basins in the watershed model. In the design of a detention basin, the program takes into account the storage volume of the basin and discharge characteristics of the outlet works. The following table shows the preliminary detention basin design information. These data show post-development flow into the detention basin, and the associated attenuated discharge (19 cfs). 3-6 89-04.013 03/10/91 Detention Basin Design Information 1 DO-year lO-year Design Release Rate Developed Developed Storage Developed at Design Stage Discharge Discharge Volume Area 100-Year Event (cfs) (cfs) (acre-feet) (acres) (cfs) 160 58 9.4 96 19 Source: Rick Engineering Company, 1990 (Available at City of Chula Vista) As calculated in the REC existing condition HEC-l analysis for the project, the H)-year pre- development peak discharge is 8 cfs, and the lOO-year pre-development peak discharge is 41 cfs, at the downstream property boundary. The detention basin and associated outlet structure were then sized such that the peak discharges from the site in the final (developed) condition are also 8 and 41 cfs for the lO-year and lOO-year design storms, respectively. These discharge quantities are generated at the culvert which drains the "F" & "G" Street Marsh to San Diego Bay. It is noted that peak discharge from the detention basin to the "F' & "G" Street Marsh is 19 cfs, and that the 41 cfs and 8 cfs (1 DO-year and lO-year event, respectively) discharges occur at the exit of the "F" & "G" Street Marsh to San Diego Bay. The HEC-l analysis shows that the peak discharges are attenuated equal to the pre- development condition and, thus, satisfies the requirement that the lO-year and lOO-year peak discharges from the project site are not increased. Comparison of Discharge at Design Point Design Existing Developed Storm Discharge Discharge with (year) (cfs) Detention (cfs) 10 8 8 100 41 41 Source: Rick Engineering Company, 1990 (Available at the City of Chula Vista) Design criteria for the detention basin were based on the requirement that the peak discharges from the site for the (1) lO-year, 6-hour and the (2) lOO-year, 6-hour storms be no greater after site development than the discharges prior to site development. The basin has been designed to accommodate a capacity of 9.4 acre-feet. 3.2,1.2 Water Quality Control Structures Oil/Grease/Sediment Traps REC has recommended the use of relatively innovative three-chambered oil/grease/ sediment traps which are intended to intercept pollutants before they enter either San Diego Bay or the detention basin. These traps are to be installed just upstream of the two outfall locations into San Diego Bay and the three outfall locations into the detention basin (see Figure 3.2-1). 3-7 89.04.013 03/12/91 The effectiveness of these basins is directly related to proper maintenance (cleaning). When traps are cleaned prior to the rainy season, the possibility of flushing the collected contaminants through the structure is minimized. Cleaning will be performed at least twice a year (March and October). The operational effectiveness of these three-chambered traps has not yet been confirmed. It is noted that at the present time, the generally accepted standard design for sediment, oil, and grease traps consists of a two-chamber unit. The applicant has committed to the larger three-chamber traps (which presumably provide a higher level of protection than the standard two-chamber traps) at the request of the USFWS. No performance data are currently available on the operational effectiveness of this design. REC anticipates that monitoring data will demonstrate that the operational effectiveness of this design is superior to the current, standard two-chamber unit. Monitoring of these units for operational effectiveness will be performed for at least three years. The applicant will commit to appropriate mitigation measures in the project-level EIR, in the event that future monitoring shows these traps to be inadequate in retaining oil/grease/sediment and other pollutants. A rigorous street sweeping program performed monthly will include both streets and parking lots. This will help remove silts and other particulate matter which pick up or absorb oil, grease, and other contaminants. 3.2.2 Desi~ and Maintenance of Pro Dosed La¡:oons A number of commentors questioned the size and depth of the lagoons, as well as the replacement water, and maintenance of water quality in the lagoons. The two lagoons proposed for the site are intended as closed, recirculating systems. The smaller lagoon is to have a depth of 6 feet and a volume of 10 acre-feet. The larger lagoon is to have a depth of 8 feet and a volume of 46 acre-feet. Although a bay source had been considered, current plans call for using groundwater as the source for replacement water. 3.2.2.1 Proposed Lagoons As shown on the proposed development plan, there are two lakes (interchangeably called lagoons) proposed for the development. These features include the approximately lO-acre central lagoon abutting (but separate from) San Diego Bay, and the approximately 2.5-acre semi-public residential lagoon. Both systems are intended to be re-circulated, essentially closed, systems. The proposed lakes feature an erosion-resistant edge and a shoreline configuration designed to promote safe and nuisance-free conditions. The maximum water depth at the lake edge is I-foot, gradually deepening on a gentle bottom slope (5 units horizontal to 1 unit vertical) to a maximum lake depth of 6 feet for the semi-public residential lagoon, and 8 feet for the central lagoon. The estimated water volume for the central lagoon (with an 8-foot maximum depth) is approximately 46 acre-feet. The . estimated water volume for the semi-public residential lagoon (with a 6-foot maximum 3-8 89-04.013 03/10/91 depth) is approximately 10 acre-feet. Annual evaporation losses for the lakes are estimated at 4 feet, which translates to approximately 46.2 acre-feet. Combined losses from evaporation and seepage are estimated at approximately 80 acre-feet. Losses from evaporation and seepage are expected to be approximately equal. 3.2.2.2 Lagoon Liners In order to limit water loss by seepage from the lagoon bottom, some sort of lagoon lining system is required. Current plans indicate that the lagoons will be lined with a compacted clay soil layer at least I-foot thick. This clay layer is to be covered with a 6-inch layer of soil cement. 3.2.2.3 Lagoon Replacement Water Initial development plans considered the possibility of either a salt water intake located in San Diego Bay (as a straightforWard source of replacement water for the lagoons), or withdrawal of groundwater. Considerable agency opposition to a seawater intake resulted in the decision to use groundwater as the primary water source for filling and maintaining the lagoons. Subsequent responses discuss groundwater feasibility, quantity, and quality. Preliminary groundwater investigation indicates the feasibility of using the groundwater supply. Should subsequent investigation or conditions render this source undesirable, the bay source could be investigated further. 3.2.2.4 Maintenance of Water Quality in the Lagoons Salinity and nutrient build-up due to evaporation losses may occur over time. J. Harlan Glenn maintains (pers. comm., December 13, 1990) that salinity increases are typically much less than would be expected, possibly due to seepage losses or exchange during seepage. In the event that salinity levels become unacceptable, this condition can be treated either in-place (e.g., by reverse osmosis treatment), or by removal (possibly to an off-site disposal facility) of portions of the lagoon water (J. Harlan Glenn, pers. comm., December 13, 1990). Nutrient trapping and stripping will be a part of the lagoon management plan. 3.2.3 Groundwater PumDinl1 and Effect on Water Ouality Issues raised by the public related to groundwater pumping for the lagoons were substantial in number. Specifically, concerns raised included the feasibility of groundwater pumping for the lagoons, impacts on water quality from off-site sources due to groundwater withdrawals, dewatering effects, and the impacts of the project on hydrologic regime changes, particularly the potential for salt water intrusion and effects on the salt water marshes. GEOCON Environmental Consultants (GEe), has performed well hydraulic testing and water chemistry testing at the site. Their hydraulic testing indicates the feasibility of using a well field of five to eight wells to provide replacement water for the proposed lagoons. Water quality testing at the site did not reveal any contaminants. However, the adjacent properties are known to have groundwater impacted by contaminants (VOCs). Although not considered likely, the possibility exists of migration of contaminants to the Midbayfront 3-9 89-04.013 03/11/91 ",,--- project site. If VOCs are encountered at levels requiring mitigation as a result of groundwater pumping, then the VOC contamination problems can be mitigated by existing feasible methods. Salt water intrusion due to proposed pumping is anticipated, primarily in the vicinity of the well field. In addition, lowering of groundwater levels may have an impact on the "F" & "G" Street Marsh. These impacts include plant stress and/or consolidation of the marsh sediments. Geotechnical investigations for various purposes are known to have been performed on and adjacent to the bayfront site as early as 1976, when Southern California Testing Laboratory submitted their "Geotechnical Investigation: Bayfront Public Improvement Report" to the City of Chula Vista Redevelopment Agency. GEC Incorporated performed several geotechnical investigations at the bayfront site, starting in 1984. Woodward-Clyde Consultants (WCe) summarized their investigative work, including investigation of VOC impacts to groundwater on adjacent properties in reports released in 1988 and a report of geotechnical investigation in 1990. Also in 1990, groundwater conditions at the Midbayfront site were addressed in reports prepared by GEC which are available for public review at the City of Chula Vista. Work by GEC includes installation of two pumping wells and of two monitoring wells, testing of well hydraulics, and sampling and chemical testing of water obtained from the wells. Their work generally supports the feasibility of using groundwater for filling and maintenance of the proposed lagoons. 3.2.3.1 Feasibility of Groundwater Supply for the Proposed Lagoon Water Requirements of La~oons Water production of an aquifer is primarily a function of the thickness and the hydraulic conductivity (permeability) of the aquifer. Hydraulic testing of the existing wells indicates that wells capable of producing a supply of 10 to 15 gallons per minute (gpm) can be installed at the site. The estimated production rates of 10 to 15 gpm reflect the limited (20- to 30-feet) saturated thickness of the aquifer. J. Harlan Glenn and Associates (JHG) have estimated that 82 gpm would be needed for lagoon maintenance under peak (summer) conditions (available for public review at the City of Chula Vista). The yearly average flow rate requirement is estimated at 50 gpm. A well field comprised of five to eight wells is therefore considered adequate to provide water for the lagoons. Anticipated Well Sitin~ It is anticipated that the majority of the wells would be sited along San Diego Bay in order to take advantage of natural recharge from the bay. GEC calculations of water level declines suggest that the aquifer can support four wells spaced 200 feet apart and located 75 feet inland of San Diego Bay, and a fifth (currently existing) well located 350 feet inland. These calculations are based on an average pumping rate of 10 gpm per well, and 3·10 89.04.013 03/11/91 drawdowns (water level declines) in the wells being limited to 15 to 20 feet (Limited Groundwater Supply Report available for public review at the City of Chula Vista). Water Ouality Analysis of groundwater sarnples obtained from the wells installed at the site indicate that the water is non-potable and brackish. The analysis did not indicate the presence of petroleum hydrocarbons, VOCs, or organochlorine pesticides above laboratory detection limits (GEC, Limited Groundwater Supply Report available for public review at the City of Chula Vista.) VOCs are light petroleum compounds, and include benzene, toluene, xylene, and ethylbenzene. Gasoline spills are a common cause of introducing these compounds to an aquifer, although they can be introduced by a variety of other sources. Impacts from VOCs have been documented off site, on adjacent properties. Although impacts similar to those documented on adjacent properties have not been observed to date at the Midbayfront site, the potential exists for groundwater impacts from VOCs to be present within the aquifer of the project site. In general, the work performed to date by GEC supports the feasibility of the use of groundwater for the proposed lagoon's water supply. The extent and source history of the VOCs on adjacent properties is unknown. Therefore, the potential for impacts to the well field from migration of VOCs, and other potential sources of impacts, is uncertain. Water Treatment and Monitoring The presence of VOCs (if encountered) in the groundwater used for the proposed lagoons may require treatment of the water prior to use. In general, the treatment of water to remove VOCs is not an uncommon procedure. VOCs can be removed from water by air stripping or activated carbon filter treatment, and can be incorporated into the water treatment system to be designed. Given the concentrations detected nearby to the proposed well field, the groundwater impacts due to VOCs can be mitigated by water treatment, if necessary. Well water will be monitored on a regular basis for the presence of organochlorine pesticides (EPA 8080) and VOCs (EPA 8240). 3.2.3.2 Recharge/Leakage from the Proposed Lagoons JHG has estimated the total leakage of the lagoons to be approximately 25 gpm. The effect of the recharge/leakage out of the lagoon will be to effectively reduce the overall groundwater level decline expected to occur as a result of groundwater pumping. It is noted that preliminary well field designs do not include the effects of the lagoon recharge and, thus, probably overestimate the effect of groundwater withdrawal. Final site design will include consideration for siting of the water wells between the lagoons and San Diego Bay in order to maximize the capture of the leakage/recharge from the proposed lagoons. Benefits of this capture include the reduction in water level declines (thus increasing well efficiencies), and the limiting of the areal extent of salt water intrusion by the hydraulic barrier established from the accumulation of water beneath the proposed lagoons. 3-11 89·04.013 03/10/91 ....- 3.2.3.3 Projected Water Level Decline Preliminary calculations have been performed by GEC to estimate the water level decline (drawdown) produced by five wells withdrawing water at a constant production rate of 10 gpm. JHG estimates a continuous cumulative production of 50 gpm is the yearly average required (JHG Report, available for public review at the City of Chula Vista.) Water levels near and within the well field are anticipated to lower by 15 to 25 feet in the vicinity of the wells after one year of operation. Outside of the well field (approximately 200 to 400 feet), water levels are likely to decline from zero (0) to 15 feet. Recharge water (leakage) from the proposed lagoon and recharge from San Diego Bay will reduce the estimated water level declines (GEC Limited Groundwater Supply Report). 3.2.3.4 Salt Water Intrusion Water chemistry data obtained by GEC indicate that the groundwater at the site is mildly brackish and possesses an average total dissolved solids (IDS) level of approximately 3,000 mg/I. The IDS of seawater is approximately ten times higher. Salinity increases are anticipated in the water obtained from the well field after pumping is established. Locally, salt water has been produced from groundwater sources. An abandoned salt water well is located adjacent to the GEC wells installed at the site. This well was historically used to supply salt water for the reconditioning of water softener agents. The areal extent of the anticipated salt water intrusion into the existing brackish aquifer waters is likely to occur primarily in the vicinity of the well field. Predictions of the rate of salinity change cannot be provided without additional data (GEC, November 9, 1990). The positioning of the line of wells along the San Diego Bay would be designed to attempt to limit the inland extent of salinity increases. Additional investigative work will be needed to optimize this final design and to determine the effects of the project with respect to salt water intrusion. 3.2.3.5 Effect Upon the Hydrologic Regime of the Salt Water Marsh Recharge from the proposed lagoon will help reduce the potential for impacts to the marsh habitats. The effect of the pumping will be to slightly increase the flow of groundwater through the marsh sediments during tidal exchanges. The actual change in sediment through-flow rates is anticipated to be low due to the large area from which the groundwater will be withdrawn by the well field. It is assumed here that the salt water marsh gains water from San Diego Bay during tidal exchanges (GEC, October 26, 1990). There are, however, currently insufficient data to adequately define the actual effect of groundwater pumping on the salt water marsh. Impacts may include plant stress and/or consolidation of the compressible, saturated marsh sediments due to lowering of the water table. As discussed previously, approximately 50 percent of the water used for maintenance of the water level in the lagoon is estimated as lost due to leakage through the bottom of the 3-12 89-04.013 03/11/91 lagoon. Thus, approximately 25 gpm of the projected 50 gpm total water need (pumped from wells) is lost to leakage, and returns to the groundwater system as recharge water. The remaining 25 gpm of the total water (50 gpm) required for lagoon maintenance is consumed by evaporation. This water is essentially "lost" to the system. Thus, a net yearly average of approximately 25 gpm will be drawn out of the aquifer to supply the lagoon. In response to groundwater pumping and the resulting lowering of the water table adjacent to the pumping wells, groundwater will be drawn through the marsh sediments. This water will likely be replaced (the aquifer recharged) predominantly by surface water from tidal exchanges. The water for the wells is estimated as being drawn from an area of 5 to 20 acres around the wells. The preliminary drawdown calculations do not address the vertical flow in the groundwater system (GEC, October 26, 1990). Further investigation at the project level will be required to adequately resolve the possible impacts on the "F' & "G" Street Marsh of groundwater pumping. 3.2.3.6 Water Quality Impacts The Midbayfront site is located in a groundwater resource area designated by the California Water Quality Board (RWQCB) for non-beneficial use and is not considered to be a potential drinking water aquifer. The existing water quality is rated as poor, relative to drinking water standards, and the water is non-potable and mildly brackish. The site is located in proximity to a number of industrial and commercial centers. Water quality impacts have been noted in water samples obtained at adjacent properties located approximately 1,500 feet east-southeast of the proposed well field area. The concentrations of VOCs detected in the samples are on the order of tens of parts per billion (ppb), but are nevertheless present at levels that exceed current drinking water standards (e.g., set at 5 ppb for trichloroethene). Marine water quality standards have not been addressed, as there is no evidence that VOCs are being, or plan to be, discharged into San Diego Bay. In summary, the water pumped from wells to replenish the lagoon water supply is not expected to be contaminated by VOCs. Mitigation measures are, however, included which describe the procedure to be implemented for monitoring the water quality from the wells. History of Off-Site Impacts The source history and extent of groundwater and soil impacts have not been established for the adjacent properties. In addition, other potential sources in proximity to the site have not been investigated. Potential for Contamination at Midbayfront Water sampling and testing has been performed for the wells installed at the Midbayfront site. The chemicals detected at the adjacent properties, including trichloroethene (TCE), petroleum hydrocarbons and organochlorine pesticides, were not observed to occur in the groundwater samples collected at the Midbayfront site at levels above laboratory detection 3-13 89-04.013 03/11/91 --.-. limits. However, the potential exists for the migration of impacted groundwater into the southeast portion of the CVI site in the area adjacent to the impacted properties. 3.2.3.7 Existing Impacts from VOCs Detected in Water Wells Within the Adjacent Properties The concentrations of VOCs measured in the groundwater samples obtained at the adjacent properties ranged from two to ten times the State of California Action Level of 5 micrograms per liter (µg/l - equivalent to parts per billion) for drinking water (WCC, April 1988). The adjacent properties are located within a non-beneficial groundwater use area containing a non-potable aquifer. VOC impacts have not been detected at the Midbayfront site, based upon results of water sampling conducted to date by GEC. The potential exists that VOCs may be transported via groundwater towards the proposed well field. The well water may be monitored by periodic sampling and testing of water obtained from the well field or from sampling wells installed between the well field and adjacent properties. VOCs can be removed from water by air-stripping or activated carbon filter treatment, if necessary, and it is likely that the treatment can be incorporated into the water treatment system to be designed for the lagoon. Thus, any potential impacts from VOCs in the groundwater at the Midbayfront site can be mitigated by conventional means, if necessary. 3.2.3.8 Impact of Projected Change in Hydraulic Gradients on the Movement ofVOCs Movement of a chemical dissolved in groundwater is influenced by the flow of water through the aquifer. The chemical may also degrade, chemically bind to aquifer materials, and/or be dispersed or diluted as the chemical spreads through the aquifer over time. The flow of water is primarily due to the force (pressure) exerted on the water as indicated by the observed hydraulic gradient. The horizontal gradient is measured by the relative difference in water levels observed within the aquifer across the site. The estimated horizontal hydraulic gradient at the site ranges from approximately 0.001 ft/ft to 0.0003 ft/ft. This corresponds to a change in water level from inland to the bay of approximately 1.5 to 0.5 feet over a distance of 1,500 feet. Due to the limited thickness (20 to 30 feet) of the aquifer, water level declines in the wells are limited to a maximum of approximately 30 feet. Hence, for 30 feet of drawdown, the horizontal linear gradient attainable across the site (under the most severe pumping conditions) is 30/1500, or 0.02 ft/ft. The potential exists that the pumping of the well field may enhance the movement of VOCs or other dissolved chemical constituents. However, effects of degradation, chemical/ physical interactions with aquifer materials, and dispersion tend to limit the movement of dissolved chemical constituents. The current extent and source area and history of the VOCs (or other hazardous materials potentially in solution in the groundwater) has not yet been defined at the Midbayfront site. 3.2.3.9 Impacts from Pesticides in the Groundwater Laboratory results from testing of a groundwater sample obtained by GEC from one of their production wells for organochlorine pesticides (EPA Method 8080) did not indicate the presence of the tested pesticides at concentrations above laboratory detection limits. 3-14 89-04.013 03/10/91 3.2.3.10 Potential Water Quality Impacts from Leakage out of the Proposed Lagoon Lagoon leakage is estimated by JHG to be on the order of 25 gpm. Leakage from the proposed lagoons will be entering a non-potable aquifer system. The water within the lagoons is to be managed by water treatment facilities. The water that leaks out of the lagoons will be representative of the water found in the lagoons. Salinity increases are expected in the vicinity of the proposed lagoons. The effective influence of lagoon leakage (the horizontal extent of the groundwater "mound") is likely to be limited by the relatively low hydraulic conductivity soils expected at the site. The well field will also capture water from beneath the lagoon and restrict the circulation of the recharged lagoon waters within the aquifer. 3.2.3.11 Construction Dewatering Temporary dewatering is likely to be required during various phases of construction, and can be properly permitted under existing regulations. The proposed lagoons may also be available to accept water derived from construction dewatering activities. Water chemistry monitoring will be required to obtain information concerning the presence of potential local groundwater quality impacts. If VOC impacted waters are encountered during the dewatering process, the treatment of the impacted water can be achieved by temporary water treatment processes such as activated carbon filtration. 3.3 GENERAL RESPONSES REGARDING BIOLOGICAL ISSUES A number of comments were received which call for additional clarification on particular points of the biological investigations or analyses. These issues have been classified, as follows, for purposes of preparing general responses: · Avian Collisions and Disruption of Flight Patterns · Biological Effects of Lighting · Raptor Perching and Predator Pressures · Losses of Raptor Foraging Habitat · Impacts to Vector Control Requirements · Ratios of Habitat-based Mitigation Recommendations · Isolation of the "P' & "G" Street Marsh · Biological Issues Associated with Site Hydrology General Responses 3.3.1 through 3.3.8 address these issues in light of the public comments received on the August 1990 DEIR. These responses also incorporate, where appropriate, the new information provided by the applicant since the publication of the DEIR. New data relevant to biological issues include the applicant proposed "design requirements" and "performance requirements," as well as related geotechnical studies and engineering designs for the detention and desiltation basin. These new data are summarized in Section 2.0 and are contained wholly in the current DEIR appendices. 3-15 89-04.013 03/10/91 -_..._,----_. 3.3.1 Avian Collisions and Disrnntion of Flil!ht Patterns Three commentors raised concerns over the analysis and results of the investigations into potential disruption of flight patterns and avian collisions with structures proposed for the bayfront. Additional clarification of figures and species specific results as they relate to the endangered Brown Pelican were also requested. 3.3.1.1 Flight Study Methods and Results The avian flight studies conducted at the Chula Vista bayfront sought to identify the patterns of flight activity of sensitive waterbirds in and around the proposed Midbayfront development area. The objectives of this study can be broken down to the following five issues: 1. To document avian flight patterns. and intensity of flight activities within the Midbayfront area, 2. To determine the extent to which flight patterns and activities occur within the proposed development envelope, 3. To evaluate the potential for Midbayfront development to impact existing flight patterns, 4. To evaluate the likely result of any impacts and make a determination as to the significance of any anticipated impacts, and 5. To recommend mitigation or project modification as dictated by the study findings. In more general terms, the goals of this study were to identify the level of bird flight interruption which might occur as a result of building intrusion into various flight patterns and to evaluate the effects of these interruptions with respect to potential bird collisions and loss of habitat utilization. The first goal of the study was achieved by monitoring bird flights from one half hour before sunrise to just past sunset, on one day per week over a 7 month period (October 1989 through April 1990). On each observation day, flight activities, patterns and elevations for various species and groups were documented through the establishment and use of a three dimensional grid system over the entire Midbayfront area. The grid allowed observers to accurately record flight corridors on both a horizontal and vertical plane within the Midbayfront. For each observed flight, the time, bird species, elevations and path (Le., the grid cells through which the flight passed) were recorded. Though more than one field season would have been optimal, we believe the data reflect general flight patterns accurately. The exception is in the case of the brackish marsh along uF' Street, where the ongoing drought has decreased water levels and the utilization of that habitat by shorebirds and waterfowl (see Representative Nature of the Field Data; Section II of Appendix C). Though flights to and from the brackish marsh were recorded, the intensity with which the 3-16 89·04.013 03/10/91 flight corridors to and from that habitat were used during the study period was probably lower that would have occurred under normal conditions. By overlaying the flight data on the project plan and alternative designs it was possible to calculate an expected incidence of co-occurrence of buildings and birds within any given 3.7 acre square at various elevation ranges (referred to as a "cell" in these discussions). In making these calculations, the most conservative approach was taken to identifying these conflicting areas (i.e., when any portion of a grid and elevation range would be occupied by a building, the entire cell was considered to be impacted by the building). This approach was necessary since a calculation of impacts on the basis of proportion of grid or elevation range occupancy may have underestimated true co-occurrence since flight activities were not randomly distributed within any given cell. This conservative approach, therefore, often resulted in a substantial over-estimation of the true incidences of potential co-occurrence. Furthermore, this approach determined the theoretical number of collisions that would occur without considering the physical senses or navigational abilities of the birds i.e., it was assumed that every bird flying on a collision course with a building would stay on course and collide with the building. Even under these extremely conservative assumptions, however, impacts to all waterbird flights, when evaluated relative to the total flight activities within the study area, rarely exceeded a 5 percent threshold level. To factor more realistic features into the analysis of bird flight behavior, an extensive literature review was undertaken to determine how birds truly acted around various structures. The literature review examined all relevant data, however, waterbird and raptor activities were specifically targeted. From studies which empirically examined avian collision rates with existing structures, it was determined that in a worst-case situation where buildings of the proposed development were assumed to have the same collision potential as transmission lines, only 0.06 to 0.002 percent of the 0.5-6.7 percent of the "impacted" avian flights in the study area would be expected to result in collisions (excluding raptors and gulls) (Meyer, 1978; Willdan Assoc., 1981, 1982 as cited in Appendix C, Section II). Based on these analyses, only 1 to 400 flights in every 10 million would result in avian mortality as a result of collisions with structures in the Midbayfront. This rate of mortality was calculated under assumptions that entire grid cells would be impacted by buildings, even though buildings occupy only a minor portion of the cell, and that prominent buildings would have the same visual characteristics and collision probability as more threatening transmission lines. As such, we do not consider this expected rate of mortality to reflect a significant concern. It should be noted, as cited in Avian Flight Patterns Investigation (Section II of Appendix C), that on a national level, the estimated annual avian mortality directly associated with human activities (including hunting) is less than 3 percent of all annual avian mortality, and only approximately 1 percent of all annual avian mortality results from collisions with man- made objects. The vast majority of reported collision incidents corne from the eastern and central United States. Of these, those avian mortalities associated with "hundreds of millions of kilometers of communication (and transmission) lines. . . may represent the largest source of avian mortality" (Avery, 1979). Where structures are concerned, the vast majority of the collisions reported are associated with passerine families and not waterbirds, 3-17 89-04.013 03/10/91 even though some of the most threatening of structures, such as powerplant cooling towers, are frequently built right on the waterfront (see Avery et aI., 1980). 3.3.1.2 Collisions The potential for collisions with windows is increased when reflective glass is used or a perception of through flight is provided. To address this concern, EIR recommendations previously called for the use of non-reflective glass. Since the circulation of the AU/Nst 1990 DEIR, additional design criteria have been proposed by the applicant to address these issues (CVI's proposed "Design Requirements" Regarding Impact Mitigation Measures for Midbayfront EIR, Section II: Reduction of Potential for Bird Strikes, available for public review at the City of Chula Vista). These design criteria are expected to reduce the limited potential for bird/building collisions even further by: 1. Prohibiting both glassed-in see-through corridors on building exteriors, and other design arrangements where the use of glass will suggest open space beyond the glass, 2. Using non-reflective glass for all building exteriors except for east-facing exteriors, 3. Minimizing the use of large picture windows which overlook wetland areas, 4. Encouraging the use of architectural features which inset or shade window areas, 5. Using architectural details that obscure windows facing wetland areas, where practical, and 6. Suggesting that windows be tilted or angled inward to reduce the likelihood of bird strikes. 3.3.2 Biolol!ical Effects of Lil!htinl! Two commentors had a concern about night-lighting of structures and the nearby wetland habitats. The issues associated with lighting revolve around potentially increased levels of predation by nocturnal hunters, potential abandonment of lighted habitats, and potential collision mortality associated with building lighting. 3.3.2.1 Lighting Literature We know of no identified substantial adverse effects of lighting within wetland areas, however reasonably foreseeable effects could include abandonment of night-roosting areas and increased efficiency of nocturnal predators. It has frequently been suggested that nocturnal rodents are less active on moonlit nights as an adaptive response to higher predation pressures. A literature search through the Office of Information Transfer was conducted on the subject of artificial lighting and birds by Martin Kenney of the USFWS. This search resulted in the identification of only one reference on the subject of lights and habitat utilization or predation. This one paper noted apparent incidental foraging by a 3-18 89-04.013 03/10/91 . Bittern within an artificially lighted area, presumably recognizing a benefit of the lighting (Reed, 1978). The general lack of reports may suggest a low occurrence of predation; however it is extremely difficult to determine the actual effects of artificial lighting without extensive study. In that information is not available, a conservative approach is being taken by the project applicant and the EIR consultants. The applicant has prepared design lighting standards for incorporation into the proposed project. This lighting program has the objective of reducing the potential adverse effects of lighting from the Midbayfront project on wildlife in the National Wildlife Refuge. To accomplish this goal, the applicant has proposed a variety of measures (Section III: Reduction of Potential Adverse Effects of Lighting of the proposed "Design Requirements" available at the City of Chula Vista) for structural and operational requirements and restrictions which include: 1. No lights shall be allowed in the 100-foot wide primary zone adjoining the boundary of the National Wildlife Refuge, except for low voltage safety lighting mounted no higher than three feet above the ground. 2. For buildings nearest the NWR, the vertical faces fronting on the NWR shall not be floodlit, and the windows facing the NWR shall contain tinted glass. 3. The use of searchlights and ceilometers shall be prohibited. 4. For building faces not oriented toward the NWR, floodlighting of building exteriors shall be subject to a protocol to be developed by CVI and subject to the approval of the USFWS and the City. 5. In the area adjoining the primary zone, and along Marina Parkway and "F" Street in the vicinity of the "F" & "G" Street Marsh, street lighting shall be shielded commensurate with safety requirements to minimize illumination of the wetlands. 6. As much as feasible, lighting for tennis courts shall be shielded to direct light away from the NWR. Also, tennis courts will not be lighted after 11 p.m. This lighting program has been developed to an adequate level to provide satisfactory assurance of a non-significant effect associated with lighting at a plan-level EIR. Associated considerations include reduction of bird collisions associated with light attractions. The design criteria outlined above require development of specific plans through coordination with the City of Chula Vista and the USFWS. These specific plans should be subject to project-level environmental review. 3.3.3 Rantor Perchine and Predation Pressures Several comments were received with respect to concerns over the impacts of increased predation within the National Wildlife Refuge as a result of the development. Specifically, concerns focused on avian predator use of tall buildings, loss of foraging habitat resulting in an increased prey demand within sensitive refuge lands, increases in mammalian 3-19 89-04.013 03/11/91 ...... ~-- predators in marshland areas, and the potential ineffectiveness or long-term commitment to an effective predator management program. In addition to the concerns over the impacts of the project and the commitment of the applicant to the plan, three commentors took exception to the use of a multi-jurisdictional entity to oversee the implementation of the management program. 3.3.3.1 Species Utilizing Building Perches A concern was raised about which raptors would be expected to utilize various buildings as perch sites. As is indicated in Volume II (pg. 3-92), Peregrine Falcons (Falco peregrinus) do tend to select higher perch sites than other raptors; however, raptors are an adaptable group of birds, and other species besides Peregrine Falcons would not be precluded from using buildings or other project associated features as perch sites. This is especially true when more favorable perch sites are not available or are removed. Observations by PSBS personnel during the Avian Flight Pattern Study indicated that Red-tailed Hawks (Buteo jamaicensis) regularly perched on top of the Rohr building (approximately 70 feet) and on top of the SDG&E transmission towers, at a heights above 150 feet. It should be noted however, that several of the less tolerant raptor species would be expected to abandon the bayfront site altogether. 3.3.3.2 Building Design Reduction of Perch Sites The concern over tall buildings as they affect aerial predators revolves around their use as stationary hunting perches. Raptors which may use such perches are frequently benefitted in their foraging abilities. To address this concern, the applicant has proposed a variety of project features which serve to reduce the utility of such structures as efficient hunting perches. The project design incorporates spatial buffers which have been previously discussed in both the LCPR No.8 and DEIR documents which serve to reduce the threat of low perch sites. Where high rise buildings are proposed, the applicant has commissioned the development of design criteria which would substantially reduce the utility of buildings as perch sites (Section I: Reduction of Predator Pressures of CVI's proposed "Design Requirements" report). These criteria include: 1. All building faces oriented toward, and having a line-of-sight view to the NWR shall be designed to preclude horizontal projections wider than two inches, unless the projection is declined at a 45 degree angle or greater. To determine which portions of given buildings are subject to these design requirements, the applicant has the option to prepare a line-of-sight analysis of the proposed project. 2. All structures with roofs that could provide potential perching or nesting sites for raptors shall be equipped with false fronts to block the line of sight to the NWR. The false fronts shall extend at least three feet higher than any potential perching or nesting site, and the upper surface(s) of the false front shall feature anti- perching material. 3-20 89-1J.I.013 03/12/91 3. All openings in buildings susceptible to roosting or nesting use shall be appropriately screened to prevent roosting and nesting of pest species e.g., European Starlings, House Sparrows. 4. Antenna structures, radio towers, and any similar structures shall be prohibited unless fully enclosed in a housing approved by the City of Chula Vista, the USFWS, CDFG, and CVI. Throughout the development, all project-related electric power and telephone lines shall be underground, unless specifically approved by the City after consultation with the USFWS. As can be seen from the above, criteria 1 and 4 call for information which is not available at the current plan level, (i.e., line-of-sight analysis, accessory structure design), however, such information could be provided at a project-level. For this reason, these items need to be addressed at a project-level environmental review. 3.3.3.3 Concentration of Aerial Predators An issue raised over the loss of upland foraging habitat was the potential concentration of hunting pressures within uplands and wetlands of the NWR. As was previously indicated, many of the raptors currently utilizing the bayfront are fairly intolerant to human encroachment and are wide ranging. For these reasons, it is expected that the general numbers of these species would be reduced under the proposed project or any of the alternatives. It is generally believed that the bayfront is not an area which is prey resource limited. For this reason, it is not expected that the combined loss~ of uplands with a concurrent reduction in raptors will ultimately result in a long-term concentration of predation pressures. 3.3.3.4 Reduction of Mammalian Predator Activity Increases in mammalian predator activity within the National Wildlife Refuge are expected to occur as a result of the proposed development. To address these concerns, the applicant has proposed design-level measures to alleviate possible impacts (Section I: Reduction of Predation Pressures of CVI's proposed "Design Requirements"). These measures specify the development of a Predator Management Plan, which will include specific standards for design, operation and maintenance of enclosures for refuse bins, cans and other features (e.g., fences, landscape features, etc.) that may attract potential mammalian predators. The plan provides for regular reporting and trapping of mammalian predators, should they become a problem. The Midbayfront development will also be governed by CC&Rs (Conditions, Covenants and Restrictions) that prohibit the residence or presence of any cats and dogs (except guide dogs for the blind) within the project area. The use permit for the project will specify signage which indicates that domestic dogs and cats are prohibited in all areas of the development. The effectiveness of these measures will depend upon the ultimate Predator Management Program. Though the above-mentioned standards provide some guidance as to what will be incorporated into the program, the plan should be developed in full detail and incorporated into the environmental review process in the project-level EIR. 3-21 89-04.013 03/11/91 .-. Areas which are not adequately addressed in the design specifications include enforcement actions under the plan to ensure compliance with the measures specified therein. This is a specific concern relative to domestic animals and maintenance of refuse containers. The plan should also work in concert with the design specification items identified in Section IV: Control of Human Activities to Reduce Impacts on Wildlife, contained in CVI's proposed "Design Requirements." With regard to the control of human activity, four measures are related to enforcement actions: 1. The prohibition of construction activities within 200 feet of marsh or mudflat habitats of the NWR between 15 March and 31 August. During this period, non- stationary construction cranes will lower their booms when not in use so that the booms will not be used as perch sites for raptors. 2. A signage system, which serves both interpretive and prohibition-of-entry proposes, shall be designed, installed, and maintained by the project applicant, subject to the approval of the USFWS and the City. 3. Subject to the approval of the USFWS, CDFG and the City, overlook areas will be designed and installed to allow views of portions of the National Wildlife Refuge. The overlook sites will be selected so that their installation and use will have no significant adverse effects on wildlife or marsh habitats. 4. Human activities within a 100-foot wide primary zone adjacent to the NWR border shall be limited to passive recreational use, including pedestrian trails and nature interpretation. In addition to these measures, CVI proposes several site design features, which include design elements for buildings, landscaping and buffers, to prevent human disturbance of wildlife and habitats within the NWR. These features include: 1. A 100-foot wide primary zone adjacent to the NWR border. No buildings shall be placed within this zone. 2. The landscape treatment for the primary zone shall include an earthen berm, native coastal sage scrub and other transitional vegetation, and a fence capable of preventing access to the NWR by people, dogs and cats. The earthen berm, along with the vegetative cover, shall effectively block the line of sight between the NWR and the open space active use areas landward of the primary zone. 3. Large diameter culverts shall be installed under Marina Parkway to promote the interchange of water and wildlife between the existing "F" & "G" Street Marsh and the proposed wetland enhancement area to the west. 4. The "F" & "G" Street Marsh shall be protected by a berm/fence/planting system to block the view of street activities from the marsh areas, and to substantially reduce any visual or noise effects on the marsh from the surrounding development or other activities. 3-22 89-1J.I.013 03/11/91 Again, these p"roject-level details should be developed and reviewed as a part of a project level analysis. 3.3.4 Losses of Rantor Foral!inl! Habitat A mixed group of comments were received on this issue. Comments ranged from a concern that the analysis was flawed since the prior approved LCP had already permitted the loss of raptor habitat (and thus the proposed project would not result in a changed condition), to a request for incorporation of recommendations for mitigation. The most critical comments regarding this issue involved (1) a request for additional discussion of the basis for the determination of significance, and (2) questions concerning mitigation of the loss if the Midbayfront does constitute significant raptor foraging habitat. 3.3.4.1 Raptor Foraging Habitats and Prior LCP Pacific Southwest Biological Services recognizes that the prior approved LCP permitted the loss of raptor habitat; however, contentions that the findings of the August 1990 DEIR are flawed with regard to the Midbayfront's value as raptor habitat are invalid. Since 1985, PSBS personnel have been working at the bayfront and monitoring the biological resources there. During this 5 year period, personnel have accumulated well over 2000 hours at the bayfront, with much of that time spent in systematic observation of resources. In addition, PSBS has evaluated the significance of the bayfront on a regional perspective. As such, the findings of the DEIR are based on a complete understanding of the biological resources and significance of the Midbayfront area. One of the commentors indicated that the existing certified LCP would still result in loss of raptor foraging habitat. It should be noted that the DEIR for the proposed project includes a no-development alternative that would leave the Midbayfront in its present state, and would thus preserve the value of the Midbayfront area as habitat for rap tors. 3.3.4.2 UnmitIgable Loss of Raptor Foraging Habitat Incorporation of mitigation measures into a future environmental review document is a difficult task for the reason outlined on pg. 3-102 of Volume II: "Due to the limited extent of similar coastal habitats...the loss of habitat would be considered...unmitigable." In the San Diego region, there are only a few sites where such uplands occur adjacent to similarly productive aquatic and wetland habitats. These areas include the MKEG property at the Otay River, portions of the Tijuana River Valley, the Naval antenna site, Delta Beach Naval lands, and Fiesta Island in Mission Bay. The next sites which support similar resources are located approximately 22-23 miles to the north at Los Pefiasquitos Lagoon, and 24 miles north at San Dieguito Lagoon. Somewhat similar habitats occur on the east side of Lower Otay Reservoir and around Sweetwater Reservoir. Management practices and encroachment into these areas have restricted the usefulness of some of these areas. As such, the loss of any heavily utilized site, such as the Midbayfront, would constitute a significant impact on raptor habitat. CEQA provides the option for mitigation out-of-kind. Under present conditions where there are few areas of upland habitat next to wetlands, however, no out-of-kind mitigation measure could adequately compensate for the significant 3-23 89-04.013 03/11/91 -----.- loss of valuable, and effectively unreplaceable, raptor habitat due to the proposed development. 3.3.4.3 Significance of Site as Raptor Foraging Habitat As requested, a more thorough discussion explaining the basis for the determination of the Midbayfront's significance as raptor habitat has been provided. This information includes the following: Relative to raptors, the Chula Vista bayfront encompasses three distinct habitat types: salt marsh, open shore and shallow ponds, and fallow field uplands. This combination of upland and wetland habitats within one area supports a faunal array that would not exist if only one habitat type were present. An abundance of upland prey species, particularly Desert Cottontail (Sylvilagus audubonii), California Ground Squirrel (Spennophilus beecheyi), small rodents, doves and pigeons, and small passerine birds exists in proximity to a large and diverse community of waterfowl and shorebirds. Furthermore, these prey items exist in a relatively open area with limited human disturbance. The abundance and diversity of potential prey types and body sizes at the bayfront provides an outstanding prey base that supports a variety of raptor species. A diverse population of predatory birds that includes accipiter, buteos, falcons, kites, Osprey (Pandion haliaetus), and owls utilize the site, especially during the winter months. Some species such as the Red-tailed Hawk (Buteo jamaicensis), American Kestrel (Falco spwverius), and Northern Harrier (Circus cyaneus) can be seen on any day. Barn Owls (Tyto alba) are probably also in this category, but they are nocturnal and are more difficult to observe. Black-shouldered Kites (Elanus caemleus) and Ospreys are noted very frequently while other species, such as the Peregrine Falcon (Falco peregrinus), Merlin (Falco columbarius), Prairie Falcon (Falco mexicanus), Cooper's Hawk (Accipiter cooperii), Burrowing Owl (Athene cunicularis), and Short -eared Owl (Asio flammeus) are seen regularly though less often. Many of these raptor species observed at the bayfront are uncommon or rare in San Diego County (Unitt, 1984). Their presence at the bayfront, as well as general length of stay and fidelity to the site are clear indications of the bayfront's value to raptors. Though there has been an apparent decline in use of the bayfront by some raptor species, usage is nevertheless still quite intense. The decline in use does not reflect decreasing importance as habitat for raptors, but rather reflects gradually increasing impacts associated with human encroachment and disturbance in the area. Intense foraging activities and site fidelity testify to the value of the bayfront for raptors that continue to use the site. The importance of the bayfront to wintering raptors can be inferred from the diversity and abundance of raptors using the site, but it is necessary to also consider the scarcity and limited extent of similar areas of habitat in the region. 3-24 89-04.013 03/10/91 . "Incidental occurrence" (August 1990 DEIR pg. 3-78) of some raptors at the bayfront does not suggest a lack of importance to those species. Rather, the "stable level of incidental occurrence" (August 1990 DEIR pg. 3-78 and Volume II pg. 3-99) indicates that the bayfront is included within the movements of species or individuals with large home ranges. Less than total fidelity to the bayfront by these raptor species does not suggest that the site is unimportant. Rather, the bayfront is viewed as valuable enough to utilize during wide-ranging hunting activities, in spite of its small size and isolation from other habitats. Discrepancies between observed raptor numbers and apparently low levels of use suggested by the flight activity data of the Avian Flight Pattern Study arise from sampling biases against stationary birds. Individuals must move from one grid square to another before they are recorded. Since many raptor species hunt by scanning from perches for long periods, their presence and activities are under-represented in the flight data. Just as multiple flights may be attributed to one active individual, so can a small number of flights be attributed to several individuals that are less active. The statement that Red-tailed Hawks forage "infrequently throughout the study area" (Appendix C, Section II, pg. 49) is a case in point, and is unfortunately misleading with regard to Red-tailed Hawk populations and use of the site. This statement was clarified in the· final document. "Foraging" connotes active searching through movement from one area to another. In fact, this species was always present at the bayfront, but individuals spent long periods scanning from perches, with comparatively few flights. The usage of the site by species such as Northern Harriers and Black-shouldered Kites, which fly extensively over the site as they hunt, will be more accurately reflected by the flight activity data. For these species, however, flight data may suggest larger populations than are actually present. It must be emphasized that flight activity data are specific to flight activity, and do not give reliable estimates of population sizes, or accurate indications of usage by stationary species. With regard to the "low" number of raptors utilizing the bayfront; raptors are top predators in their food webs, and therefore their numbers are naturally low in comparison to populations of fauna lower on the web. Four days of observation per month, though adequate to differentiate the flight patterns of common species, cannot be considered intensive study of raptors, and are inadequate to accurately quantify usage by species that are naturally uncommon or rare. As such, the single observation of any uncommon raptor is important and noteworthy since, under the sampling regime, the probability of sighting an individual of an uncommon species is relatively low. Furthermore, under the sampling regime, the observation of an uncommon or rare species on more than one sampling day is a strong indication of fidelity to the bayfront, given that home range sizes of some species can be up to 50 square miles. In summary, neither population estimates for raptors nor the importance of the bayfront to raptors can be derived or inferred from flight activity data. Recent population declines do not indicate decreases in the importance of the bayfront as raptor habitat, but incremental degradation of the site's resources. 3-25 89-04.013 03/10/91 Population estimates and statements concerning the same are derived from observations other than flight activity data. Raptor populations at the bayfront are probably a function of prey availability, low human disturbance levels, and the scarcity of such sites in the region. The species by species raptor population estimates and activities observed at the bayfront during the Pacific Southwest Biological Services Avian Flight Study follow: · Barn Owl (Tyto alba) Barn Owls were seldom observed during the study. This species probably used the site regularly, but was difficult to observe because it is almost exclusively nocturnal and survey periods were restricted to daylight hours. A barn owl was seen foraging prior to daylight on one occasion and at very late dusk on another. During the second observation it captured a prey item, and has therefore been seen to hunt successfully on site. Individual(s) of this species may have roosted in the abandoned greenhouses; however, these structures were removed near the end of the avian study. The population using the site consists of 1-2 individuals. This species is described as an uncommon but widespread resident of San Diego County (Unitt, 1984). · Short-eared Owl (Asia flammeus) This species was observed over a period of several weeks. An individual was discovered when it was flushed during the morning hours by a Ferruginous Hawk. Subsequent observations were made after sunset as a result of focused searches at the end of Flight Study field days. The population using the site consists of 1-2 individuals. Short-eared owls are rare to uncommon and localized winter visitors (Unitt, 1984). · Burrowing Owl (Athene cunicularis) This species was observed regularly. It is a resident on the site, but is probably present in small numbers. The population using the site consists of 2-3 individuals. This species is uncommon in the County and their populations are declining (Unitt, 1984). · Osprey (Pandion haliaetus) Ospreys were commonly observed foraging along the bayfront· and in the Sweetwater River Channel. They flew over terrestrial areas and marsh tidal channels occasionally. The population using the site consists of 2 or more individuals. Ospreys are uncommon fall and winter visitors (Unitt, 1984). · Black-shouldered Kite (Elanus caernleus) Black-shouldered Kites were common on the site. They were observed while they foraged and as they perched on telephone poles and bushes. They were often 3-26 89-04.013 03/10/91 seen feeding on small mammals. This species foraged over much of the uplands, but individuals seemed to prefer the dry marsh area along "F' Street. The population using the site consists of 2-4 individuals. This species is a fairly common resident (Unitt, 1984) but their population has declined over the past few years. · Northern Harrier (Circus cyaneus) Northern Harriers were among the most commonly observed raptorial birds at the bayfront. They foraged throughout the site. Two pairs used the site regularly during the study, but three pairs were observed on at least one occasion. Two pairs are believed to nest in the wildlife refuge, however, the avian flight study did not continue into the nesting season so the level of use during that time was not determined. The population using the site consists of 4 or more individuals. This species is an "uncommon to fairly common migrant and winter visitor, rare and localized summer resident" (Unitt, 1984). · Sharp-shinned Hawk (Accipiter striatus) This species was observed on numerous occasions over a period of several weeks. It was observed as it scanned from a perch and as it flew rapidly (as if in pursuit of a distant target). The winter population using the site consists of 1 or more individuals. Sharp-shinned hawks are uncommon migrants and winter visitors, extremely rare in summer (Unitt, 1984). · Cooper's Hawk (Accipiter cooperii) Cooper's Hawks were also observed on many occasions as they foraged over the site and scanned from a perch. The population using the site consists of 1-2 individuals. This species is an uncommon migrant and winter visitor, and a rare summer resident (Unitt, 1984). · Red-shouldered Hawk (Buteo lineatus) This species was observed on only one date; however, the individual spent a considerable amount of time perching and foraging during that day's observation. The lack of suitable woodland habitat in the vicinity is the probable reason that this species does not forage on the site more frequently. Red-shouldered Hawks are uncommon to fairly common residents in the County (Unitt, 1984), however, their numbers have generally been up relative to other raptorial species. · Swainson's Hawk (Buteo swainsoni) A Swainson's Hawk was observed on only one date and was most likely a migrating individual. This species is an uncommon spring migrant, a very rare fall migrant. The local breeding population has been extirpated (Unitt, 1984). 3-27 89-04.013 03/10/91 "__0____. · Red-tailed Hawk (Buteo jamaicensis) Red-tailed Hawks were extremely common on and over the property. They were often seen perching on power poles and snags on site, or on towers overlooking the site. They were frequently observed feeding on both ground squirrels and rabbits. Territorial interactions between pairs were noted on several occasions. One individual was observed to scan as it perched on top of the Rohr Building, then fly down into the "F" & "G" Street Marsh and catch a Snowy Egret. Two pairs are believed to reside in the area and forage on the site. During the winter, the population of Red-tailed Hawks using the site increases with an influx of winter visitors. The population using the site consists of 4-6 or more individuals. This species is a fairly common resident and winter visitor (Unitt, 1984). · Ferruginous Hawk (Buteo regalis) One individual was seen in the vicinity of the bayfront for two weeks or more, but it was observed in the Avian Flight Study on only one date as it foraged over the site and attacked a Short-eared Owl. Ferruginous Hawks are regular but uncommon winter visitors to southern California where they typically inhabit extensive open fields or grasslands (Unitt, 1984). · Golden Eagle (Aquila c/¡rysaetos) This species was observed on only one occasion. Despite the large amounts of prey found on the property, Golden Eagles are not expected to utilize the site frequently. Golden Eagles are uncommon residents in San Diego County (Unitt, 1984). · American Kestrel (Falco sparverius) Kestrels were very common on the property, and along with the Northern Harriers, were the most active raptors present. Kestrels were observed most often as they perched on telephone poles along dirt and paved roads in the vicinity, but they also foraged over the site by flying and hovering. The population using the site consists of 4-6 individuals. American Kestrels are fairly common residents in the county (Unitt, 1984). · Merlin (Falco columbarius) Merlins were observed regularly on site in the fall and early winter months. They foraged over the site and scanned from perches. The population using the site consists of 2 or more individuals. Merlins are rare winter visitors that are usually seen around agricultural fields or in grassland, but they are also attracted to mudflats frequented by large flocks of shorebirds (Unitt, 1984). 3-28 89-04.013 03/11/91 . Peregrine Falcon (Falco peregrinus) A pair of Peregrine Falcons have recently nested beneath the Coronado Bay bridge, within 5 miles of the bayfront, and now reside in the area. Although there were only a few sightings of this species during the Avian Flight Study, individuals are seen regularly around the bayfront throughout the year. During the study, ' Peregrine Falcons were observed as they perched on telephone poles along dirt roads, on powerline towers adjacent to the site, as they flew over the site, and as they swooped on Mourning Doves (Zenaida macroura). The population using the site consists of 2 individuals. Some individuals may have been migrants, therefore, more than 2 individuals may have utilized the site. "Peregrine Falcons are seen most frequently along or near the coast, especially around mudflats, shores, or ponds where large numbers of water birds congregate" (Unitt, 1984). They are seen very rarely farther inland (Unitt, 1984). . Prairie Falcon (Falco mexicanus) Prairie Falcons were observed mainly during the fall and early winter months. They were observed more commonly than were Peregrines. Prairie Falcons were seen as they perched on powerline towers and telephone poles, and as they circled over the site. An unidentified falcon that was seen perching on top of the Rohr Building may have been an individual of this species. The presence of a Prairie Falcon resulted in an immediate disturbance of avian prey, particularly among the Killdeer (Charadrius vociferus) and other small shorebirds. On one occasion, an individual perched for several minutes before it attacked a Mourning Dove approximately 3600 feet away. Attempts on Mourning Doves were noted on several occasions; however, only one successful kill was observed. The population using the site consists of 1-2 individuals. Prairie Falcons are rare to uncommon winter visitors, and rare breeding residents (Unitt, 1984). To further summarize the use of the site by raptors, 17 species of raptorial birds were identified as utilizing the site on a resident or seasonal basis. Cumulatively within the group, 31 to 42 or more individual birds may be involved. The relative importance of the site to the various species and individuals is indisputably quite variable; however, the sheer number and diversity of raptors found utilizing a site of less than 220 acres are considered quite remarkable. 3.3.5 Imoacts of Vector Control Reouirements Three commentors noted that the proximity of the proposed project to the Refuge wetlands would be likely to result in increased problems associated with insect pests and potential disease vectors. These comments were followed up with an observation that where factors of human health and safety are concerned, control measures are always dictated. For this reason, a request was made to address this issue in the EIR. Pacific Southwest Biological Services recognizes that this substantial issue should have been identified as a concern in the DEIR, and the lack of such identification was an oversight. The following discussion was included in Volume II pg. 3-101). 3-29 89-04.013 03/11/91 -_._~ 3.3.5.1 Expected Project Requirements for Vector Control It may generally be assumed that the proximity of the proposed development to such extensive wetlands as are found in the Sweetwater NWR will eventually result in conflicts between people and insect pests. In these situations, public safety and, generally, "comfort" have always prevailed as overriding considerations in the determination as to whether or not to implement a vector control program. There are several methods for dealing with vector problems. It must be recognized that control measures can adversely affect non-target species and may even result in negative ecological consequences when only the target pest species are affected. For this reason, control methods must be chosen that offer a minimum of compromise of the goals and purposes of the Refuge, while still abating the vector problem to a satisfactory degree. The least damaging measure for dealing with potential insect pest problems, and one that is presently incorporated into control measures in Florida, is to impress upon prospective tenants and other users of a development that they are choosing to live/recreate next to a wildlife refuge, and that there could be insect pest problems. These citizens must recognize that they are there of their own will, and as such, they should be willing to experience nature to its fullest. For their part, sellers of residential units must bear the responsibility of informing prospective buyers of potential vector problems. Humans are an extraordinarily adaptable animal, and people are already demonstrating their ability to deal with insect pest problems on a personal level in Florida by adapting their lifestyles to the situation. Furthermore, life is not free of risks and annoyances, and to expect or demand such is to not recognize basic realities of existence. Unfortunately, present attitudes in southern California do not appear to encompass this approach. Examples of adaptations currently in use elsewhere in the United States include going indoors before dark, and screening off of areas that people want to use (e.g., swimming pools, balconies). As it is likely that a vector problem will be identified at some point in the future, a pre-emptive plan to address this problem should be developed as part of any project proposed for the site. The plan should include measures to identify precise vector problem areas, seeking to address true health risks and not merely nuisance insect problems. The plan should identify measures to minimize treatment requirements. Finally, the plan should identify control techniques which are least damaging to the environment and non-targeted organisms. 3.3.5.2 Appropriate Vector Control Measures It should be noted that implementation of vector control measures may be required in portions of the National Wildlife Refuge. Such measures are not unknown in National Wildlife Refuges, and are, in fact, a reality in the Tijuana River Estuary, where residents living adjacent to the Refuge demand insect pest abatement. In that situation, vector control measures are allowed under terms specified and strictly controlled by the U.S. Fish and Wildlife Service. Some methods that were considered acceptable several decades ago, such as ditching to drain areas of standing water, are inconsistent with present goals and policies of wetlands 3-30 89-(}I.013 03/10/91 protection, and are now generally unacceptable. Chemical control methods can be effective, but even substances that are fairly target specific, such as Golden Bear (a petroleum product which suffocates mosquito larvae), can still cause mortalities among non-target species. As such, the viability of extensive chemical control of vectors in a federal wildlife refuge is questionable. Biological control methods, including the use ofBTI (a bacterial treatment) in wetlands, and the introduction of fish that eat mosquito larvae into man-made ponds, lagoons and basins may hold the greatest promise for appropriate vector control. Unfortunately, each of these options has its own limitations. Non-chemical, non-biological vector control measures for areas of standing water actually created by the development (e.g., ponds) include reducing the area of calm standing water by keeping water circulating (e.g., with fountains) or by flushing out ponds regularly according to the lifetime of larval stages. 3.3.5.3 Requirements of a Vector Control Plan No matter what approach to vector control is taken, the ultimate development and implementation of a specific vector control plan is a project-level task that must be undertaken under the guidance and terms of appropriate resource agencies. Such a vector control plan undoubtedly will be quite controversial and will need to be evaluated in a project-level environmental review process. 3.3.6 Ratios of Habitat-based MitÌl!ation Recommendations In several instances, the review of the project has resulted in the identification of impacts and recommendations to mitigate these impacts by providing compensatory habitat within lands on the Refuge banked for such purposes. One commentor requested information on how a 13.2 acre degradation of resource value impact was calculated for marshlands along the fringe of the Midbayfront development area. The Coastal Commission commented that they had not officially agreed to any mitigation ratios proposed by the applicant or recommended in the DEIR and that these would be subject to separate Commission review. . 3.3.6.1 Identification and Quantification of Loss of Habitat Value The degradation of habitat quality was identified in several portions of the DEIR as a result of increased predator pressures, human encroachment, drainage impacts, etc. In these situations, it is not as easy to clearly define the extent of the potential effects of the project, as it is where direct footprint impacts are considered. For these reasons, impact evaluation relies on not only established information but also a considerable amount of professional assessment based on experience, reason and observation. As noted previously, PSBS has been working at the bayfront, and monitoring the biological resources there since 1985. In that time, PSBS personnel have accumulated well over 2000 hours in the area, with much of that time spent in systematic observation of resources. As such, there is a strong base of both experience and knowledge on which to evaluate impacts to the biological resources of the Midbayfront area. In the case of the identified degradation along the wetland fringes, impacts were evaluated for both real threats (i.e., predator and competitor pressures and human and pet encroachment) as well as the resulting impacts of "perceived" threats (i.e., 3-31 89-04.013 03/10/91 avoidance responses or modified habitat utilization patterns) which are associated with avian behavior in the vicinity of predators or perceived predator threats. This is discussed on pp. 3-91 through 3-97 of Volume II. The analyses of these issues identified an absence of perceived threats within the sensitive marshlands. True predation and disturbance factors were, however, identified as factors which would be expected to result in degradation of resources and resource values in these areas. The precise extent of these impacts is unknown, although observations within Vener Pond, "E" Street Marsh and the Sweetwater Marsh have suggested that domestic animal intrusion into these areas has generally been restricted to the drier fringes of the marshlands, with some exceptions being due to the activities of retriever type dogs. Further, human encroachment tends to exhibit similar patterns (in which muddy sediments and water tend to act as a effective barrier to deep penetration into the marshlands). Because the vast majority of the intrusion by humans, domestic animals, and presumably a number of other mammalian predators would be restricted to the "dry" marsh fringes, the area considered to be degraded by this type of impact was presumed to be of similar extent. The intent of this assessment was to consider both the presence of proposed buffers and predator management programs. For this reason, it was anticipated that the estimated intrusion to the point at which soft mud and/or water is encountered (100-150 ft) would be adequate with no additional buffer since the levels of these threats would already be greatly reduced by other measures. 3.3.6.2 Determination of Appropriate Compensation Requirements Given the expected degree of the impacts into the marshlands, the areas of the Midbayfront shoreline which were of greatest concern were determined. It was concluded that these constituted all of the marsh shorelines found on Vener Pond, "E" Street Marsh and the Sweetwater Marsh. No such degradation impacts were considered to be of concern at the "P' & "G" Street Marsh due to the current state of the system and the other proposed restoration factors. Further, no such inclusion was made for the San Diego Bay shoreline since the activities engaged in by birds in these areas are not as susceptible to predator or encroachment concerns. For this reason, a total wetland degradation impact area of 13.2 acres of marshlands was determined on the basis of a 150 foot-wide belt of saltmarsh and pond fringe habitat impacted over a 3840 foot long segment of the Midbayfront. Because these marsh areas would not be lost but merely degraded in their utility to certain species, a 1:1 replacement ratio in an area away from the development area was believed to be appropriate over higher ratios generally associated with mitigation for complete losses of habitat or delays in implementation of the mitigation program. A similar situation occurs at the small detention basin near the "F" & "G" Street Marsh. The brackish marsh would be excavated and converted to a low-flow percolation basin and a storm-flow detention basin. Following initial site construction, the maintenance required at this basin should dramatically decrease, and brackish marsh habitats would be expected to develop within the basin. Because these resource values are not lost, as they would be if the basin were lined, covered, or if the marshland was simply eliminated, mitigation is designed to off-set: (1) an interim loss of habitat associated with construction, and (2) a 3-32 89-04.013 03/10/91 degradation of the habitat associated with infrequent but necessary maintenance silt removal. In this instance, the 3.2 acre-freshwater (brackish) marsh which is to be lost would be replaced by the creation of a 3.5 acre-freshwater (brackish) marsh and 4 acres of coastal saltmarsh adjacent to the existing "F" & "G" Street Marsh. The resulting ratio of mitigation land would be 2.3:1 replacement in recognition that basin values are not completely lost. 3.3.6.3 Responsible Agency Purview It should be noted that the project review and recommendations outlined in the biological section of the DEIR have been made on the basis of biological resource considerations and CEQA responsibilities. Under CEQA, the lead agency has the requirement to consider impacts and mitigation measures which are truly linked. While out-of-kind mitigation is possible, there is still a requirement for the mitigation to off-set the actual impact and not unrelated issues. Several agencies may have additional permit or approval requirements which are mandated or provided for under their jurisdictional authority. These include such agencies as the U.S. Army Corps of Engineers, the California Coastal Commission, the City of Chula Vista, etc. It is not the intent of this document to attempt to dictate the actions of these agencies. Instead, it has been the goal to review the project and make sound biological recommendations which mayor may not mesh with other agency permit responsibilities and policies. 3.3.7 Isolation of the "F" & "G" Street Marsh Several comments received identified a concern over isolation of the "F' &"G" Street Marsh and under-valuing its inherent restoration potential. The CDFG and USFWS recommended various alternatives to enhance the linkage of the Marsh with habitats of San Diego Bay and/or the "E" Street Marsh. 3.3.7.1 Clarification of Isolation Issues The "F' & "G" Street Marsh is part of the federally-managed Sweetwater Marsh National Wildlife Refuge. As such, it is recognized that protection and enhancement of resource values are important goals of the USFWS. The DEIR has also indicated that the "F" & "G" Street Marsh is substantially disturbed and degraded by poor hydrologic characteristics. The intent was not to suggest that this Marsh would not benefit from further connection with San Diego Bay and/or the "E" Street Marsh. In fact, quite the opposite is true. We have recommended on pp. 3-90 and 3-92 of Volume II several enhancement programs which would serve to buffer the "F' & "G" Street Marsh from current and possibly future degradation while expanding its connection with the bay. The recommendations made in association with the implementation of enhancement plans included expansion of the Marsh, correction of poor hydrology, use of native upland buffer vegetation and hidden fences along access points, restriction of park uses near the Marsh, and inclusion of large half round culverts to create a suitable Marina Parkway underpass. Clearly there are a variety of factors which would improve this marsh in even more dramatic ways; such as the creation of a marshland link between the "F' & "G" Street and "E" Street marshes, use of a long and narrow piling-supported bridge at Marina Parkway, and creation 3-33 89-04.013 03/10/91 ---"-_. of additional marshland from parklands near the bay. These opportunities are clearly supported biologically; however, they are not considered a requirement to mitigate the anticipated impacts of the proposed project. With regard to concerns that the proposed development will result in an isolation of the "F" & "G" Street Marsh, it is necessary to consider the existing ecological connections between this area and other nearby habitats. It is also important to note the current impingements on the Marsh by existing disturbance. As previously indicated, avian flights to and from the "F" & "G" Street Marsh are primarily direct east-west movements from San Diego Bay and for some groups of birds may be even more concentrated along the narrow "F" and "G" connector channel. Overland approaches from the north, east or south are extremely rare. Further, no native upland habitats occur in the immediate area of the Marsh and connections with upland ecosystems are generally through predation by raptors and mammalian species including domestic dogs, cats, black rats, and Virginia opossum. These are not considered to be desirable features of the current conditions. The Marsh is currently bordered on three sides by a heavily utilized roadway ("F' Street and the existing "F" and "G" connector road -- Marina Parkway) and Rohr Industries' Building 61. To the north and east are open field buffers between urban Chula Vista and the marshlands. Because of this arrangement, the "F" & "G" Street Marsh is, and will always be, primarily a marine-influenced avian habitat area. As stated in the Avian Flight Patterns Investigation (Part II of Appendix C) Waterbird activity levels were found to be extremely low within the proposed upland development areas . . .. Further, flights were found to be generally low-level localized movements between wetland areas. . .. The effects of buildings on flight activities would be the minor modification of incidental flights over upland areas rather than a modification of primary flight patterns. In as much as flights along these courses are not the rule but the exception and are generally goal-oriented movements between foraging or loafing areas . . . no impacts of waterbird use areas are expected to be associated with disruption of flight corridors. This statement holds true for the situation at the "F" & "G" Street Marsh. Further, the lack of any buildings, trees, or other blockages between the bay and the marsh area further maintains this linkage. As has been noted, the proposed expansion of the wetlands between "F' & "G" Street Marsh and San Diego Bay (LCPR, Figure 1) will enhance the existing poor linkage between the marshlands and bay. It is noted that the enhancement of this linkage makes it even more critical that open access be provided under Marina Parkway in order to avoid roadkills of birds crossing between the marshlands. Uplands surrounding the Marsh are extensively degraded and have little ecological linkage to marshlands. These areas do, however, serve as a spatial buffer between humans and the wetlands and, as such, their loss would result in a cumulative increase in the already substantial encroachment pressures on the system. This marsh would not benefit from the same building setbacks associated with the other marsh areas on site, however, the creation of additional wetlands on the site and the added upland fencing and buffer planting would 3-34 89-04.013 03/10/91 be expected to offset the adversities associated with the cumulative encroachment problems. For this reason, we consider this encroachment and isolation issues at the "F" & "G" Street Marsh to be cumulatively adverse, but not significant. 3.3.7.2 Suggested Designs and Measures A considerable number of comments provided design suggestions for the proposed project; however, the comments did not address the LCPR No.8 DEIR specifically. In some cases, these suggestions did not outline measures or features that would result in significant improvements over those already described in the DEIR or by the proposed project. Many of the suggestions had merit, and the positive nature of the suggested measures is acknowledged. Where design measures were recommended by commentors, an effort was made to develop a comment-based alternative which has been incorporated as Alternative #9 in the current document. This alternative has been analyzed under the same assessment criteria as applied to the project and all previously proposed alternatives. Note, however, that some suggested measures represent a level of benefit that is not required to offset the anticipated level of impacts. As such, these measures could not be justified as a requirement of the project to meet the requirements of CEQA These features could, however, be of enhancement value above and beyond that required to compensate for project-associated impacts. Where this is the case, this has been noted. 3.3.8 Biolo~cal Issues Associated with Site Hydrolol!V Several commentors raised issues regarding the effects of various hydrologic modifications proposed within the bayfront. These issues related primarily to erosion, sedimentation and effects of the deteriorated quality of surface water on sensitive resources. In addition, there were concerns over the proposed project's altering of groundwater hydrology and the resulting impacts to wetland habitats. 3.3.8.1 Stormwater Drainage Directed to San Diego Bay The proposed project would include two stormdrain discharges (one 24" and a twin 36") which would drain a 35 acre watershed and outlet directly to San Diego Bay at the top of the mudflat in sediments which are predominantly sandy in nature. Flows from these.outlets would be dissipated at rip-rap protection aprons as described in USDA Soil Conservation Service design specifications. While both the applicant's hydrologic consultant, Rick Engineering Company (REC) and the environmental review consultant, Group Delta Consultants (GDC) have indicated that the rip-rap apron should effectively eliminate major erosion of the mudflats. However, it should be noted that even with the reduction of scouring below the storm drain, some chemical contamination of mudflat sediments, and changes in soil salinity would occur along flowlines exposed at low tide from the fresh water flowing out of the storm drains. Further, gradual movement of finer sediment particles would eventually result in the creation of a delta area near the mean low tide limit. This would result in a reduction in eelgrass habitat. In recognition of these concerns, two alternative approaches to mitigation of these impacts were considered in the recommendations of the DEIR. The first was to extend discharge 3-35 89-04.013 03/12/91 -.---. points beyond the mudflat to the deeper waters of the navigation channel. The pipes would be buried and would emerge at a depth of -10 to -14 feet MLLW within the channel. This plan would allow for some steeper drainage gradients and thus would assist in addressing some other drainage concerns as well (see response to comment B34). The effects of this program would be a guaranteed short-term construction impact which could be readily mitigated by restoring the mudflats to the pre-placement contours and replacing any eelgrass lost to the project. The restoration work would carry a monitoring requirement for a five- year period to confirm restoration and identify any corrective measures required to ensure success. The second alternative and the one proposed by the applicant, takes an approach of mitigating any impacts in a retroactive manner. This proposal is to monitor the environmental parameters of the area around the discharges for a 3-5 year period to identify the extend of any effects after which, any impacts or losses would be compensated by taking corrective measures. A five-year period has been recommended by the National Marine Fisheries Service to ensure that adequate characterization of the site runoff and environmental conditions are experienced. The draw back to this is that the project is to be phased such that it could take many years to actually see any impacts resulting from the development of the discharge watershed and an extreme length of time could elapse prior to correcting any problems. This second alternative is generally consistent with the requirements of special conditions of an active Section 404/Section 10 Permit (#88-267-RH) issued for the drainage improvements associated with the implementation of the City's existing certified LCP. Under special condition 10 of the permit, a plan detailing how monitoring of the mudflats is to be conducted including requirements to evaluate erosion, water quality and sediment degradation is to be completed. The plan is also to include any proposed corrective measures should impacts be identified. At this time, no such plan is available or has been provided to the resource agencies under the Corps permit process or to the environmental consultant. For this reason, it is not possible to evaluate the appropriateness of this plan at this time. This detail should be included in the project level analysis. 3.3.8.2 Governing Body for Predator Management Program A multi-representative body was originally recommended to oversee the implementation of the predator management plan (Recommendation 17, pg. 3-112 of Volume II) to promote cooperative action between agencies so that multi-jurisdictional conflicts would not occur. The Bayfront Conservancy Trust (BCf) was recommended as that body because the BCf already existed (and a new entity would not need to be created), and because the BCf contains representatives from each of the interested parties and local jurisdictions. This recommendation has received considerable negative feedback from two opposing perspectives - those that want to be in charge, and those that don't. Unfortunately, if one or two agencies undertake the sole policy and management responsibility for the program, conflicting ordinances, governing policies and legal constraints will arise when representatives of these agencies wish to operate outside of their jurisdictions. Asa compromise, it may be feasible that the management responsibility for implementing the program be given to a single entity, which is governed by the predator management plan and 3-36 89-04.013 03/10/91 a joint-powers agreement and which is responsible to a more broad-based, multi- jurisdictional policy-making committee for necessary revisions to these documents. 3.4 PUBLIC COMMENT RESPONSES Specific responses to comments received on the August 1990 Draft EIR are presented in the following section. 3-37 89-04.013 03/10/91 ",""----- .: ~ *.£ "'''C 00- 00 8 ~ ~ ~ íi 6 'E ::2::2 ~~ ~§-5<g. = c Ë .,g.s .~ ~ ii ~.p ~ ~ - 0 0 t':!...-, t':! t':! " . " - 1': ~ ~ ~.5 Q) ~ o ~ E ~'.=!§ e:E.@ .~ c c ~.c a'" - Q) ::I 00-5 E:;t: U... 0... P.::I P..= C" " . 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U01 , 00 ~ .. .~ 111'1:;1 0. 0 ~ > "'" f1·...IIJf1......... N ·...IIJO> · 0"'0 . · f1tI:W'O C tJIUI"O..... 0'0 ~ ..<> 0 z o U 113"'" f1 ~ .... u..... W OQQ"I13I-oC i!i . .~ 0 .. · , >....0.. · .... en U'o , > '00 III 0.... -"'0' H -" 41"0113" H "'~ 0 .. · ~ · .0 ¡::I-o 0 ~ "~ "' u .~ . . . .o~ .. " · 0 -" Qo-i..cQJ -"-"0 0 '" "" M .. 3:~U" '" ...~ z ~ ~ PUS.!!: I (10 nwtS/1991-2t1t1D) REVISED PROJECT PIiJ.SING ,. SEPTEMBER 21i , 1990 ORIGINAL PROJEC'l' SUBMI SSION - AUGUST 1 '990 PRQ.J"Ecr ELElænTS; ~ !!!! ~ PlI.rldnlf Sa. Ft. !!! ~ Pa.r:kiDCf CII"N~ HAIN tJ,.GOOV 111.0 AC HOTELS '" 488,000 ... '" · Ar.riuM 1600+60(/25) 488,000 '00 Exr.ended 1300+300125) 2U,OOO 300 m 244.,000 300 m · 'J'EmUS CLUB/'1'RAINIIlG CENtER 137,000 '16 131,000 81. · Dormitory !50 Units nIt/nit) so sudiulll Court !2,000 suts 1113.5 Seats) m Ceneral Area (97,00012/1,000) '" RESIDEN'l'IAL "A" Il Br-21Sd.5! 323 324,000 m '" 316,000 m 541 +9 Unit! !2Br-120x2.0) 240 RESIDENTIAL "E" Il Bc-16h:l.5} 2.' 308,000 3lB '" 24.,500 m '" +Iíl Onit.s 12 flr-l5h2.0) 30e RtTUL Œ!ITER (S/l,OOO) 145,000 725 14S,000 m · OVERLOOK PARE lend of "F"St.) e.2AC 33 ".SAC m _300SpaceJ CONFERENCE: C1:trl"ER 40,000 530 40,000 530 · AIIII.mbly Ac.. (25,000 @l/SOsf) 500 General Area (15,000 '2/1,(00) 30 ROBR ItIDUS'1'RIrS 305,000 1,041 305,000 1.041 · Corporat. Readquarr.el:S (245,000'3.3) e09 Ccedit'Union (40,000 fJ.3) 132 120,00015.0) 100 vtllE. POND PARI: 7.IAC .. 7.21C 27 ....o.c REVISED 'Jl:OJ'£CT PHASING - S£'T£HBER 26 .1990 ORIGINAL PROJ'£CT SUBMISSION - AUGUST L 1990 'ROJ'Ecr'tL2KEN"1'S: Sa. l't !!!! !!ill! PartiDa Sa. l't. !!!! ~ J>arJdna œ!!!iI NATURE CENTER PUlCINe 54 54 . -:Tt.EE'l'S 'MariAa Parkway "p. StreClt Bay Boulevard Gu.npowd.el: PClint. DriVil Resr.ripe "E~ Street. Widen HIli -E~ Str.et ~t.rior Street. SYltelll :o-G!NERATION PLAN'J' "'--C" ST. MARSH' RES'J'ORA'I':IOH .ub-total 1,'91,000 ... '" 5,552 1.923,500 'DD S83 S.3U "''',500 ,-._--,- ."---- PHASE II C-t Y£ARS/2001_2004:1 REVISED PRDJECT PHASING - SEPTEMBER 26 , 1990 ORIGINAL PR03ECT SUBMISSION - AUGUST 1.1990 PROJ'!:CT ELElŒIl'rSI Sq. Pt.: !!!!! ~ p.rld.J>c 5th Pt.. - !!2!!! Partin!! CB,I,NGE ATHLrrIC FACILITY 59,000 1,~42 69.000 ~,4-t2 0 Ice Rinlt 1.5.000 BeaU 11/3.S 'S.tll). 1,4028 Child Can 0,000 U/1,000) .. RORR INDUSTRIES US,OOO '" 195,000 '" 0 Corporate Build1nq e1l5.000 '3.3/1.000} 380 M,nufacturing Facility 180.000 !!l/800} 100 APARTÞI£NTS -0- U,OOO " 152 60,OGo " 103 +25 Dnitll (l Br-(Sd.5) 68 (2 8r--t2x2.0 U Rt:TAn {Ia£SIDENTIAL l.1.GooN 5,000 2S 5,000 2S 0 (5,000 'S/1,000) 25 RI:SI:O£NTIAL LAGOON OFFICE 60,000 198 60,000 '" 0 ¡60,000 '3.3/1,000) UI Sa.b-tob.l Pb.lle II ~lJ.OOO .7 2.297 389,000 " 2,248 "2-t.000 Sub-toW Phlt.se. I,ll 2,40",000 'DO '" 7,84' 2.312.500 90. '" 7,592 Hl,SOO PBASE HI f 4: Y'EUS/200S-2D09 I REVISED PRD3ECT PHASING - SEPTEMBER 26, 1990 ORIGINAL PROJECT SUBMISSION - Þ.UGUST 1 1990 PROJ!:O' EIbŒBTS. :õcr. !"t. !!!!! ~ Partino Sa. Pt. !!!!! !!all ParUDc/ C"AnG!: RESORT HOTEL 37(,000 '" m 510,000 '" m -168 RIlls (460..60/2S) kPARTMEN'I'S -8- -2"0,000 ". US 297,000 ,.7 '" -S9 RII1II Cl Br-U7xl.5) 251 (2 8r- 8~x2.O) 164 BUFFeR PARI: 7.2AC ,. '.lAC 0 . IN. of Res. Villag-,} WUIEN SIB I-S Orf'RAHP tMARINA PARK1fAI sOGn: ROW IHPROV£MENT Sub-total Phase III iU,OOO ... ,<8 .U 807.000 628 3.7 1.163 -I!13,OOO Sub-t:.otal Phase I,n.nI 3.011.000 1,360 ... 8."3 3,119.500 1.528 '5' 8,755 _101,500 PaASl IV (" YEARS/200S-20l2) !'Ro..nc'1' E:LEHeN'l's: REVISED PROJECT PHÞ.SING - SEPTEMBER 26. 1990 ORIGINÞ.L PROJECT SUBMISSION - AUGUST 1. 1990 Sa. n. ""'- ~ park.iJ:¡a ~ ""'- ~ ParJd~q C"JHiCe ~IJXtJRT HOTEL 155,000 W 198 20.t,OOO >so '" -60 RillS (l!IOH9ß/25) A.PÞ.RTMtHTS ·T~ ~ll,OßO 11< 180 125,000 129 2lS -15 Units {1 BE"_96z:1.51 1H 12 Br-18x2.01 " OFFICE . CI'l'T SITE 80,000 2U 80,000 2" , f8o,OOO f).3/1,OOOI 26<1 SDC;U ROW lMPROVEMEN'l' IWPFER PARt" PARXING , U Su1>-tatal Pb... IV 3"'.000 190 U. m 409.000 250 129 780 -63,000 Sub-t:ata1 Phaaas 1,11 III,IV 3.3'''.000 1,550 1.102 1,.f05 3.528,500 1.718 1.081 '.535 _16t,500 .'IIASE V (3 TEARS/2012_20U) ORIGIN"L PROJEC'r SUBMISSION - AUGUST 1. 1990 REVISED PROJECT PHASING - SEPTEMBER 2£0. 1990 "Ro.:rec:T EL'EKENTSr Sa. Ft. .!!!!!! !!!!!Y. parkiDa ~ .!!!!!! !!!!!.!;! Paz:kiDq Wl$§ _'JIAR'1'M£NTS ~C· 218,000 m '" 380,000 m m -95 unit:1 Cl Br_:l18d.51 327 (2 Br- 80102.0) 160 U.. 20t,000 >so '" 20t,000 m '" , (250+250/25) '" WIOEII BAY BLVD. WIOEN NIB 1-5 OFFIW!P I"E- STREE:1' o\PARTKENTS "G~ . END OP -,,- S'r. 73,500 76 11< _16 Unitl Sab-t:ouI phase V "'2,000 25. m 7<7 657,500 250 ... 1.026 _165,500 total Pba.sel I,II,III IV,V 3,856,000 1,800 1,4000 ',152 4,186.1100 2,028 1,550 10,561 -330,000 (7.9\1 'louI parks 23.2&C 18.9&C +".3AC Total Park Parking- ,., '01 _300 8paces ----- ~~~e~~z.~~¡:; -0 ~ '" 0 o-V)oo~{¡¡:",~ . ~ ·,ªö.=~.g ~.g . ::::fe .£ a .g Eþ...,~..t::õ.~~o.. 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APPLJCANT'S NEW REVISED DEVELOPMENT PLAN 4.1 ALTERNATIVE 8 DESCRIPTION At the end of the public review period (Planning Commission hearing on September 26, 1990) Chula Vista Investors (the applicant) introduced a new revised Development Plan. This new proposed project is termed Alternative 8. The description of Alternative 8 impacts is presented in Section 4.0 and is more detailed than other alternative discussions since Alternative 8 is presently proposed by the applicant (see Volume II, Section 2.3). Alternative 8 is very similar to the proposed project in concept and land use. However, Alternative 8 reduces the overall density of development and selected building heights, in comparison to the proposed project. Alternative 8 also eliminates development south of the public lagoon and increases park acreage. Table 2-1 of Volume I compares the land uses and building heights of the proposed project and Alternative 8. 0 The total proposed development for Alternative 8 is approximately 3.9 million square feet (s.f.) of building space, in comparison to 4.2 million s.f. for the proposed project. The existing approved LCP currently allows 1.9 to 2.5 million s.f. of building space in the Midbayfront. Thus, the proposed Alternative 8 building space is approximately 1.4 million s.f. greater than the current maximum allowable density in the Midbayfront area. Additionally, the height of many of the buildings exceeds the height allowed by this certified LCP. Figure 4.1-1 shows the revised Midbayfront Development Plan (Alternative 8). As with the previous proposed project, the revised Development Plan shows that the outer edges of the north and west sides of the project area would consist of parks and part of a man-made lagoon. The 10-acre lagoon would be salt water, would not connect with San Diego Bay, and would extend into the central portion of the area. The parks and this lagoon would be made available for public use, as well as for resident and visitor use. The types of uses intermixed within the remainder of the project area are the same, but their configuration is somewhat different from other alternatives described in the document. Alternative 8 proposes high-rise hotels (172 to 229 feet high), mid-rise hotels (up to 69 feet high), mid-rise and high-rise apartments (106 to 176 feet high), low-rise apartments, a 3.3 acre semi-public lagoon to serve apartment dwellers and restaurant users north of "E" Street, retail shops, restaurants, offices, a co-generation facility and a conference center, as well as athletic facilities including a tennis complex, swimming facility and an ice rink. As with the proposed project, wetland setbacks would occur along the perimeter of the Midbayfront which is adjacent to both the bay and the NWR. The LCPR No.8 text (Figure 2.3 of the LCPR No.8 text) shows the following limitations within these setbacks; comments in parentheses are uses proposed under Alternative 8: 4-1 89-04.01903/10/91 -..---......--.--..---- L .'.''''''l/llIIJ!!/l/Il!I/fIIIIl/¡¡¡¡¡l/I¡fA x· ~n.." B~::-K··'" C ffTERPRETfVE """" WJ;I!/¡¡¡i/¡¡; ~IIII'I/I' .. "-..-..-..-..-..-.. p '.. . <J .1U1II1II1II E 11I111I1111I1 E T j /II/mum JII'fIfIIJ/UIUJlIlIUUlUU.. C SCC 1CCC . . R E E ... --- TO INfERPAETM CEN'!ER S . . I U . . B . . M I · · , T · · , '" T . " . , 2 . ~ L A TO<I~ , " TIWNINÇ :§ "" L # B iI CM':RlOOK "'" ==== ~ . . æ ª ~ "'"' omœ ª R£S£RVEora: GSfREETI.IARSH ææææ 0 == Ë::="'æ :;¡¡¡¡æææ g§1 ~ ". §$§§ · · =ææ= I ~§§ · ª§§ª · ä=§ L...._.. 1'1...""01/10/01 ree ==== ==== ~==; ALTERNATIVE B ææ:æ ª=fiilllIIlIlIlIlIlIlIlIlIlIlIlIlIlIllIIlIlIlIlIlIIlIlIIlII"'II"'IIIIIII"'II"'IIIIII"'II"11111"""11/1""'""11"'""""111111111"""""111"'"""11'"111111"'11"'''""/11"11111111"'"""11,/,""""1'1'""11111""'11""""'11""'1111"'1'"""''''111111/1""1'''"11"111111111111111"11111'''''1111'''11 ~lillllllllllllllllllllllllllllllllllllllllllllllllllll111111.,;;;;;: ::::::: ,.:::::.,, ::::::: 11I11I. 11I11I ::::::: ::::::, 11111I1 "'" ::::::: "'" I ,I, , ;ïi1l"""Il"'II"""IIIIII""""'II"IIII"'II"""'III"II"""'"""''''11I1II1I1I11111I1II1111I1111I1111111111I11111111I11I1111I1 11I111111I11111I111I11111111I1111111111I11111I11I1111I11111I1111111111111111I11111I11111I11I111I1111I11111111I111111I1111 11111111111111I111I11I111111111111I111111111 Figure 4.1-1 Setback Location Use Allowed Wetlands Buffer 100 feet from property line in toward No uses allowed - open space. NWR. Primary Zone 100 feet from property line in toward Property line - 50' - No public access. 50'- development. 100' - Park pavilions, bicycle paths, pedestrian paths. Secondary Zone 100 feet from primary zone in toward Low-rise buildings, some mid-rise buildings development. (low-rise equivalent to 6-stories or 60'; mid- rise equivalent to 7 to 12 stories or up to 130'). Tertiary Zone 100 feet from secondary zone in Low-rise buildings, mid-rise buildings, some toward development. high-rise buildings (high-rise equivalent to 13 to 22 stories or up to 229'). A!i. with the previously submitted proposed project, the developer proposes traffic improvements as part of the project. These improvements include the following five measures: 1. Restripe the "E" Street overpass to provide two through lanes per direction, and two left-turn lanes from eastbound "E" Street to 1-5 northbound. 2. Widen the northbound 1-5 on-ramp at "E" Street to accommodate the dualleft-tum lanes from eastbound "E" Street to this ramp. r-. , 3. Widen westbound "E" Street from the northbound 1-5 on-ramp to provide a separate right-turn lane from westbound "E" Street to this 1-5 ramp. 4. Restripe the 1-5 northbound off-ramp at "E" Street to provide an exclusive left-turn lane and a shared left and right-turn lane. 5. Construct 1-5 southbound off-ramp with four lanes to "E" Street/Marina Parkway. Additionally, provide a loop ramp for westbound "E" Street traffic to access southbound 1-5. In addition, the following four measures are also proposed by the applicant to reduce traffic impacts from the project: 6. Addition of a fourth lane on the future 1-5 southbound off-ramp to "E" Street, and the lane alignment across "E" Street to Bay Boulevard. 7. Widening of Bay Boulevard by approximately 15 feet to the west, thereby providing three northbound and one southbound lanes at the south leg of the Bay Boulevard/"E" Street intersection. Also shown is the minimum clearance of nine feet between the new westerly curb and the centerline of the AT&SF railroad tracks. 4-2 89.1U.019 03/10/91 ..__.'----"- .....,...,,_..,,-,,-_... ........-.....--...----. 8. Widening of the 1-5 northbound off-ramp at "E" Street to provide a third lane to be used as a "right-turn only" lane in the future. Also shown are topographic elevations that indicate that the third new lane at elevation 30.0 feet is within ramp grade requirements when compared with the 31.8 feet elevation at the trolley tracks on "E" Street. 9. Revision to the median and north curbs on "E" Street east of the 1-5 northbound ramps to align with the revised bridge deck striping and a third westbound lane at the approach to the northbound ramp. The project applicant has also proposed a new phasing plan along with the Alternative 8 Development Plan. This phasing plan, submitted by Peterson and Price on October 19, 1990, is shown below. Reference should also be made to Figure 2.1-1 in reviewing the Phasing Plan as this figure identifies the Residential and Apartment areas by letter. Phase 1 (1991 - 2000) Parking Spaces Main Lagoon 0 Atrium Hotel (600 rooms) 624 Extended Stay Hotel (300 rooms) 312 Tennis Club/Trainin~ Center Dormitory (50 units @ 1 ea) 50 Stadium Court (2,000 seats @ 1/3.5 seats) 571 General Area (97,000 @ 2/1,000) 195 Residential "A" (1 Br - 215) 323 (2 Br - 120) 240 Residential "E" (1 Br - 164) 246 (2 Br - 154) 308 Rohr Industries Corporate Headquarters (245,000 @ 3.3) 809 Credit Union (40,000 @ 3.3) 132 (20,000 @ 5.0) 100 Overlook Park 66 "F' & "G" Street Enhancement & Desilting Pond 0 4-3 89-04.01903/10/91 Streets - 0 Marina Parkway "F' Street Bay Boulevard Gunpowder Point Drive Restripe "E" Street Widen westbound "E" Street Nature Center Parking 54 Interior Street System 0 Retail Center (5/1,000) 725 Co-Generation Plant 0 Conference Center Assembly Area (25,000 @ 1/50sf) 500 General Area (15,000 @ 2/1,000) 30 Vener Pond ~ Subtotal: 5,333 Phase II (4 years 2001 - 2004) Parking Spaces Office (60,000 @3.3/1,000) 198 Residential Lagoon Rohr Industries Corporate Building (115,000 @3.3/1,000) 380 Manufacturing Facility (80,000 @1/800) 100 Athletic Facilities Ice Rink (5,000 seats @1/3.5 seats) 1,442 Child Care (7,000 @2/1000) Apartments "D" (1 Br-45) 68 (2 Br-42) 84 Retail at Residential Lagoon 25 Subtotal 2;1,97 4-4 89-04.01903/10/91 ..--.,,".-..- Phase III (4 years 2005-2009) Resort Hotel (460+460/25) 479 Apartments "B" (1 Br-l64) 246 (2 Br-84) 168 Widen SIB 1-5 Off-Ramp @ Marina Parkway Buffer Park (N. of Res. Village) 20 SDG&E Right-of-Way Improvement Subtotal 914 Phase IV ( 4 years 2009·2012) Luxury Hotel (190+ 190/25) 198 Visitor Commercial at City Owned Site 264 (80,000 @3.3/1,000) SDG&E Right-of-Way Improvement 0 Apartments "P' (1 Br-96) 144 (2 Br-18) 36 Subtotal 642 Phase V (3 years 2012-2014) Apartments "C" (1 Br-218) 327 (2 Br-80) 160 Inn 260 (250+ 250/25) Widen Bay Boulevard Widen N/B 1-5 Off-Ramp at "E" Street Subtotal 747 4-5 89-04.019 03/10/91 GRAND TOTAL 9,932 TOTAL PARKS 23.2ac TOTAL LAGOONS 13.3ac 4.2 IMPACTS OF ALTERNATIVE 8 Impacts resulting from development of the Alternative 8 Development Plan are described below. Overall, the impacts öf Alternative 8 were found to be very similar to the proposed project in tenns of the types of effects. Consequently, the impacts are described below in comparison to the proposed project, where appropriate. Significance findings and suggested mitigation measures are also the same for Alternative 8 as the proposed project, except where noted in this section. 4.2.1 Geolo~ /Soils/Groundwater The geotechnical constraints and impacts of Alternative 8 are essentially the same as the proposed project. Heights of various buildings have been adjusted but, with the exception of the deletion of the apartments in the area between the lagoon and the park to the south, the location and footprint of all structures remains the same as the proposed project. Accordingly, ground settlement concerns remain the same. The luxury hotel and associated bungalows at the western portion of the site encroach onto uncontrolled fill soils overlying bay deposits bordering San Diego Bay. These materials are compressible and are considered unsuitable in their present condition for the direct support of any additional fills and/or proposed structures. Additionally, the ice rink, aerobics facility, child care facility, and tennis courts encroach onto compressible bay deposits of the seasonal fresh water marsh. These materials are likewise considered unsuitable in their present condition for the direct support of any proposed fills or structures. Overall, Alternative 8 impacts considered to be significant and not mitigated at the plan level include seismic hazards (ground displacement, liquefaction) and groundwater constraints from subterranean parking. Ground settlement and grading impacts are assessed as significant and mitigable. 4.2.2 Hvdrolol!V and Water Ouality The impacts on hydrology and water quality would be the same for Alternative 8 as previously described for the proposed project. Impacts assessed as significant and not mitigated at the plan level include flooding from storm drain overflow, erosion from inland and coastal flooding and impacts from urban surface runoff, including siltation and chemical contamination. Coastal flood hazards, flooding from the Sweetwater River, and groundwater extraction/lagoon contamination impacts are considered to be significant, but mitigable. 4-6 89-04.01903/10/91 . ..__.. .._~____ .,__.__,,_ _._". u_,,~. 4.2.3 Visual Aesthetics/Community Character Alternative 8 would have visual impacts very similar to those previously described for the proposed project and Alternative 3. Reference should be made to Volume II, Section 3.3. The building foot prints of Alternative 8 are almost identical to the proposed project, with the exception of the deletion of apartments between the lagoon and the park to the south. In general, building heights also remained very similar. Below are the major differences in structure heights between Alternative 8 and the proposed project. Comparison of Selected Building Heights Building Proposed Project Alternative 8 Resort Hotel 265' 176' Luxury Hotel 120' 69' Atrium Hotel 265' 229' Extended Stay Hotel 172' 172' Residential above Commercial 71-75' 60-75' Retail (central) Residential (north) 40-176' 24-176' Plates I through III show the relative heights of Alternative 8 buildings in comparison to those of the proposed project. The following is a brief comparison of the Alternative 8 visual impacts with those of the proposed project. KOP No.1 - Sweetwater Marsh National Wildlife RefugejChula Vista Nature Interpretive Center KOP No. 1 is the overlook to the Sweetwater Marsh in the direction of the proposed Midbayfront development. The Alternative 8 Development Plan would introduce dominant urban forms within the foreground distance zone of this KOP similar to the proposed project. Closest to the observation point would be the high-rise apartments (176', 141' and 106') and low-rise apartments (24') that would be located approximately 1,300' east and southeast of the Interpretive Center. To the southeast, other project buildings would also be visible; including the specialty retail with residential above (44'), the Extended Stay Hotel (172'), the Atrium Hotel (229'), the Luxury Hotel (69'), the Resort Hotel (176') and the bungalows (16'). Cumulatively, the proposed structures will form a solid urban mass that will eliminate current views to the SDG&E powerlines, 1-5 and the City of Chula Vista. Alternative 8 development will be visually and aesthetically dominant from this viewpoint, 4-7 89-04.019 03/10/91 - - - - - - - - - - - - - - - - - - - . mImU__IIIIIDHlllilllllll m ~ r»-I-I-3:mc:mm]] "Unr m__.~IIII_unnnmtUllumn"=~~iililll.III~1 ~ ~ ~ 00 I I ~ 8 ! ð ::: t"' tI) _ .. 0 .. :II "d :I" .. Z .. .. .. = ~ d = c: N c: - = s:: ... -. -. .. "d .. .. .. ::: ~ ::: .. ~ .. - -. .. .. :I" 0 :I" .. .. ~ ~ Q "d - ; .... -------------------. 1IIIII__IIIIDIIIIIII1IIIIIUIIIIIIIIIIIIIIIIIIIIIII_Ulnl~III~1 m..... 'h -I -I ' m c: ,n m]] 1] n ~=====i~i=iiii=iil~III~~111 II II ~ r- I' - :::a UI r- , , W N \0 -------1] · · · · I ~ '"d ~ . ~ w .~ ~ ~ 00 I ~ : n ~.~ 0 ¡. f ~ ~ =" .. ~ :!:.. ~ t/) = ~ ~ 0 c: :: Z - ... ... -. " " w ~ ~ a == ;: 2~ iQo I-d ~ =" ~ =" - ,.,. - 0 '"d o o '"d ~ ~ ~ ~ .:o. '"d - ; == - - - - - - - - - - - - - - - ----~---... 1_lUIIllUllllmIIllllßlIIlØ1UIIII\III_m m ...... » -I -I :=II m c: m m]] 1] n r- ,,_,,~~nn,,"~~~~III- "t'fo .... - :::a i S i ~ .... ~ ~ :L 'f :':'~ 00 - 1 I , ;¡;" n - ø m 0 i . ;¡; j!j ~ ' " " : ~ ~ . m ;¡; : ~ ~ ~ ~ !I! p.1 ,-. , i !.fiI.. = r:-< ~' : Î ¡;j!i ~ tI) .. " I . i.-J·¡; 0 IIQ ~ II " I"" ... .. '11:-: Z fþ ., 0\:"". ~-- . '" ... " "" "'. _',:o.:;'v,)::,'·,:,':f.' = .,~",,-,·u = " : C=. .,'-::'':1 - I· T,f >-3 .;. _ : \}j 0 - ø. II I E: _. . ~'~N :V . " ,,*,... ..... ~ W .: .~ == :;d .. ~ 0 ... .. ... '"CI ... ... <:> 0 .. .. '" . tI) ~ '"CI , :;d ~ Q ...._WU. ! , · , · · , · · · · · · , · · · · · '"CI ..- I\:> (t S with the current wetlands and wildlife habitat providing immediate foreground diversity. The visual/aesthetic impacts from this viewpoint are considered significant since the project will change the overall character of the view from a predominantly natural and scenic wetlands setting to one of intense urban development. KOP No.2 - 'F" Street at the Midbayfront Project Boundary KOP No. 2 provides open and expansive views to the San Diego Bay in a northerly direction. Similar to the proposed project, Alternative 8 will retain a view corridor to the bay at the end of "F" Street. The project will obstruct views to the north, however, including views to the Nature Interpretive Center and downtown San Diego. Structures that will be visually dominant from this viewpoint include the Extended Stay Hotel (172'), Resort Hotel (176') and the Atrium Hotel (229'). Within the immediate foreground will be the "F" Street Gateway, child care center (35') and ice rink (55'). Rohr Industry buildings will also be visible directly to the south (approximately 42' in height). Cumulatively, development of Alternative 8 would create a strong and dominant urban form of greater scale than surrounding developments. Views to the bay at the end of "F" Street will retain natural scenic water elements from this viewpoint. While Alternative 8 will significantly change the visual character of views from "F" Street, overall the impacts are not considered significant. Views to the bay will be maintained, and dilapidated areas will be renovated. KOP No.3 - Bay Boulevard/Soup Exchange KOP No.3 is representative of views along Bay Boulevard and from commercial visitor establishments that provide views to the bayfront. Overall the quality of views along Bay Boulevard are open and expansive, similar to KOP No.2. Elevated views to the San Diego Bay are provided from the Soup Exchange. Like the proposed project, the development of Alternative 8 would obstruct almost all views currently afforded from this KOP (as well as along the rest of Bay Boulevard). The project will create a high density urban form in its place, with the most prominent structures including the Extended Stay Hotel (172'), Resort Hotel (176') and Atrium Hotel (229'). In the immediate foreground will be sports center facilities (up to 35' in height) including tennis, racquetball and volleyball courts. The sports facilities will be in scale with the existing structures, although the higher hotels in the background will "be visually dominant due to their height and mass. The visual impacts to viewers at KOP No.3 are considered to be significant since almost all bay views will be eliminated, and the project would be visually dominant from the existing commercial/resort establishments. 4-8 89-04.01903/10/91 ..-----. KOP No.4 - 'F' Street at Woodlawn KOP No.4 is one of the main view corridors to the bay that currently exists within the City of Chula Vista. The other view corridor is along "E" street and is discussed under KOP No. 5. Following construction under Alternative 8, the existing view corridor westward along "F" Street would be maintained. None of the buildings would obstruct views from this location. Higher structures would be visible from the road, however, including the Rohr Building (41') and the Atrium Hotel (229'). Most other lower buildings would be visually screened by the existing urban development of the city, as well as the lower ground elevations of the proposed buildings. The aesthetic impacts of Alternative 8 would not be significant with respect to obstruction of bay views, since open visibility to the bay will be maintained. Aesthetic impacts related to the visual compatibility of the project with the surrounding City's urban form are also not considered significant. While the high-rise Atrium Hotel would create a visible and strong urban focal point, this singular structure will not dominate the City's character from this location. KOP No.5 - "E" Street at 1-5 From "E" street west of 1-5, the existing views are semi-open to the San Diego Bay. With Alternative 8 development a view corridor to the bay in a westerly direction would be retained; however, the existing panoramic views would be replaced with views to the development. As part of the project, the existing dilapidated structures currently in the foreground would also be replaced. Alternative 8 would exert a strong and dominant urban influence on the site. The high density of the proposed buildings would create an urban wall from this location. The high-rise buildings including the apartments (176', 141' and 106'), Atrium Hotel (229'), Resort Hotel (176') and Extended Stay Hotel (172'), would be visually dominant and of a greater vertical scale than existing urban forms in the City. Visual impacts to bayside views are not considered significant since a view corridor would be retained. Despite this, aesthetic impacts on community urban form and image are considered significant, since the project would create an urban landscape that, viewed from the City's major transportation corridor, would dominate the overall low profile, residential, and suburban character and image of the City. KOP No.6 - 1-5 Southbound Interstate 5 southbound provides the greatest view of the site to regional travelers and tourists passing through the area. Development carried out under Alternative 8 would be visually prominent from this viewpoint. High rise structures that would be visually dominant include the high rise apartment buildings (176', 141' and 106'), the Atrium Hotel (229'), the Resort Hotel 4-9 89-04.01903/10/91 (176') and residential buildings throughout the development. The Alternative 8 project would partially obstruct the existing views; however, open views to the bay would still be evident. Overall, this alternative would be visually dominant from the interstate and would attract motorists' attention. Potential visual impacts to bayfront views are not considered significant since views to the bay and Sweetwater Marsh would be maintained. Significant impacts would result to the City's urban form and image as a bayfront community. The project would be visually dominant and create a large-scale and dense urban area that will contrast significantly with the City's existing downtown and community character. KOP No.7 - Marina Parkway KOP No.7 is located in a central section of the Midbayfront where Marina Parkway will be constructed. A central view corridor to the San Diego Bay would be retained along Marina Parkway under the Alternative 8 Development Plan. Adjacent to the parkway, several buildings will be visible including retail specialty shops and residential to the north, and low (34' and 44') and retail and apartments (71') to the south. The views from this viewpoint would combine strong urban and natural scenic elements. The potential visual effects of the project are considered beneficial from this KOP since public views to the bayfront will be created and currently dilapidated areas will be improved aesthetically. KOP No.8 - Elevated Views from the Extended Stay Hotel Restaurant At the present time, KOP No.8 does not exist. The view was obtained from a helicopter at an approximate height of 150', where a high rise restaurant may be located following development of Alternative 8. Views at approximately 150' from the surface will be panoramic and expansive, providing visibility to the Coronado Islands to the south, San Diego Bay, downtown San Diego, Coronado, and Coronado Bridge. In the background, other landmark features such as Point Lorna would also be visible. In the foreground, proposed buildings also seen would include the Resort Hotel (176'), the Luxury Hotel (69'), the apartments located over the specialty retail, the salt water lagoon and the bungalows. Overall, the project would create viewpoints of high scenic interest and diversity. The project would have a beneficial effect on visual quality through the creation of unique panoramic views, not currently available to the public at this site. KOP No.9 - Marina Parkway South and Community Parks KOP No.9 is located along the Marina Parkway alignment at the southwestern edge of the LCP resubmittal area. Development of Alternative 8 would create the street "Marina Parkway" and public park lands in the vicinity of KOP No.9. Views to the bay, Coronado Bridge and downtown San Diego would be maintained from this vantage point. In addition, the project would aesthetically enhance the areas currently supporting industrial and abandoned land uses in 4-10 89-04.01903/10/91 ---.,"~-- '" the foreground, through the creation of the public park. Alternative 8 project structures that would be visible from this viewpoint include, among others, the bungalows (16'), the Luxury Hotel (69'), and the Resort Hotel (176'). While Alternative 8 would create scenic viewing opportunities from Marina Parkway, buildings located west of the Parkway (e.g., the Luxury Hotel and bungalows) would partially obscure bay views along stretches of the road. Cumulatively, the project would create a strong urban form in the central and eastern parts of the viewshed. Visibility to the interstate, SDG&E powerlines, and the City of Chula Vista would be eliminated by the proposed Midbayfront buildings. Overall, visual and aesthetic impacts will be positive due to the creation of new public areas where foreground views to the San Diego Bay will be available. In addition, beneficial aesthetic effects will result from the elimination of deteriorated structures. 4.2,4 Conversion of Al!I"icultural Lands The proposed LCPR No.8 and Alternative 8 Development Plan do not include agricultural uses. This is consistent with the existing certified LCP and the City's General Plan (Update). Past agricultural use has been relatively light in the area, and currently does not exist. It would be economically infeasible for the land owner to retain agricultural uses due to rising water costs in this area and the limited revenues of agricultural production. Thus, Alternative 8 would allow the conversion of land suitable for agricultural use from agricultural to urban uses. This conversion does not represent a significant impact in terms of the loss of potential production of coastal-dependent crops. It does, however, represent an incremental loss of agricultural land to development within San Diego County, which contributes to a regionally significant loss of agricultural lands to urban development. 4,2,5 Air Ouality Overall, impacts to air quality resulting from implementation of the Alternative 8 Development Plan will be similar to, but less than, those discussed in Volume II for the applicant's original proposed project. As with the applicant's original plan (see Volume II, Section 3.5), secondary project-related impacts from temporary emissions of construction or increased travel-related dust/fumes are either temporary or so small in comparison to automotive sources that their impact is negligible. Similarly, any potential air impacts related to operation of the co-generation plant will be evaluated and controlled during procurement of APCD permits (APCD issuance of a permit to proceed indicates that no adverse air quality impacts will result). The project's greatest air impacts will result from vehicular traffic associated with project residential, recreational and commercial land uses. Regionally, personal commuting, hotel/tennis club visitor and specialty retail site customer travel will add to regional trip generation and increase the vehicle miles traveled (VMT) within the local airshed. Locally, project traffic, especially at rush hour, will be added to the Chula Vista roadway system near the development site. If such traffic occurs during periods of poor atmospheric ventilation, is comprised of a large number of vehicles "cold-started" and operating at pollution inefficient speeds, and is driving on roadways already crowded with non-project traffic, there is a definite potential for the formation of microscale air pollution "hot spots" in the area immediately around the project site. 4-11 89-04.01903/10/91 Although these vehicular emissions impacts themselves represent only a small fraction of the regional ernissions burden; this is an incremental contribution to a regionally significant impact. For air quality issues, recent court decisions hold that even an incremental contribution to an impact considered regionally significant is considered significant at the project level as well (King's County Farm Bureau vs. City of Hanford, 1990). Transportation Control Measures (TCMs), as well as mitigation measures for any temporary construction activity impacts are listed in Volume II, Section 3.5. Finally, once parking garages have been designed, an additional air quality analysis must be performed to evaluate potential impacts to users of the garages. 4.2.6 Noise Noise impacts associated with development under Alternative 8 will be related primarily to construction activities and increased vehicular traffic. Construction activities, especially heavy equipment, will create short-term noise increases near various individual project sites; dominated initially by demolition of existing structures and large earth-moving sources, then by foundation and parking lot construction, and finally by finish construction. Upon completion, vehicular traffic on streets around the development area may create a higher noise exposure to Chula Vista residents beyond the noise levels currently experienced. Various on-site activities, such as the co-generation plant, a child care facility and outdoor active recreation may be locally "noisy," but such impacts will generally be confined on site and will not affect the non-project population. The Alternative 8 Development Plan noise impacts could be mitigated to a level of less than significant; as based on the lessened square footage and project density, Alternative 8 would have impacts similar to, but less than, those identified for the applicant's original proposed project. For that project, all of the above concerns could be mitigated to a less than significant level based on common and fairly standard mitigation measures (the reader is referred to Volume II, Section 3.6). These same measures would also be applied under Alternative 8 development. 4.2.7 Biolo~ical Resources The biological impacts from Alternative 8 would be expected to be the same in types and degrees of effect as the proposed project. Biological impacts are extremely similar between the alternative and proposed project since differences between the two plans relate primarily to building height, and Alternative 8's removal of apartment buildings south of the public lagoon. Changes include lowering several of the buildings (e.g., up to 89 feet at the Resort Hotel). The Luxury Hotel would be lowered from 120 feet to 69 feet. In the residential area to the northern portion of the site, building heights have been varied to create a more gradual elevation rise in tiers progressing from the wetland areas of the Sweetwater Marsh. 4-12 89-04.01903/10/91 ---..... This alternative would result in a design configuration similar to that of the existing project with the exception of the removal of apartments for the area located south of the public lagoon and shifting of parking areas. In addition, the wetland enhancement areas at the mouth of the "F" & "G" Street Marsh would be expanded. An Alternative 8 biological impact assessed as significant and not mitigable, is the incremental loss of raptor foraging areas. Biological-related impacts considered significant and not mitigated at the plan level include water quality effects due to contaminant discharge, vector control effects, alteration of predator/competition/prey regimes due to changes in land use, and predator enhancement and impacts to two sensitive species - the Light-footed Clapper Rail and Belding's Savannah Sparrow. Significant and mitigable biological effects are associated with increased freshwater input, sediment accretion and erosion, construction impacts, human and pet presence, construction impacts to marine resources, and long-term impacts to eelgrass, mudflats, and the California Least Tern. Impacts assessed as adverse, but not significant, include impacts to avian flight patterns, impacts to wildlife from night-lighting, and long-term impacts to California Brown Pelican and Peregrine F~lcons. Finally, biological effects considered to be of no or limited impact include the impacts of building shadows on habitat and impacts to Salt Marsh Bird's Beak. 4,2,8 Archaeolo¡:y /Historv /Paleontolo¡:y Impacts to cultural and paleontological resources would be identical for development under Alternative 8 and the original proposed project. This is because ground disturbance remains the same; lessened project density and square footage relates to building height and not, in general, to placement or associated uses. In summary, impacts to both prehistoric and historic archaeological sites were assessed as being less than significant, as the project sites are non-unique and do not retain additional research potential or culturally sensitive features. Impacts to paleontological resources were assessed as potentially significant, although implementation of standard mitigation measures (monitoring and evaluation of any located fossil remains) would reduce impacts to a less than significant level. The reader is referred to Volume II, Section 3.8 for specifics. 4.2.9 Land Use/General Plan Elements/Zonin¡r As noted in the discussion of the proposed project, the evaluation of land use impacts considers three factors: (1) the compatibility of the proposed project with the surrounding area uses; (2) the compatibility of the project's internal uses with each other; and (3) the consistency of the project land use designations with the surrounding area designations. Implementation of Alternative 8 would also require changes to the LCP text, similar to the proposed project. Compatibility With Surrounding Area Land Uses As described, Alternative 8 includes high density residential, a variety of commercial uses, public and quasi-public, and park and recreation areas in the Midbayfront. 4-13 89-04.019 03/10/91 The proposed types of land uses would be consistent with the surrounding areas, and are the types of land uses adopted by the existing certified LCP. The intensity of the land uses is, however, out of scale with the surrounding area. Intensity of land use is related to magnitude of development, or density, which can be quantified by assessing the amount of square footage over a given area. Greater density is achieved by either covering a greater percentage of a given area, or by increasing the height of a building, or by both. In the case of Alternative 8, the area coverage and the height of the buildings total approximately 3.9 million square feet of building area over the 135 acre Midbayfront area. Alternative 8 has an average density of 28,563 square feet to the acre, and 36 dwelling units per residential acre. In order to achieve this building area, and to provide parks and public areas, this alternative (which is similar to the proposed project), has building heights much higher than those of the surrounding areas. Most buildings in the immediately surrounding area are 1 to 2 stories, whereas the project buildings under Alternative 8 range from 1 to 22 stories. The City's existing certified LCP allows a maximum of 2.5 million square feet of building area over the site, 40 percent lower than that proposed under Alternative 8. Thus, though the types of land uses result in no impacts to land use consistency with the surrounding area, the intensity of land uses would result in a greater intensity of development than was envisioned for this site and how it relates to the surrounding area. This is considered a significant land use impact. The other part of the project, under both the previous proposed project and Alternative 8, the redesignation of urban uses on "D" Street Fill and Gunpowder Point to open space, is consistent with the recently established Sweetwater Marsh National Wildlife Refuge, and would result in no change occurring to these areas except a separate effort to restore them to their natural condition. There would be no impacts on the surrounding areas from leaving these areas in open space. Compatibility Between Internal Land Uses The internal land uses are composed of two different types of areas: (1) the open space associated with the National Wildlife Refuge lands; and (2) the urban uses associated with the Midbayfront Project area. The land uses within the urban area are considered generally compatible, with one exception. The residential units above the commercial retail and the nearby commercial visitor uses in the central core area would be exposed to much commercial activity. The influx of visitors would largely occur in evenings and on weekends when most residents would be home. Traffic congestion, competition for parking, noise from traffic and visitors, and night lighting could create significant incompatibility impacts. Residential, office, visitor, and retail commercial development all could be compatible with open space or park use, but each would affect the character of such uses. The intensity of the urban land uses proposed for the Midbayfront by Alternative 8 is not considered compatible with the unique and protected open space uses of the adjacent Sweetwater Marsh National Wildlife Refuge, and the Chula Vista Nature Interpretive Center located within the Refuge. The proximity of the Alternative 8 development, (even with the buffers) coupled with its intensity, creates significant land use compatibility conflicts between these 4-14 89-04.019 03/10/91 ".--. two potentially very different areas. The buffers between the Midbayfront area and the NWR vary in width from 50 to 100 feet in the "F" & "G" Street Marsh area, and from approximately 125 to 200 feet in the parks which act as buffers between the development and the rest of the NWR. Consistency With Land Use Plans The applicant's submittal of the revised development plan (Alternative 8) did not accompany a revised LCP Resubmittal. Consequently, Alternative 8 is evaluated in conjunction with the proposed LCP Resubmittal in this section of the EIR. Chula Vista Bayfront Local Coastal Program The Alternative 8 future development proposed for the Midbayfront subarea would be allowed only with approval and certification of the LCP Resubmittal. The proposed changes to the LCP have been described in Section 2.0, Project Description, and briefly, include redesignating "D" Street Fill and Gunpowder Point to open space, and redesignating land uses and their densities within the Midbayfront (Subarea 1). General Plan (Update) - 2010 Alternative 8 land use types are allowed by the General Plan, however, the placement and intensity of uses exceeds the limits of the General Plan and are thus inconsistent. The project proposes to change the existing LCP which would in turn require an amendment to the General Plan. If this occurred, then the proposed development of Alternative 8 would be consistent with the amended designations. Redevelopment Plan The proposed land use designations are generally consistent with the land uses suggested by the Alternative 8 Redevelopment Plan but are not consistent with the locations suggested by this plan. Other Plans The proposed designations are considered consistent with adjacent designations in UPD lands. National City designations are separated from the proposed Midbayfront (Subarea 1) designations by the National Wildlife Refuge over the rest of the site, and no land use consistency impacts would occur. 4.2.10 Community Social Factors Alternative 8 proposes a mix of retail/entertainment, hotel, residential, commercial and recreational uses. A total of 1,400 one- and two-bedroom residential units are proposed under this alternative. One-bedroom units will account for 64 percent (900) of the residential capacity. Multiplying the total number of units by the City of Chula Vista multiplier of 1.94 results in an estimated population increase of 2,716 individuals. The 4-15 89·!U.019 03/10/91 project area population and homes would constitute approximately three percent each of the estimated 1989 housing growth and increased population for SRA 21; as well as approximately three percent (population) and four percent (housing) of the 2010 housing population projections. The amount of permanent housing and population growth that was anticipated for the project area is less than that proposed. The existing LCP allows approximately 543 dwelling units over the Midbayfront area. Thus, Alternative 8 housing and resulting permanent population represents an approximate 158 percent increase over what was planned. The comparison of number of housing units for the project and Alternative 8 is shown below. Percent Increase Alt. No Projected Proposed Difference over Prqjected Proposed Project 543 1,550 + 1,007 185 8 543 1,400 +857 158 These increases are significant for the project site, but are less than significant on a subregional basis where the increase averages three percent. Regarding employment, the number of potential employers is currently unknown as the types of all commercial uses are not yet known. It is anticipated that súbstantial employment opportunities will be available, resulting in beneficial impacts to both the City and regional economy. 4.2.11 Community Tax Structure Alternative 8 would develop over 100 acres with land uses which would increase the property value in these areas, but the National Wildlife Refuge lands (316 acres) would be committed to permanent open space. Because the project site is in a designated Redevelopment area, all increases in property value from project development will be taxed one percent, and will go to the City's Redevelopment Agency. Thus, the County and the School Districts would not receive monies from the improvement of this site, however, this situation is not unique to this site, as Redevelopment Law allows monies to be distributed in this way. 4.2.12 Parks. Recreation and ODen SDace Alternative 8 includes 23.2 acres of parkland and a lO-acre public lagoon. The lagoon is not a park in the normal use of the word; however, some portion of the lagoon could be considered public because there would be opportunities for people to rent small paddle boats, and to access the outer edges (no bodily contact with the water would be permitted). Neither the LCPR No.8 nor Alternative 8 specify how the lagoon would be accessed. Consequently, unless access is provid~d, the credit cannot be given. Alternative 8 also shows 7.6 acres of parkland within the SDG&E right-of-way (ROW), and 22.9 acres of commercial retail uses such as shops, restaurants, hotels, and the associated walkways. The athletic area, 4-16 89-04.01903/10/91 ..-. covering 16.3 acres, will also be approximately 50 percent available for public use. Below are the City's acceptance of areas suitable to be defined as parks, which include the perimeter land-based parks which are not located under the SDG&E power lines (138 kV). The City would consider the 7.6 acres under the power lines suitable for landscaped parking. Comparison of Parks and Other Public/Semi-Public Acreage Proposed Project Alternative 8 Parks 18.9 23.2 Other Public/Semi-Public Acreage Lagoon 10.0 10.0 Landscaped Parking under SDG&E Transmission Corridor 7.6 7.6 Athletic Facilities' 8.15 8.15 Commercial Visitor/Retail Areas ~ 22.9 Total Public/Semi-Public 67.55 71.85 . This number assumes 50 percent public use allowed of a total acreage of 16.3 acres for athletic facilities. In order to provide consistency with the recently established Sweetwater Marsh National Wildlife Refuge, Alternative 8 also includes a redesignation of land uses allowed in the existing certified LCP from residential and commercial to open space. The open space area would include 316 acres under the jurisdiction of the U.S. Fish and Wildlife Service (see Figure 2-11I in Volume II). The Midbayfront project area parks would function as Community Parks by City of Chula Vista standards (Mollinedo, 1989), and because of the unique bayfront location, are expected to service an annual City and regional population of approximately 150,000 people. Based on City Threshold Standards, the amount of parkland in the project area is more than adequate to service project area residents (City's Threshold Standard requirement: 3 acres per 1,000 project residents; anticipate approximately 2,700 residents) and no impacts would occur to this City requirement (Mollinedo, 1989). Based on the 2010 City and regional population which the parks are anticipated to service (150,000 people annually), the amount of proposed parkland per 1,000 people provided under the Alternative 8 Development Plan is 0.15 acre. This acreage is significantly (25 percent or more) below the standards set by the City and the State, which require 2.0 and 2.5 acres per 1,000 people, respectively. In order to achieve consistency with the standards, approximately 270+ acres of parkland would be necessary, which is double the size of the 4-17 89-04.01903/10/91 Midbayfront subarea, and of course, infeasible. This impact, though adverse, is not considered significant at the project level for the following reasons. First, the adopted LCP and General Plan both include park and open space requirements with which the project is consistent; neither of these plans require over 270 acres for parks. Secondly, the project is consistent with the Threshold Standards policy. Thirdly, the City and regional visitor attraction to these parks is not wholly a result of the proposed project, it is also a result of the location on the bayfront and wetlands, and proximity to the Nature Interpretive Center. By developing the parks, Alternative 8 would make the area more accessible (assuming that public parking and access is provided for), and would provide for public facilities which make it a more convenient place to visit. Alternative 8 thus would contribute to what is considered a cumulatively significant impact, as project development would encourage visitor use, bayfront/wetland-front location, and proximity to the Nature Interpretive Center. Because of the anticipated high usage, it is extremely important that the parklands be designed to accommodate the types and numbers of users expected, and that adequate public facilities are available. It is important that the parklands be developed during the first phase of project development. The Alternative 8 Phasing Plan, Section 4.1, indicates that the lagoon, Vener Pond area arid the Overlook Park are planned for construction in the first phase. The buffer park north of the "Apartments B" residential would be completed along with those apartments in Phase III. Also, it is important that other semi-public uses, such as the athletic facilities, are either free or available for a reasonably nominal charge so as to make them accessible to the public. The specific types of uses in the parking have not yet been developed; thus analysis beyond acreage is not possible. Public Access Public access issues and impacts are the same for Alternative 8 as for the proposed project (see Volume I, Section 3.12). The ability of the public to access the parks and retail commercial areas depends on the availability of public parking and access from the parking to the desired destination. There is a total of 9,932 spaces proposed with Alternative 8 which will be built in the five phases (outlined in Section 2.1). Out of this total, there will be 134 spaces for public park and 54 spaces for the Nature Interpretive Center parking for a total of 188 spaces. The 54 spaces allotted to Nature Center parking and 114 of the remaining "park" spaces will be provided in Phase I. The 20 remaining spaces, all associated with the buffer park north of Apartments "B," will be constructed during Phase III (currently scheduled for 2005-2009). The fact that park parking is slated to match park construction renders the Alternative 8 Development Plan better able to carry traffic load than the applicant's original proposed project. Based on the City's standard for Community Parks of one parking space for every 10,000 square feet of accessible open space, 101 parking spaces would be necessary. Parking spaces not being used for other designated uses, such as conference center, retail commercial, and athletic facilities could also be available for public parking. The LCPR No. 8 text (Figure 3-10) shows the distribution of parking spaces over the project site. The 4-18 89-04.01903/10/91 --"."_.. spaces are located at the parks and along the SDG&E ROW. It is not clear whether the parking lots are located above-ground or under-ground at the parks location; this needs to be clarified because above-ground parking could reduce the amount of parkland. Also, the Plan is inconsistent where it calls for both parking lots and parks under the SDG&E ROW. (No parkland credit was given for this ROW.) Based on discussions between City staff and Port District staff regarding parking needs for Bayfront Parks, 1.0 parking space per 1,000 square feet of parkland is a standard that is reflective of the parking for Port District bayfront parks. Assuming 23.2 acres of park, a total of 1,041 parking spaces would be to be provided in the bayfront area. Other public and semi-public areas would require spaces as well, although the exact requirement has not been determined at this time. Given the 134 spaces proposed for project park acres on overall surplus of 33 public parking spaces would result; or, based on Port District standards, a deficit of 907 spaces would exist. The City of Chu]a Vista must decide the required amount of parking for Alternative 8. At this time, the amount of parking is considered adequate and no impact is cited. The LCPR No.8 states that "parking should be calculated on the Chu]a Vista standards (Chapter 19.62, City of Chu]a Vista Municipa] Code) for each separate use. Because of the nature of the development, there may be a way to reduce the required parking with a "shared-parking p]an." The LCPR No.8 thus calls for compliance with the code, while stating that a reduced amount may be possible. There is presently limited parking provided for the Nature Interpretive Center in the SDG&E right-of-way south of "E" Street. The long-term requirements for the Center, based on existing and projected attendance, would be 150 permanent spaces. The LCPR No.8 text provides that public parking for use by the Center would be located within the Midbayfront (Section II.E.3.h.). Also, the text states (Section II.F.4.b.(3): " A small public parking lot and public bus shelter will be provided in the Midbayfront at the entrance to the Wildlife Refuge. It should be noted that this proposed parking location would reduce the amount of acreage available for public park usage. Additiona] parking will be provided at "E" Street and Bay Bou]evard." The LCPR Parking Distribution Concept (Figure 3-10) shows 50 public parking spaces near the entrance to the NWR (but no bus shelter) and 54 spaces at "E" Street and Bay Bou]evard. Shade/Shadow Impacts The impacts of Alternative 8 on public areas, due to building shadows is similar to the proposed project, although the reduced building heights of Alternative 8 will result in somewhat less impacts than the proposed project. A shade/shadow analysis was performed to ascertain impacts to park and public open space areas. Shade/shadow conditions for select times during the summer and winter are shown on Figures 4.2.12-1 through 4.2.12-IV. Generally, shadows are the longest in the winter months in the mornings and evenings when the sun is low in the sky. Park areas are partially covered in the morning hours, however, park usage at these times would also be low. In the evenings, shadows would cover the part of the northern buffer park, as well as parts of the residential, commercia] retail and visitor areas (core area), including the tennis courts. 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Overall. impact issues are the same as were expected for the applicant's original proposed project (see Volume II, Section 3.13). Development proposed under Alternative 8 would require power from SDG&E, though it is difficult to assess the quantity of gas and electric which would be needed because the precise types of commercial and industrial business park uses are unknown. Power for the residential and hotel uses is expected to total a minimum of 1,518,750 kw electrical and 56,000 therms of gas use a month if a combination of gas and electric resources are used. Retail/restaurant and office square footage (a total of 790,000 s.f.) will also require a minimum of 15,800,000 kwh/mo. This is based on average usage of2 kwh/s.f./mo for office space/small retail and restaurants. It provides a minimum projected drain as larger stores require a greater kwh per square foot and both the larger stores and restaurants also utilize therms per month; figures are not provided here as actual areal usage is presently undetermined. Fire and Police Police The Alternative 8 would result in an increased permanent population in a largely undeveloped area of Chula Vista. This will place additional demand on the City's Police Department. Currently, in the Midbayfront and NWR areas, only the Nature Interpretive Center and one industrial use require police protection, and these both have very low numbers of calls requiring a response by police. The City's current officer to population ratio is 1.2 officers per 1,000 citizens. At build-out, Alternative 8 would increase the City's population by approximately 2,715 residents (approximately 290 fewer residents than under the applicant's original proposed project), as well as patrons of the proposed project hotels and restaurants and an unknown number of people employed in the project area. The City Police Department (Hawkins, 1991) indicated that in addition to the 2,716 new residents expected for project area dwellings, an additional 2,340 "transitory" residents would by generated by the project area hotels. This number was reached by multiplying the 1,800 hotel/inn rooms proposed under Alternative 8 by 1.3, the multiplier used to generate additional population under the original proposed project. These numbers total 5,056 potential area residents, requiring just over 6 additional officers at the 1.2 officers per 1,000 person population ratio. Based on complaint status summaries for a two-month period 4-20 89-04.oJ903/11/91 .....-. provided by Captain Hawkins for developments similar in type to the proposed project (a shopping center, an inn and a townhouse area), the types of problems anticipated for the proposed development would primarily be thefts or burglaries followed by disturbance of the peace, stolen vehicles and a few violent confrontations including robbery and/or assault or battery. As the project would achieve projected build-out up to 24 years after construction commences, hiring will take place on an as-needed basis, and should not significantly impact police protection. Assuming that police personnel and equipment are upgraded to meet the demand of the increased population, no significant impacts will result from the proposed project (Hawkins, 1989). Additionally, no impacts would occur to the City's threshold policy. Fire The development of urban, commercial and industrial uses under Alternative 8 in a currently mostly undeveloped area would place additional demand on the Fire Department to provide service. This would include not only fire/EMS protection, but an additional impact on inspection services as well. Impacts on fire protection services would be the same for Alternative 8, as previously documented for the proposed project (see Volume II, Section 3.13). In summary, fire/EMS services will be provided for all planned development, including the Midbayfront proposal. Impacts from development of this alternative would create significant impacts due to the increased inspections, testing of fire protection systems, and public education programs (Gove, 1990). Solid Waste Impacts of Alternative 8 on solid waste services would be similar to, but slightly less than, the proposed project (see Volume II, Section 3.13). The residential portion of the proposed project includes 498 two-bedroom and 902 one-bedroom units. The residences would require five trucks with full loads and one truck with a partial load to make a single pick-up once a week. Because landfill space in San Diego County is extremely limited and continuing to decline rapidly, the solid waste from the project area would represent an incremental portion of a cumulative impact to the limited landfill space available. Sewer The City's ability to serve the project is governed by two factors: capacity rights and infrastructure. The City currently has capacity rights with MEmO of 19.2 million gallons per day (mgd). The existing (April 1990) average daily wastewater volume for Chula Vista is 10.5 mgd, which leaves an available capacity of 8.7 mgd. The Alternative 8 development would generate approximately 0.3 mgd (similar to the original proposed project) which represents approximately three percent of the remaining available capacity. The project 4-21 89-04.01903/11/91 would drain to an existing outlet north by Marina Parkway where metering facilities would be constructed. No detailed plans are available yet. The project sewage generation would not significantly impact the City's capacity with the METRO system, and, until detailed plans for infrastructure become available, impacts to infrastructure are considered significant, but mitigable at the project level. Water Project impacts would be governed by two factors, the first being the existing infrastructure of water mains that would be providing water to the project site. The Sweetwater Authority has completed a project analysis which determined what improvements to the existing infrastructure would need to be completed in order for the system to provide the required 5,000 GPM for fire flow and 2,000 GPM for domestic demands. The results of the analysis indicated that the existing on-site and off-site water mains are inadequate to serve the project, thus causing potentially significant impacts to water service, and, to the City's threshold policy. However, the LCPR No.8 text states that the "basic water service proposed for the area consists of 12 and l6-inch mains in "E" Street, Marina Parkway,"F" Street (Lagoon Drive), and "G" Street. The static water pressure would be 70 to 100 psi. A l4-inch waterline in "G" Street will connect the lines in Bay Boulevard and Marina Parkway. This pipeline is necessary to maintain a looped system during development of the project. An easement for pipeline operation shall be maintained even though the area might be fenced for security reasons by Rohr Industries." The City of Chula Vista Engineering Department and Sweetwater Authority must review the proposed infrastructure to determine whether the proposed system would adequately mitigate the potential water service impacts. The LCPR No.8 text does not quantify the amount of water necessary to fill the lagoons, yet it does say that the 10-acre lagoon would be salt water and would use wells to supply the water. A separate summary letter report (Geocon, 1990) references estimated water supply to be approximately 82 gallons per minute (gpm) in July, with an annual daily average of 50 gpm. Geocon prepared a limited hydrologic investigation to determine the available groundwater supply to support the proposed lO-acre salt water lagoon (this report is on file at the City of Chula Vista). Their investigation did not include the smaller 2.6 acre semi- public lagoon. The conclusion was tentative, based on the assumption that a number of wells (number not specified) would be completed to provide the required amount of water, and that aquifer conditions found at existing wells are representative of Midbayfront conditions. Based on completion of the wells, and an assumed positive result of these unknown conditions, Geocon believes that the supply requirements of the 10-acre lagoon could be met with wells. The conclusion regarding level of impact cannot be made until further testing and verification of well supply can be made for both lagoons. Also, information must be provided to show the proposed well locations and engineering design of the circulation system. Until that time, a conclusion of a potentially significant impact to water must be made. 4-22 89-04.01903/10/91 ---_. - The second factor is the availability of water from the Sweetwater Authority. The size of the development would add to the area demand for water. The proposed project's impact on the regional water supply has been summarized in the table shown below. Projected consumption levels are shown according to type of use and are based on water usage generation rates provided by the Sweetwater Authority, a member of the San Diego County Water Authority (SDCWA). The Public/Quasi-Public use category was created by combining park acreage and the landscaped parking under the SDG&E transmission corridor. Proposed Use Generation Rate Units PrQjecœd Conswnption Residential 110 gallons/capital 1400 (2520 people) 277,200 gal./day (high density) day = 312.5 acre-feet/year Hotel 8.0 acre-feet/year 1800 totaling 269 acre-feet/year 1,465,000 s.f. (33.63 acres) Commercial 1.5 acre-feet/year 790,000 s.f. 27 acre-feet/year (retail and office) 18.13 acres) Public/Quasi-Public 2.0 acre-feet/year 30.8 acres 61.6 acre-feet/year (including parks) Total Consumption 670.1 acre-feet/year The project would incrementally contribute to a regionally significant demand on water resources. Southern California demand continues to increase, while supply from the Colorado River will continue to decrease (due to legal commitments to the Upper Basin). Currently, this situation is exacerbated by the drought the west and southwest are experiencing. Any additional demands on a supply which is currently considered inadequate (one which warrants mandatory conservation for the existing demand) represents an incremental contribution to a cumulatively significant impact on the Sweetwater Authority's ability to supply the existing and future demand of their District. Schools The project has the potential to produce approximately 1,413 elementary school children (Shurson, 1990). The children would be within the attendance areas of Mae L. Feaster Elementary School and Vista Square Elementary School. At the junior high school and high school levels the project would add approximately 406 students to Chula Vista Junior High School and Chula Vista High School enrollment totals. 4-23 89-04.01903/10/91 As a result of the influx of school children to both school districts, significant impacts would occur that would decrease both Districts' ability to adequately serve the needs of the students. Additionally, the City's threshold standards would not be met. Also, the location of 1-5 between the project area and the schools would prohibit the feasibility of students walking to existing schools, and the potential transportation costs would be significant (Silva, 1989). Additional operating costs would include annual operating costs, and either relocatable classroom costs or permanent classroom costs. Finally, it should be noted that since the August 1990 Draft EIR was published, the SANDAG Source Point group has been researching the fact that new homes are not the only project aspects to be evaluated in estimating new student load. New jobs provided under Alternative 8 will also bring new residents to the area, even if they do not live on the Midbayfront. Similarly, all support/service areas will be expanded as a result of the new housing and employment opportunities - thus bringing yet additional families into the school system. This increases by a factor of more than three the number of students anticipated for elementary school enrollment over the number which would have originally been predicted (1,400 X 0.3); thus creating an even greater burden on over-taxed school districts (Shurson, 1991). 4.2.14 Traffic Existing Setting Alternative 8 traffic impacts were evaluated utilizing the same methodology and assumptions described in Volume II, Section 3.14 for the proposed project and the no project alternative. Issues addressed include trip generation and distribution, roadway segment analyses and intersection capacity utilization analyses. Future conditions are based upon a technical analysis of critical intersections using the Intersection Capacity Utilization (ICU) method. Critical signalized intersections which would be impacted by trolley gate operations are further analyzed using the "Operational Analysis" method from the 1985 Highway Capacity Manual (HCM). Trip Generation The trip generation and distribution projections for the site were analyzed for Alternative 8 and for other planned developments in the study area. The trip generation rates used are the same as those used in Volume II. Figure G-2 in Appendix H shows the project site plan and proposed land use. Alternative 8 will result in an estimated trip generation potential of 38,125 trips per day. In comparison, the proposed project's estimated trips total 41,958. As such, Alternative 8 represents a reduction in land use intensity as well as a reduction in estimated trip generation potential of approximately 10 percent when compared to the proposed project. The following graphic (Figure 4.2.14-1) illustrates the land use and trip generation estimates for the proposed project and Alternative 8. It is important to recognize that certain land uses may produce a greater number of daily trips when compared to other uses. However, 4-24 89-04.01904/02/91 . . _'_M'_'_U _" LEGEND Â. o Parcel locator ............. . N ........... . .......... . .......... . E Street ~ ~ ~ ···················0·· §: "'" ............ .. i ............ . ..... .......... "" ....... . "8 ~ F Street . . ........ . : ~: ~: ~: ~: ~: ~::::::: ~: ~: ~: ~: ~: ~ 1: '" !!! l!I ~ :-:-: -:.:-: . -: -: -:.:-: -: -: -: -:cB-: !!! ........ . oS " ~ <: §: "'" ~ Ìò' .!!! '8 ~ © ~ H Street ~ .. -!§ ~ '" !!! l!I ~ !!! oS \ '" ~ <D .. e ® en J Street ® Note: Parcels ® and © cons(sf entirely of exlstlong development. Portions of parcels @ and ø also contain existing development (See Figure 3.4). '. LAND USE AND DAILY TRIP GENERATION All. 1 . Ðeveloner'!'Ii Localor Descrlullon No Build ProDoul åIL....l A MidbayCront Project 0 41.958 38,125 D New Marina 1.364 1.364 1.364 (TAZ412) Retail/Specialty 1,600 1,600 1,600 Manufacture/Assembly 600 600 600 Food Service 3,000 3,000 3,000 E Omce 600 600 600 (TAZ449) Restaurant 400 400 400 F Light Indu.1ry 2,400 2.400 2,400 (T AZ 402) Office 600 600 600 Motel . J...l2.l J...l2.l J...l2.l TOTAL 11,689 53,647 49,814 Su[)olcmcnt:t1 Tr:tffic Data An:\lvsis JHK & Associates PROPOSED ßAYFRONT LAND USE AND DAILY TRIP GENERATION Figure 4.2.14-1 when comparing the trip generation during the a.m. or p.m. peak hours, the relative relationship may not be the same. Thus, the traffic impact analysis is typically based on peak hour volumes at signalized intersections. Trip Distribution Traffic generated by the proposed project and "Other Planned Bayfront" developments was distributed on the transportation network. Approximately 75 percent of the bayfront projects were assigned to 1-5, and the remaining 25 percent to the major cross-streets to reflect the amount of anticipated trip interaction between the project site and central Chula Vista. It was assumed that 75 percent of the project trips would pass through 1-5 and the "E" Street interchange with 54 percent of those vehicles going north on 1-5, 36 percent going south on 1-5, and 10 percent going east on "E" Street. Project-generated trips were distributed to the other streets as follows: 10 percent to "F" Street, 5 percent to "H" Street, and 10 percent to "J" Street. Trips from the project site at the "H" and "J" Street interchanges were distributed southbound on 1-5 and eastbound on the cross streets. Furthermore, all project-generated trips assigned to the "E" and "H" Street interchanges were distributed onto Bay Boulevard (for north/south distribution), and trips assigned to the "J" Street interchange were distributed onto Marina Parkway (for southern distribution). The projected ADTs resulting from adding all new bayfront traffic to existing traffic are shown in Figure 4.2.14-II for the No-Project Alternative and in Figure 4.2.14-III for Alternative 8. Impacts Roadway Se¡µnent Analysis The volume-to-capacity ratios for the volumes projected for Alternative 8 for Year 2000 were used to determine future levels-of-service. These are presented below, along with the No-Project and the Proposed Project alternatives for purposes of comparison: Alternative 1 - No Build Under Alternative 1, the roadway segments that experience a level-of-service below the City of Chula Vista operating standards of LOS C or better include: · "F' Street between 5th Avenue and Broadway (LOS F) · Broadway between "H" and "I" Streets (LOS D) · Broadway between "J" and "K" Streets (LOS D) · Bay Boulevard between "E" and "F' Streets (LOS E) 4-25 89-04.019 04/02/91 ..-..---~_. 190.7 .... N 24.4 31.6 26.2 StrÐ8t 23.8 14.3 16.8 245 8.0 13.3 21.7 F StrÐ8t 16.2 6.0 It) .! 285 1! J! !: e .! 1 .s 6.2 8.0 ~ c: ! '0( 27.5 i .!!! ~ 35.8 11.8 35.8 :t Street 31.5 30.8 4.5 J Street 8.0 27.5 t 14.0 20.4 20.0 ~ J StrÐ8t 14.0 30.2 180.0 Snnnlemental Traffic Data Amllv~is JHK & Associates Figure 4.2.14-11 PROJECTED ADT (IN THOUSANDS) AT BAYFRONT BUlLDOUT NO BUlLlliALTERNATIVE 1 YEAR 2000 204.8 ..... N 24.4 34.0 28.2 E Street 20.2 15.4 17.2 25.2 10.0 16.4 24.3 F Street 17.8 7.0 '" .! 28.7 .\! I! J!! .s 6.2 8.0 ~ ~ "'( 27.8 fË .!!! ~ 11.6 36.5 I 36.5 H Street 32.3 ,f .. ·e ! 31.1 4.5 I Street 8.0 27.8 t .. 16A 22.3 21.9 &i J Street 14.9 30.5 190.2 Sunnlementa] Traffic Data Analv~i!; 4.2. 14-11I 1HK & Associates Figure PROJECTED ADT (IN THOUSANDS) AT BAYFRONT BUlLDOUT ALTERNATIVE 8 YEAR 2000 --------.-...-----.- Proposed Project Under the proposed project, the following roadway segments do not meet the City of Chula Vista operating standard of LOS C or better: · "F' Street between 5th Avenue and Woodlawn Avenue (LOS F,D) · Broadway between "H" and "I" Streets (LOS D) · Broadway between "J" and "K" Streets (LOS D) · Bay Boulevard between "E" and "F' Streets (LOS F) It is important to note that the segment of "F' Street between Broadway and Woodlawn Avenue declined from acceptable levels-of-service under the Alternative 1 to unacceptable under the proposed project. All other segments were found to be acceptable under future conditions (Year 2000) for the proposed project. Alternative 8 Under Alternative 8, the following roadway segments do not meet the City of Chula Vista operating standard of LOS C or better: · "F' Street between 5th Avenue and Woodlawn Avenue (LOS F, D) · Broadway between "H" and "I" Streets (LOS D) · Broadway between "J" and "K" Streets (LOS D) · Bay Boulevard between "E" and "F' Streets (LOS F) This analysis revealed that in terms of roadway segment capacity, the reduction in the amount of traffic generated under Alternative 8 was not sufficient to prevent the degradation in levels-of-service on critical segments within the study area. Intersection Capacity Utilization (ICU) Analysis Assumini Antici.vated Geometries Projected Year 2000 turning movement volumes were used to determine future levels-of- service at the key intersections. The resulting levels-of-service estimates for the no-project alternative, the proposed project, and Alternative 8 are summarized in Table 4.2.14-1. The levels-of-service predicted in the following section are based on future geometrie conditions without project mitigation. Then, the Planned Roadway Improvements listed in the following section are added one phase at a time and the resulting improvements to the levels-of -service are described. Alternative 1 - No-Build The predicted intersection levels-of-service were analyzed under Year 2000 conditions for Alternative 1. This analysis revealed that during the a.m. peak hour all study area intersections will operate at LOS C or better. During the p.m. peak hour the following intersections would operate at unacceptable (LOS D or worse - arterial intersections, LOS E or worse - freeway ramp intersections) levels-of-service: 4-26 89-04.01904/02/91 Table 4.2.14-1 PROJECTED LEVELS OF SERVICE FUTURE CONDnITONSYEAR2rnm WITH ORIGINAL DISTRIBUTION ASSUMPTIONS AM Peak Hour Future Year 2000 Existing Alternative 1/ Proposed Intersection Year 1989 No-Build Proiect Alternative 8 N/S Slreet E/W Street leu I LOS lCU I LOS leu I LOS leu I LOS Bay BI/I-5 SB E St/Marina 0.34 A 0.52 A 0.74 C 0.83 D (1) 1-5NB Ramp E Street 0.39 A 0.71 C 1.05 F 1.48 F (2) Maj. East Enby Marina Pkwy - - . - 0.48 A 0.47 A Marina Pkwy Hotel Enby - - - - 0.4 A 0.35 A 1-5 SB Ramp H Street 0.35 A 0.38 A 0.38 A 0.43 A 1-5 NB Ramp HStreet 0.39 A 0.66 B 0.66 B 0.62 B Bay Blvd H Street 0.47 A 0.58 A 0.6 A 0.55 A 1-5 SB Ramp J Street 0.34 A 0.41 A 0.43 A 0.41 A 1-5 NB Ramp J Street 0.31 A 0.61 B 0.66 B 0.65 B Bay Blvd J St/Marina 0.45 A 0.59 A 0.64 B 0.52 A · Woodlawn E Street 0.52 A 0.58 A 0.78 C 0.74 C . Broadway E Street 0.62 B 0.68 B 0.74 C 0.69 B · Woodlawn F Street 0.24 A 0.59 A 0.68 B 0.64 B · Broadway F Street 0.37 A 0.63 B 0.73 e 0.68 B · Broadwav H Slreet 0.42 A 0.59 A 0.83 D 0.69 B P.M. Peak Hour Future Year 2000 Existing Alternative 1/ Proposed Intersection Year 1989 No-Build Proiect Alternative 8 NIS Street E/WSlreet ICU I LOS lCU I LOS ICU I LOS lCU I LOS Bay BI/I-5 SB E St/Marina 0.74 e 0.73 C 1.02 F 1.05 F (1) 1-5 NB Ramp E Street 0.63 B 0.81 D 1.38 F 1.3 F (2) Maj. East Enby Marina Pkwy - - - - 0.63 B 0.42 A Marina Pkwy HotelEnby - - - - 0.42 A 0.4 A 1-5 SB Ramp H Street 0.71 C 0.76 C 0.76 C 0.71 C 1-5 NB Ramp HStreet 0.65 B 0.77 C 0.78 e 0.78 C Bay Blvd H Street 0.51 A 0.56 A 0.64 B 0.54 A 1-5 SB Ramp J Street 0.63 B 0.76 e 0.81 D 0.8 D 1-5 NB Ramp J Street 0.43 A 0.69 B 0.79 C 0.79 e Bay Blvd J St/Marina 0.52 A 0.74 e 0.79 e 0.63 B · Woodlawn E Street 0.76 e 0.75 C 0.84 D 0.78 e · Broadway E Street 0.79 C 0.94 E 1.05 F 1.04 F · Woodlawn F Street 0.39 A 0.58 A 0.66 B 0.63 B · Broadway F Street 0.69 B 0.82 D 0.91 E 0.84 D · Broadwav H Street 0.8 D 0.87 D 0.98 E 0.95 E · Additional intersections added to the Proiect Studv area (January 1991). Notes: 1. The input volmne for the northbound right turn at the intersection of Bay BlvdlI-5 SB off-ramp and E Street/Marina Parkway was reduced by the amount of the westbound left turn volume to account for overlapping of phases for these two movements. 2. The input volume for the westbound right turn at the intersection of E Street and 1-5 NB ramps was reduced by one half of the total northbound approach volume. This assumes that the northbound through movement will be prohibited, and the westbound right-turn lane win be of sufficient length to avoid interference from the queue for westbound through traffic. SoW"Ce: JHK & Associates - ~--.--..-..---~-.-----....-.-'- · Broadway/"E" Street (LOS E, ICU 0.94) · Broadway/"F' Street (LOS D, ICU 0.82) · Broadway /"H" Street (LOS D, ICU 0.87) The remaining intersections are predicted to operate at acceptable levels-of-service during the p.m. peak hour. Proposed Project The 'year 2000 condition was analyzed with the traffic generated by the proposed project added to the No-Build condition. This analysis revealed that similar for Alternative 1, all study area intersections will operate at LOS C or better during the a.m. peak hour with the exception of Broadway /"H" Street which will operate at LOS D. During the p.m. peak hour, with tbe proposed project generated traffic added to the network the following intersections will operate at unacceptable levels-of-service (LOS D or worse - arterial intersections, LOS E or worse - freeway ramp intersections). · 1-5 Southbound Ramp/"E" Street (LOS F, ICU 1.02) · 1-5 Northbound Ramp/"E" Street (LOS F, ICU 1.38) · Woodlawn Avenue/"E" Street (LOS D, ICU 0.84) · Broadway/"E" Street (LOS F, lCU 1.05) · Broadway/"F' Street (LOS E, ICU 0.91) · Broadway /"H" Street (LOS E, ICU 0.98) The remaining study area intersections are expected to operate at acceptable levels during the p.m. peak hour. Alternative 8 The Year 2000 condition was analyzed with the Alternative 8 traffic added to the network. As discussed earlier, this alternative is a reduction in intensity of use, resulting in approximately 10 percent fewer trips than the proposed project. like the Year 2000 conditions under Alternative 1 during the a.m. peak hour, all intersections will operate within the City of Chula Vista standards of operation (LOS C or better). During the p.m. peak hour, the following intersections are expected to operate at unacceptable levels (LOS D or worse - arterial intersections, LOS E or worse - freeway ramp intersections), despite the 10 percent reduction in trips: · 1-5 Southbound Ramp/"E" Street (LOS F, ICU 1.05) · 1-5 Northbound Ramp/"E" Street (LOS F, ICU 1.30) · Broadway/"E" Street (LOS F, ICU 1.04) · Broadway/"F' Street (LOS D, lCU 0.84) · Broadway /"H" Street (LOS E, ICU 0.95) The remaining intersections are expected to operate at acceptable levels-of-service during the p.m. peak hour. Table 4.2.14-1 provides a summary of tbe a.m. and p.m. peak periods 4-27 89-04.01904/02/91 for the existing and Year 2000 conditions under Alternative 8, the No-Project alternative and the proposed project. Intersection C&1)acity Utilization (ICU) Analysis Assuming Mitigation Because the analysis of project generated traffic, assuming anticipated geometries, resulted in unacceptable levels-of-service, additionallevels-of-service calculations were undertaken by adding the Planned Roadway Improvements listed below one phase at a time. Table 4.2.14-3 shows projected levels-of-service with phased mitigation. Planned Roadway Improvements Phase 1 Widen westbound "E" Street from the northbound 1-5 on-ramp to provide a separate right-turn lane from westbound "E" Street to the 1-5 northbound on- ramp. This separate right turn lane should be a minimum of 250 feet in length. Phase 2 Widen the 1-5 northbound off-ramp at "E" Street to provide an exclusive left- turn lane, a share left- and right-turn lane and an exclusive right-turn lane. Phase 3 Restripe the "E" Street overpass to provide two through lanes per direction, and two left-turn lanes from eastbound ''E'' Street to the 1-5 northbound on- ramp. Phase 4 Widen northbound Bay Boulevard to provide an exclusive left-turn lane and two right-turn lanes. It is important to note that CalTrans has not approved the restriping of the Interstate 5 overcrossing at "E" Street identified under Phase 3. The primary reason that approval has not been granted by CalTrans is that sub-standard lane widths are included in the proposed restriping plan. Since this overcrossing is under the jurisdiction of CalTrans, their approval of any modification to the traffic flow plan at this interchange is required. In addition, the feasibility of the widening of Bay Boulevard to include three northbound lanes, identified under Phase 4, has not been demonstrated. Even assuming incorporation of the Planned Roadway Improvements into the ICU analysis, the intersection "E" Street and the 1-5 southbound ramp remained at an unacceptable level- of-service under the proposed project and Alternative 8. Due to this "oversaturaJion" at the intersection of "E" Street and the 1-5 southbound ramp, additional traffic was redistributed from the "E" Street interchange south to the "H" Street interchange for the p.m. peak period. The new levels-of-service resulting from this redistribution are summarized below and are shown in Tables 4.2.14-2 and 4.2.14-3. Alternative 1 - No-Build Under Alternative 1, the 1-5 northbound ramp at "E" Street will operate at level-of-service C in the p.m. peak hour following implementation of the measures identified as Phase 1. 4-28 89-04.01904/02/91 --- _.._._~-_.._.-_.~---_._--_.,.._._-..- Table 4.2.14-2 PROJECTED LEVELS OF SERVICE WITH PHASED MITIGATION FUTURE CONDITIONS - YEAR 2000 1-5 NORmBOUND/"E" STREET Without Mitigation With Mitigation With Mitigation With Mitigation Land Use Phase 1 Phase 2 Phase 3 Alternative AM PM PM PM PM Proposed Project 1.05F 1.38F 1.37 F 1.18 F O.80D Altl 0.71 C 0.81D 0.73C 0.70C 0.51 A Alt8 1.48 F 1.30F 1.21 F 1.05 F 0.74C EmIiDs n-I n-2. Pbue 3 GeameIzicI Milipr- Mitipn- Miligaâon ... N 1-5 SOUTHBOUND/"E" STREET Without Mitigation With With Mitigation With Mitigation Land Use Redistribution And Redistribution Alternative AM PM PM PM PM Proposed Project 0.74D 1.02 F O.93E O.99E O.88D Altl 0.52 A 0.73C O.64B O.74C 0.64B Alt8 O.76C 1.05 F 0.91 E 1.02 F 0.87D PIImIaI s.. Pbue 4 G.....aica MiligaliOD Table 4.2.14-3 PROJECTED LEVELS OF SERVICE FUTURE CONDmONS YEAR 2000 WITH REDISTRmUTION ASSUMPl'IONS P.M. Peak Hour Iotenection Fulure Year 2000 Proposed PJOject PJOposed PJOject Allemaúve 8 AltcmaIive 8 Redistributed Redistributed NIS Str<et F!/W Street lCU WS lCU WS lCU LOS lCU LOS Bay BI/I-S sa E StJMariDa 1.02 F 0.93 £ 1.05 F 0.91 E (I) 1-5 SB Ramp H Str<et 0.76 C 0.87 D 0.71 C 0.79 C Bay Blvd H Str<et 0.64 B 0.77 C 0.54 A 0.73 C NOle: 1. The input volwue for the oorthbouncl right blm at the intenection of Bay BlvdlI-S SB off-ramp and E Slreet/Marina Parlcway wu recIuc:ed by the amouøt of the westbound lefHwu vollDDe 10 account for overlappiDg of phues for these two movements. This reduclÌoll in the nonbbouud rigbt-mm volume i. beyond tbe 35'1. reduction applied during the distribulion of trips 10 account for diversion of traffic 10 H Street from the E Street inlen:bange. Sou....: JHK & As""';..- Therefore, no additional mitigation is necessary at the 1-5 northbound ramp at "E" Street under Alternative 1. Further, no additional mitigation was tested for the 1-5 southbound ramp at "E" Street under this alternative, because without mitigation the level of service at that ramp in the p.m. peak hour is C. Proposed Project Under the proposed project, the 1-5 northbound ramp at "E" Street will operate at level-of- service D in the p.m. peak hour following implementation of the measures identified as Phases 1, 2 and 3. The 1-5 southbound ramp at "E" Street will operate at level-of-service D following implementation of the measures identified under Phase 4 and assuming redistribution of trips from the "E" Street interchange. Alternative 8 Under Alterative 8, the 1-5 northbound ramp at "E" Street will operate at level-of-service C in the p.m. peak hour following implementation of the measures identified as Phases 1-3. The 1-5 southbound ramp at "E" Street will operate at level-of-service D following implementation of the measures identified under Phase 4 and assuming redistribution of trips from the "E" Street interchange. Also, as shown on Table 4.2.14-3, the levels-of-service at the "H" Street/I-5 southbound ramp and the "H" Street/Bay Boulevard intersection are C during the p.m. peak hour following redistribution of trips from the "E" Street interchange. Mitil!stion The mitigation measures for Alternative 1 and the proposed project are provided in Volume II, Section 3.14. The required mitigation for Alternative 8 is summarized below. Alternative 8 Phases 1-3 of the Planned Roadway Improvements listed beginning on page 4-26 must be implemented to achieve the cited impacts associated with Alternative 8. The measures identified for Phases 2 and 3 must be approved by CalTrans and the City of Chula Vista prior to accepting them as project mitigation. In addition, the feasibility of the Phase 4 measure must be demonstrated. So, under Alternative 8, the impacts at the 1-5 northbound and southbound ramps at "E" Street remain significant and not mitigated at the plan level. Off-Site Traffic Mitigation Measures . In addition to the Planned Roadway Improvements, the following off-site traffic mitigation measures would be required to achieve a level-of-service C at the identified intersections. Table 4.2.14-4 summarizes the levels-of-service at the intersections within the expanded study area before and after implementation of the mitigation measures. 4-29 89-04.01904/02/91 Table 4.2.14-4 PROJECTED LEVELS OF SERVICE WITH MITIGATION FUTURE CONDITIONS YEAR 2000 P.M. Peak Hour Intersection Prooosed Proiect Alternative 8 Without Miti2ation With Miti ation Without Miti2ation With Miti2ation N/S Street E/W Street lCU LOS leu LOS lCU LOS leu LOS Woodlawn Ave. E Street 0.84 D 0.78 e 0.78 e N/A N/A Broadway E Street 1.05 F 0.79 e 1.04 F 0.76 e Broadway F Street 0.91 E 0.88 D 0.84 D 0.79 e Broadwav H Street 0.98 E 0.75 e 0.95 E 0.74 e Source: 1HK & Associates. ~-----------,-_.__.". .,-_. '. 1. Broadway j"E" Street Westbound: Construction of an additional left-turn lane and an exclusive right-turn only lane. Eastbound: Construction of an additional left-turn lane and an exclusive right-turn only lane. 2. Broadway /"F' Street Westbound; Restriping to provide an exclusive right-turn only lane. Eastbound: Restriping to provide an exclusive right-turn only lane. 3. Broadway /"H" Street Westbound: Construction to provide an additional through lane. Eastbound: Construction to provide an additional through lane and an exclusive right-turn only lane. Analysis of Sillliticance Development under Alterative 8 would result in significant impacts to intersection capacities in the project vicinity. The following impacts are significant and not mitigated at the plan level, but appear to have potentially feasible mitigation available. The feasibility of these measures must, however, be confirmed prior to accepting the measures as appropriate mitigation at the project level. Si~nalized Arterial Intersections . Broadway j"E" Street -- Without Mitigation (LOS F, ICU 1.04) -- With Mitigation (LOS C, ICU 0.76) Mitigation Measure: Broadway /"E" Street Westbound: Construction of an additional left-turn lane and an exclusive right-turn only lane. Eastbound: Construction of an additional left-turn lane and an exclusive right-turn only lane. . Broadway /"F' Street -- Without Mitigation (LOS D, ICU 0.84) -- With Mitigation (LOS C, ICU 0.79) Mitigation Measure: Broadway j"F' Street Westbound: Restriping to provide an exclusive right-turn only lane. Eastbound: Restriping to provide an exclusive right-turn only lane. 4-30 89-04.019 04/02/91 · Broadway /"H" Street -- Without Mitigation (LOS E, ICU 0.95) -- With Mitigation (LOS C, ICU 0.74) Mitigation Measure: Broadway /"H" Street Westbound: Construction to provide an additional through lane. Eastbound: Construction to provide an additional through lane and an exclusive right-turn only lane. Sii11alized Freeway Ramp Intersections · 1-5 Northbound Ramp/"E" Street -- Without Mitigation (LOS F, ICU 1.30) -- With Mitigation (LOS C, lCU 0.74) Mitigation Measure: 1-5/"E" Street Interchange Northbound 1-5 Off-Ramp at "E" Street: Construction of an additional right-turn only lane. Eastbound "E" Street: Construction of double left-turn lanes to 1-5 northbound on- ramp (or restriping the "E" Street overcrossing). · 1-5 Southbound Ramp/"E" Street -- Without Mitigation (LOS F, ICU 1.05) -- With Mitigation (LOS F, ICU 1.02) -- Without Mitigation With Redistribution (LOS E, ICU .91) -- With Mitigation and Redistribution (LOS D, ICU .87) Mitigation Measure: Widen northbound Bay Blvd. to provide an exclusive left-turn lane and two right-turn lanes. Widen eastbound Marina Parkway to provide three through lanes and a right-turn only lane. Finally, the gate down time of the San Diego Trolley would worsen the "E" Street impacts; it is estimated that this down time would account for an overall reduction of intersection capacity at the "E" Street/I-5 northbound ramp signalized intersection. 4-31 89-04.01904/02/91 _"_--0'- .,-----..--- - ---. -,~._._--- 5.0 ALTERNATIVE 9 - ALTERNATIVE DEVELOPED IN RESPONSE TO PUBLIC COMMENT 5.1 DESCRIPTION OF ALTERNATIVE 9 Alternative 9 was developed in response to comments raised by the U.S. Fish and Wildlife Service, the State of California Department of Fish and Game, the Environmental Health Coalition, the California Coastal Commission, and the Bayfront Conservancy Trust. Comments that specifically suggested changes in design (e.g., building heights and/or locations) included Comments B11, B51, C10, F1, F5, F12, 1'28 and W59. In addition, a number of comments were received that addressed park uses (Comments B51, F5, N31, W63, W69) and parking (N30 and W70). Alternative 9, described below, was designed to respond to these public comments to the extent possible at the plan level of analysis. This alternative represents a further refinement of Alternatives 7 and 7A, previously addressed in Volume II. Alternative 9 would allow up to 2.5 million square feet of development, and is consistent with the overall density allowed by the existing LCP. In comparison, Alternative 9 is 1.7 million square feet smaller (lower in density) than the proposed project and 1.4 million square feet less than that proposed under Alternative 8, the applicant's revised project. Figure 5.1-1 illustrates the building locations and heights associated with Alternative 9, as well as the planned land uses. Building heights in Alternative 9 are similar to those previously described for Alternative 7. Alternative 9 would allow up to three 12-story hotels, three 6-story residential buildings and one five-story residential building. Alternative 9 would also allow up to six 4-story residential buildings and the 3-story Rohr professional office complex. All other buildings in Alternative 9 are 1 to 2 stories in height. The locations of the Alternative 9 buildings provide a larger buffer between project developments and sensitive biological resources than the proposed project or other alternatives. Similar to Alternative 7, all development in Alternative 9 would be east of Marina Parkway. Alternative 9 also provides increased buffers between the Sweetwater National Wildlife Refuge and sensitive biological species through the creation of a semi- public lagoon along the northern and western edges of the North Residential Area, as well as the creation of an expanded salt water marsh and brackish water marsh between the park lands, located west of marina parkway, and the San Diego Bay. Alternative 9 provides for passive park uses within a 200-foot corridor adjacent to the inner edge of the 100-foot wide refuge buffers. Active parks would be located east of the expanded marshes, and between the Northern Residential buildings and Marina Parkway. Figure 5.1-1 shows the relative locations of active and passive parklands. With respect to parking, Alternative 9 provides for an additional 46 spaces for the Chula Vista Nature Interpretative Center approximately 100 feet from the National Wildlife Refuge Boundary as well as additional park visitor parking west of Marina Parkway. 5-1 89-04.110503/10/91 L """,,'I/'IKIII1///!/l/f!/I/lllIIJ¡¡¡¡l!/¡, C W¡¡~, '"',..."'" -/!III!!¡¡, '¥/IIh/f""".... . P _flllllllllll E 1111I1111I11I E T ~ · <5 ~-- i 11111I11111I UlllluUUIIIIIUjIllIUJIIUUIIIUUIIIIIUJ e see "Ieee · · R . D I . · A · o ,"' I E ---TOINf[RPR£l'l\l[C(N'!ER . . · · S U B M I . [J~ T , '" T m\ 2 2 ~ ~ .. A c L 0 """ "'" # B """ "'" "'" (.."'tint) iI F Street ,.----" Pi II . . ;;;1§5 !ill§æ -,,-- U §~~ ROHR ...rG === æ~æ _ §=ï!; 1i§1 I ~ I §~æ ..-..-..-.._.._.1._.._.. ... §I§~ . D Iii iD i~1 ~.._.. III ~OI/IO/91 ree æ æ === g=§ 1.1 AL TERNA TIVE 9 1i!-= ~a~IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII11111111111111111111111111111111111111I11I1111,/,,11111111I1111I11I1111111111111111/IIIIIIIIIIIIIIIIIIIIIII¡mIlIllIlIllIlIlIlIlIrlllllllllllllllllllllllllllllrllllllllllllllll11~lIr"lllllllllllllllllllllllijllllllllllllrlllllllllllllll ~i11111111111111111111111111111111111111111111111111111111III "'". :::: 11111I'" 11111I"11I111 ::::::1 d. iiii"''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''1II ",1111I11111111I11111111111111111111I11I111I11I11111111 11111I11I11111111I1111111I11111I11111I11111111I11111111111I11I111111111111111111I111 mllllllllllllllllllllllllllllllllll Figure 5.1-1 · 5.2 IMPACTS OF ALTERNATIVE 9 5.2.1 Geolo~. Soils. Groundwater This alternative could result in impacts similar to those described for the proposed project, including ground settlement, seismic hazards, dewatering for subterranean parking and on- site and off-site pipeline grading. This alternative would reduce the ground settlement impacts substantially by keeping development off large areas of compressible soils which are west of Marina Parkway. 5.2.2 Hydrolol!VlWater Ouality Hydrology and water quality impacts would be similar, overall, to those previously described for the proposed project and other alternatives. This alternative includes greater areas of man-made lagoons and salt water marshes; and as such will require greater amounts of water. This alternative assumes, however, that the lagoons would be filled with San Diego Bay water, and thereby would avoid the groundwater impacts from the lagoons that have been previously discussed for the proposed project. Feasible mitigation measures are available to reduce all impacts to a level below significant for this alternative. 5.2.3 Visual Aesthetics/Community Character The visual aesthetic effects of Alternative 9 on existing views and community character would be very similar to those described for Alternative 7. Although some minor differences would be seen between Alternative 7 and Alternative 9, Plates 21 through 28 of Volume II are considered to be representative of the types of structures and their physical dominance that would be perceived from the key public observation points (also described in Volume II). Overall, Alternative 9 would significantly reduce the visual dominance of the project from the Chula Vista Interpretive Center; as well as from "E" Street and from 1-5, as compared to the applicant's proposed project or revised project, Alternative 8. Similar to Alternative 7, Alternative 9 would provide substantially greater on-site opportunities for public enjoyment of the City's bayside setting. In comparison to the proposed project or Alternative 8, Alternative 9 provides for more public parklands along the bay, increased water features and an increased potential for easy access to the parking at the bayfront. 5.2.4 Conversion of A~cultural Lands The impact of Alternative 9 would be the same as the proposed project and all other alternatives. The project would provide an incremental contribution to a regionally significant loss of agricultural lands to urban development. 5.2.5 Air Ouality Air quality impacts would be reduced by almost half due to the reduction in trips, and by possibly more than half due to the elimination of the co-generation facility. Despite this, any contribution to the overload currently suffered by the San Diego Air Basin would result 5-2 89-04.00503/10/91 ---.-- .- in an incremental local contribution to a cumulatively significant regional problem, which has been considered significant at a project level in a recent court case (King's County Farm Bureau vs. City of Hanford, 1990). 5.2.6 ~ Noise impacts would be reduced from both the proposed project and Alternative 8 due to the reduction in traffic. Overall, noise impacts are considered to be less than significant. Other noise impacts from traffic on 1-5 can be feasibly mitigated for both the proposed project and Alternative 9. 5.2.7 BiolOlrlcal Resources Alternative 9 was developed by the City's environmental consultants to incorporate input received in public and agency comments on the August 1990 DEIR. This alternative maintains the density of use identified for Alternative 7a. This alternative was primarily· driven by biological concerns and would be anticipated to include all design/management and mitigation measures outlined for the proposed project. The comments that Alternative 9 were specifically designed to address related to: · Increased building setbacks · Additional buffering of active recreation · Additional integration of the "F" & "G" Street Marsh with San Diego Bay and the "E" Street Marsh · Increased buffering of the Sweetwater Marsh from the project · Avoidance of flight patterns Alternative 9 shifted the taller buildings from the western portions of the bayfront toward the more eastern areas. In addition, this alternative moved water features from the inner portion of the development to the outer areas, thus creating additional water buffers (extremely effective against mammalian predators and human encroachment) between development and parklands and the NWR. In order for this to be maximally effective, the plan would require some similar complementary work within the refuge buffer area. This alternative defines clearly the passive versus active use areas within the public parks. The issues of joining of the "F" & "G" Street Marsh with the bay and "E" Street Marsh have been addressed through use of a piling supported bridge at Marina Parkway and additional wetland creation to join the "F" & "G" Street Marsh connector channel to a non-active portion of the public lagoon and an extended arm of the "E" Street Marsh. This plan incorporates considerable resource protection and enhancement values (i.e., expanded wetlands and low disturbance waterways and upland sage and succulent scrub habitats) not found in most of the other alternatives. However, the loss of raptor foraging habitat remains a significant unmitigable impact under this alternative. 5-3 89-04.00503/10/91 5.2.8 Archaeolol!V IHistory IPaleontolol!V The impacts of Alternative 9 are the same as the proposed project, or Alternative 8. No significant impacts would occur to archaeological/historical resources, and potentially significant and mitigable impacts could occur to paleontological resources. 5.2.9 Land Use. General Plan Elements. Zoninl!: Alternative 9 is the same as Alternative 7, with respect to land use, general plan and zoning issues. This alternative proposes 2.5 million square feet, which is allowed by the existing, certified LCP. The densities of this alternative for each type of land use proposed are in the upper end of allowable limits. Compared to the proposed project's average density of 31,000 square feet per acre, Alternative 9 would have an average density of 19,000 square feet per acre. Building heights allowable under Alternative 9 include three 12-story hotels, three 6-story residential buildings, one 5-story residential structure, five 4-story residential buildings, and a 3-story Rohr professional office complex. Other structures are one to two stories in height. Land use compatibility impacts, identified as significant for the proposed project, are judged to be less than significant for Alternative 9 due to the reduction in densities and building heights that cumulatively make the alternative more compatible with surrounding community uses. 5.2.10 Community Social Factors and Community Tax Structure A significant increase in housing and resulting population would occur on the project site for Alternative 9 over what currently exists on the site, and a substantial increase in employment opportunities would occur. Both of these are considered beneficial impacts to the City-wide and regional supply of housing and employment opportunities. With respect to community taxes, Alternative 9 would generate additional money for the City Redevelopment Agency, thereby resulting in a positive impact to the City. 5.2.11 Parks. Recreation and Onen Snace Alternative 9 allows for 35.9 acres of parks. The parks would be contiguous west of Marina Parkway and would include 26 acres of active parkland and 9.9 acres of passive parkland. As shown on Figure 5.1-1 the boundary between active and passive parks would be delineated with a recreational trail and low wall to effectively segregate active use areas from biologically sensitive resources. Similar to Alternative 7, Alternative 9 does not identify all public parking and accessibility opportunities, and thus, at the plan-level of EIR compliance, these issues remain potentially significant. This alternative would not result in any significant impacts to parks or open space areas due to shadows, since public parklands and the central lagoon will not be in shade for significant summer or winter periods. (See discussion of Alternative 7 in Volume II.) 5.2.12 Utility Service Impacts to utility services, including gas and electric, fire and police, solid waste, sewer, water and schools would be the same for Alternative 9 as previously reported for Alternative 5-4 89-04.00503/12/91 ---_.,---- 7. Impacts to gas and electric, and police service are not considered to be significant. Potentially significant impacts to the level of sewer service would be modified by review of infrastructure upgrades. This alternative would contribute, incrementally, to regionally- significant impacts to landfill capacity and water resources. Significant impacts to local services are identified for both fire protection and schools and are considered to be significant at the plan-level of analysis. Feasible mitigation measures are available that may be implemented at the project level of environmental compliance. 5.2.13 TransDortation/ Access Alternative 9 would have traffic impacts similar to those previously identified for Alternative 5. See Section 3.14 of Volume II for a discussion of Alternative 5. 5-5 89-04.005 03/12/91 6.0 RESPONSES TO COMMENTS ON RECIRCULATED DRAFT EIR Seven (7) letters were received on the April 1991 Recirculated Draft EIRfrom federal and local agencies and the public. Table 6-1 lists the sources of comments received on the Recirculated Draft EIR and the letter designations referenced for each in this section.. The preparers of the responses to comments are the same project team that prepared the Draft and the Recirculated Draft EIR Responses have been provided by: · City of Chula VISta - Ms. Robin Putnam Ms. Diana Richardson · Keller Environmental Associates, Inc. - Ms. Christine Keller · Group Delta Consultants, Inc. - Mr. Walt Crampton Mr. Ford Garner · Pacific Southwest Biological Services - Mr. Keith Merkel Mr. Jim Bahr · JHK and Associates - Mr. Dan Marnm 6-1 89-04.014 07/12/91 --"--.-----..... Table 6-1 Comment Letters Received on Midbayfront RecirculaJed EIR EE. Office of Planning and Research, letter from David C. Nunenkamp, Deputy Director, Permit Assistance, dated May 20, 1991 (1 page). FF. U.S. Fish and Wildlife Service, letter from Brooks Harper, Office Supervisor, dated May 23, 1991 (7 pages). GG. Environmental Health Coalition, letter from Laura Hunter, Clean Bay Campaign, dated May 14, 1991 (5 pages). HH San Diego Chapter Sierra Club, letter from William I. Robens, Conservation Chair, South Bay Group, dated May 19, 1991 (3 pages). II. Sweetwater Union High School District, letter and enclosures Appendices I and J from Thomas Silva, Director of Planning, dated April 24, 1991 (4 pages). JI. Chula VISta Elementary School District, letter and attachments from Kate Shurson, Director of Planning, dated May 21, 1991 (2 pages). KK A.D. Hinshaw Associates, letter and attachments from Philip L. Hinshaw, dated May 21, 1991 (11 pages). LL. Excerpt from City of Chula VISta Planning Commission minutes of May 22, 1991 (3 pages). 89-4.061 07/12/91 ~ 5!. ~ ! .¿ u '" "0 U ~ " .¡:¡ · · E u ê o v · i5 ¡¡¡ "' I .. I .. i . -.4 ~ ~ ~-1 E :¡: ~ ~ ~~H ~ ~ ~ I.... .c " ~ ~+I.. C till II) ~ ... ".c... 0 oa..o+" ¡;. R lot ri,C iI: CI t:1.8'ß II>. 1i: Ii..~.. . .-:ï.... .. ÞO 101+1 ÞO. '" G . ·š ···r · .. )H. .c.. ~ .. .. .-t 0 ø ~ II -u. :I 0 '-t . ~ m ~ .c. N OH.~ .... '" .. "~.!ð, .."':" e ~ E :.I!; ~!~ä Jf ~ !! 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'ä e u:E]] ~ ~ '" ~ " æ~ c~] ~ ~.S'.~ i:' U ~~r c .9-- ¡¡;]«8 5o·Ë ~ c._ 8 e·§·nB~'= .-¿. u "'= ;E": '" ::J._ \¢ o,;;¡ "0 '" ~ .¡¡ . ~~ ~... ~ 0 ~ ø.- .c ~ ~ \t) e'~ ;.¡ u . ..: ¡;. ~ c S § :>i:>i .,; - ¡¡; ~J! ø. .:( H - ~ .ATTACHMENT 1 LATEST COUNTS 5/14/91 . AFTER SR-54 DIVERSION . P.M. PEAK (4:00-5:00 P.M.) ... ~ NOTE l!!lIl.. ~ SIB LE1T TURN REDUCED BY N/B RICHT TURN REDUCED BY en ",., VPH, A 42" REDUCTION. NOT 132 VPH, A 3'7% REDUCTION, NOT to ' 5" AS PREDICTED. ' 5% AS PREDICTED. .!. ~.. "E" STREET " ; _0 --------:;.------------------------------.., ----------- rd ~ -- ,---------------------:¡:-- -------------------------------ii2{~-~ 4ÔÕ------------ 01 .to"' w ' . L ... ... ' co ,....ltot1II..I4 :a.. ..t.Q+....:z:...,ø I&. I ~ 3000 - S200 0 : f m- .... J no... -.IS m I N 1100 .........: 11II r 4- ..04 vr"~ .... :z I III 3000 _ 10 r _ ØOM. .,10 "T LOS A .... -' - ' .Ð LOB A I , , CHULA VISTA BAVF"ONT " URBAN SYSTEMS r".~~ /"'11101""'"'6_4 OD27B6F ._.._, --_0_- ATTACHMENT 2 APRIL 1991 DEIR BEFORE SR- 54 DIVERSI.ON EXISTING P.M. PEAK (4:00-6:00 HIGHEST PEAK) , .. ... 0 OJ "- In '" .!. . : . E" STREET 2 -. _n,~n__¡;.._nnnn_nnnn_n_n_n___ " -------- ...., -- '. ... -------------------------------øñ{~-~ .~ --------------------Šh-- 4"----------- "-- . , ~ ~~..I' ... , J.. "'"~t%tl -..40 ... , ~ 0 , .... , , .... .... J JlL .." OJ , .... .... , Z , ... J'J_ .... vr 41&.J7 -,. , . .... .... - '" , NOM. .... ... LOIS A I , - .... - , , - , ~, '0" , . CHULA VISTA SA YFRONT URBAN SYSTEMS 002785F 5/91 ""I ". r....eHlIlA-S - ATTACHMENT 3 YEAR 2000 P.M. PEAK WITHOUT ACTUAL SR-54 DIVERSION (15% ONLY) , , í .. , .. , 0 , '" , '" '" I , '" '" , I 0 '" I ..'. , '" . E" STREET , III , - "" __~!8J_________ ---------------~------------------------------ ~ ----------- ::::::::J .. -"" .------------------------------------------------------~Ï6~-~~- 1477------------ 'V . "' - .... ... , .... f:: , ~~ ""- ·AI -- ... , ~ ~ 0 , .... ... , Yf .Ph}8I . .. 'Yf ,=27 ~ '" , .... ~ , "" , . -""- .... , ,. , ... DUAL IØT '" , !!IZ.. .... "' ... ..'. , - .... - .... , - .,,- .... , .II Loa 0 JJ .... , ,vr~:.!!'!- .73 LOll c CHULA VISTA SA YFRONT URBAN SYSTEMS 0027B5F 51' 1 r.'...,....,..""'..fI _."_.--.-- - ATTACHMENT 4 YEAR 2000 P.M. PEAK WITH 40% DIVERSION TO SR-54 , . \ ...0 = c/"-. ¡¡ ~ .~ .~ \ 7- {f} ....___. \ tØ on - , I ' 0 - "E:" STREET \ 'Z.22111 =:5 :r.I3 m __~II.J_________ ---------------Z------------------------------ 110 ----------- - .. II) - 1f77 '" .. ---------------------:,:---------------------------------tÕn-{-~6_==- 711.tfi:t:2ioT------ \.. I øo Ø"11ONAL ntNJ-tÐT J'&o ,,___ ..11 J _ ta.. ~ *100 ;¿. -.:4 . 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Attachment "B" COUNCIL AGENDA STATEMENT Item ;1--- --'.----.--.., ~ Meeting Date 10/16/90 ITEM TITLE Resolution 159¿¡D - Approving a License Agreement with Frank Ferreira to operate a tree farm located on City owned property at the northwest corner of H Street and I-80S SUBMITTED BY Assistant City Mana~ REVIEWED BY City Manager} -f¡ (// 4/5ths Vote: Yes___ NoL In May 1989, the City Council conceptually endorsed a plan that would transform the northwest corner of East H Street and I-80S into an attractive tree farm operated and maintained by Mr. Frank Ferreira. In exchange for granting him the use of the property, he would in turn provide at no cost to the City the annual requirement for tree replacements in City parkways. RECOMMENDATION Adopt resolution. 01 SCUSSION The northwest intersection of I-80S and H Street leaves much to be desired in terms of a major entryway into the City. Over the years, the property has been used as a dump site and a site utilized by Laidlaw for temporarily depositing street sweepings and other debris. The City has used this site to store chips utilized in the chip seal program and as a site where clean fill dirt has been deposited on the northerly end of the property. The proposed licensing agreement with Mr. Ferreira provides the following key elements: l. The license agreement is for a period of 10 years, with a 180 day cancellation notice by either party. 2. The City will still maintain its right to utilize the northerly quarter of the site for disposition of clean fill materials and for police dog training. 3. The licensee will plant approximately fifty-five 24" boxed Canary Island palms along the I-80S boundary of the subject parce 1. ,I ry JJ---/ ,~L - Page 2, Item II Meeting Date lO/16/90 4. The licensee will provide on an annual basis "equivalent tree units" totalling 1,000. The number of trees the licensee will have to provide the City on an annual basis will depend upon the size of the trees requested. Based upon the "equivalent tree units" assigned to a 15 gallon tree, the licensee would be required to provide the City upwards to 166 trees per year. This number is approximately double the number of trees currently used on an annual basis. If the City does not use the full 1,000 tree units in any given year, the unused units can be carried over into future years up to a maximum of 2,000 equivalent tree units. 5. licensee is not permitted, under the terms of the license, to operate the facility as a business. Therefore, he will not be permitted to sell trees for a profit to any individual or firm. The licensee, as a hobby, has maintained hundreds of trees on. his own property for many, many years. 6. The licensee will provide, at his own cost, a portable one-bedroom caretaker's home on the site. The home will be used exclusively for the housing of the watchman/caretaker/maintenance person, and will be paid and fully insured by licensee. FI SCAl IMPACT Based upon current retail costs per tree, and if the City were to acquire the number of trees annually that licensee is obligated to provide, the rental value the City would be receiving from the license would be approximately $29,000 per year. ERAa113/mab/c ;µ /,;2--- d- ------~. RESOLUTION NO. /5'1¡){) RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING A LICENSE AGREEMENT WITH FRANK E. FERREIRA, JUDITH A. FERREIRA, AND STEPHEN B. FERREIRA, DBA BONITA GLEN NURSERY, TO OPERATE A TREE FARM LOCATED ON CITY OWNED PROPERTY AT THE NORTHWEST CORNER OF "H" STREET AND I-B05, AND AUTHORIZING THE MAYOR TO EXECUTE SAID AGREEMENT ON BEHALF OF THE CITY OF CHULA VISTA The City Council of the City of Chula Vista does hereby resolve as follows: WHEREAS, in May 19B9, the City Council conceptually endorsed a plan that would transform the northwest corner of "H" Street and 1-805 into an attractive tree farm operated and maintained by Mr. Frank Ferreira; and WHEREAS, in· exchange for granting Mr. Ferreira the use of the property, he would in turn provide at no cost to the City the annual requirement for tree replacements in City parkways. NOW, THEREFORE, BE IT RESOLVED that the Ci ty Council of the Ci ty of Chula Vista does hereby approve a License Agreement with Frank E. Ferreira, Judith A. Ferreira and Stephen B. Ferreira, dba Bonita Glen Nursery, to operate a tree farm located at the intersection of "H" Street and 1-805 in the City of Chula Vista, a copy of which is on file in the office of the City Clerk. BE IT FURTHER RESOLVED that the Mayor of the City of Chula Vista be, and he is hereby authorized and directed to execute this agreement for and on behalf of the City of Chula Vista. Presented by E. R. Asmus, Assistant City Manager 7931a /~L 3. ):L~ J LICENSE BETWEEN THE CITY OF CHULA VISTA AND FRANK, JUDITH AND STEPHEN FERREIRA OPERATING UNDER THE NAME OF BONITA GLEN NURSERY FOR THE RENTAL OF CERTAIN PROPERTY LOCATED AT THE INTERSECTION OF "H" STREET AND INTERSTATE 805 IN THE CITY OF CHULA VISTA TO BE USED AS A TREE FARM BY LESSEE This License made and executed this September 25, 1990, between THE CITY OF CHULA VISTA, a municipal corporation, hereinafter sometimes designated the "Licensor", and FRANK E. FERREIRA, JUDITH A. FERREIRA, and STEPHEN FERREIRA, located at 270 Bonita Glen Drive, Chula Vista, Ca. 92010, operating "not for profit" under the fictitious name of BONITA GLEN NURSERY, hereinafter sometimes designated the "Licensee". H1.:l:HEââÆ;:rHl. WHEREAS, the property which is the subj ect matter of this license agreement ïs that certain property which has heretofore been relinquished to the City of Chula Vista by the State of California ("CALTRANS") located at the northwest corner of "H" Street and Interstate 805, as shown on the diagram attached hereto, being a strip of unimproved, unused land of approximately 7.72 acres ("Tree Farm Site"); and, WHEREAS, City now desires to allow said land to be used for the purpose of storing an unspecified number of trees in a variety of containers and in a planted condition ("Tree Farm" or "Tree Farm Use") (as attached hereto as Exhibit A) to provide an availability of tree planting materials to the City as well as enhancing the visual appearance of the aforesaid site; and, WHEREAS, Licensee has for many years pursued as a non-commercial hobby the raising of an eclectic variety and species of trees; and, WHEREAS, the Tree Farm Site owned by City appears to be an ideal place to relocate many ·of the trees presently stored on various portions of property owned by Licensee; and, WHEREAS, in exchange for the use of the above mentioned Tree Farm Site for such storage, Licensee is willing to provide, at no cost to the City, a number of specimens of several sizes for the use of the City in its Street Tree Planting Program and other needs of the Park and Recreation Department as outlined herein. NOW, THEREFORE, it is mutually agreed as follows: . treefrm3.wp License for Tree Farm--Execution Version October 10, 1990 Page 1 ...--- , ~ /;¿-~ 1. License; Use. Licensor grants to Licensee a revocable license for the use of the Tree Farm Site as a Tree Farm for the storage of an unspecified number and species of trees in a variety of container sizes, solely at the discretion of Licensee. 2. Term; Early Cancellation. The term of this license shall _be subject to the conditions set forth herein, for a term of ten (10) years from the date of execution of this license provided, however, that either party may terminate this license by submitting to the other party, at least 180 days in advance of the termination, a notice of intent to terminate to the other party at the proper mailing address of said parties. If either party gives said notice, Licensee shall leave the Tree Farm site in a state substantially the same as that when he took possession, except for permanent landscaping and any approved grading of the site that may have occurred. 3. License Non-exclusive. Licensee understands and agrees that he shall not have exclusive control and possession of said Tree Farm Site, but that he hereby recognizes Licensor's right to the joint use of the Tree Farm Site not in substantial interference with Licensee's use, including specifically without limitation, the northerly quarter area thereof, or more, for the use of the City in the disposition of "clean fill materials". Licensee shall provide Licensor with an access road to the northerly portion of the site. 4. Prohibition against Grading Site. It is further understood and agreed that Licensee shall not cut, grade, nor fill the Tree Farm Site in any manner without full compliance with the requirements of the Grading Ordinances of the City of Chula Vista. city shall work with Licensee to obtain a grading permit if such grading is to occur. 5. Ancillary Uses. 5.1. Caretakers Home. Licensee shall have the right to locate upon said Tree Farm Site a portable one bedroom home ("Home"), and customary ancillary structures, at a site that will afford proper access through unpaved or rough finished right-of-way to said Home. Said portable home shall be placed upon a laminated beam platform. Said home shall have an over site or view of the whole of the Tree Farm. treefrm3.wp License for Tree Farm--Execution Version October 10, 1990 Page 2 , ~ J.2--? 5.1.1. Licensee shall be responsible for providing gas, electric and water to the site as determined and directed by Licensor in a location upon the site to be approved by the City Planning Department provided that Licensor shall initiate and acquire any environmental and zoning certifications and permits that city may deem necessary to carry out the intent of this License. 5.1.2. Licensee shall prepare the necessary foundation for the location of said Home and all permits and inspections shall be accomplished under the direction of City and at a cost to the Licensee. 5.1.3. Licensee shall provide for sewage disposal in a manner authorized and permitted by the San Diego County Health Department. 5.1.4. Said Home shall be used exclusively for the housing of the watchman/caretaker/maintenance man to be paid and fully insured by Licensee for the protection and maintenance of the leasehold. : 5.2. Police Dog Training. Licensee understands and agrees that city Police forces may from time-to-time utilize the Tree Farm Site for training purposes, i.e. , dog training or other field training, subject to notification of the on-site agent of Licensee. 5.3. Planted Trees. In addition to storage of non-planted, box-contained trees (i.e. , Tree Farm) , Licensee shall have the right to plant such trees in the soil at such locations and with such trees as are consistent with a plan ("Planting Plan") attached hereto as Exhibit A. 6. Rent. 6.1. Annual Requirements of Trees. As and for rent for said premises, for each and every calendar year or portion thereof that this License Agreement is in effect, commencing with the 1991 calendar year, Licensee shall furnish the Licensor's annual requirement of trees to Licensor of those species and container size of trees as Licensor may annually, or from time- to-time determine ("Rent Obligation" ) from those varieties and species listed in Exhibit B. 6.2. Maximum Annual Requirement; Carryover Notwithstanding the foregoing, Licensee shall not be required to provide more than the Maximum Annual Requirement of Equivalent Tree Units in any given calendar year except that the Licensee treefrm3.wp License for Tree Farm--Execution Version October 10, 1990 Page 3 , )JÞr J';¿~7 agrees to provide in a subsequent year in addition to the Maximum Annual Requirement of Equivalent Tree Units the number of Equivalent Tree units not expended for the previous year, not to exceed 2,000 Equivalent Tree Units. 6.2.1, For the purposes of this agreement, the Maximum Annual Requirement shall be 1000 "Equivalent Tree Units" per calendar year ("Nominal Annual Maximum"). 6.2.2. Equivalent Tree Units. For the purposes of this agreement, an "Equivalent Tree Unit" shall be as follows: ·a 5 gallon tree of any species shall be considered 2 equivalent tree unit, a 15 gallon tree of any species shall be considered 6 equival- ent tree units, a 24" box tree shall be considered 12 equivalent tree units, and a 36" box tree shall be considered 24 equivalent tree units. 6.3. Types and Species of Trees to be Provided. While this Rent Obligation is not limited to providing the trees Licensee has at any given time in Licensee's inventory, Licensor shall make a good faith to consider using the trees that Licensee has in inventory before requiring Licensee to acquire Licensor I s requirement on the open market. If Licensee is required to buy some trees on the open market, Licensee shall have 30 day's notice within which to provide the tree or trees. Licensee shall not be required to provide extremely rare species of trees but shall be limited to those species listed in Exhibit B referred to herein above. 7. Non-commercial Status of Licensee. Licensee understands and agrees that the proposed Tree Farm shall at all times be a non-commercial and non-profit venture and if at any time should such status change, Licensor shall have the right of termination or re-negotiation of this License. B. Utilities. Licensee shall pay all utilities, trash service and any necessary clean-up of the Tree Farm Site caused by either natural or human activities; and shall maintain the Tree Farm Site in a sightly and orderly manner; and shall maintain all water, sewer and electrical services to Tree Farm Site. 9. Waiver of Claims for Repossession. treefrm3.wp License for Tree Farm--Execution Version October 10, 1990 Page 4 , ~ )~-~ The Licensor shall not be liable and the Licensee hereby waives all claims for damage that may be caused by the Licensor in re-entering and taking possession of the premises as herein provided. The Licensor shall not, in any event, be liable for any loss, theft, damage or injury to the Tree Farm Site or person of the Licensee, or any occupant of said premises, except as provided by law. 10. Right of Entry in Licensor. The Licensor reserves and shall at any and all times have the right to enter upon said licensed Tree Farm Site. 11. Attorney Fees and costs. In the case of any litigation as a result of this license between the parties, the prevailing party shall be entitled to recover reasonable attorney's fees and costs to be fixed by the court from the other party. 12. Indemnity. Licensee shall indemnify, hold harmless, and defend Licensor from any and all losses, claims, costs, damages, jUdgments, and awards suffered by Licensor as a result of issuance of this License, or by Licensee's use or occupancy of the Tree Farm Site. 13. Insurance 13.1 Licensee represents that it and its agents, staff and employees employed by it are protected by worker's compensation insurance and the Licensee has the coverage under public liability ar.d property damage insurance policies which this Agreement requires to be demonstrated in the form of a certificate of insurance. 13.2 Licensee will provide, prior to the commencement of the License Term, annually thereafter, and upon such other demand as may be made by the City, the following certificates of insurance to the City: 13.2.1. Statutory Worker's Compensation coverage plus $1,000,000 Employers liability coverage. 13.2.2. General and Automobile Liability coverage to $1,000,000 combined single limit which names City as an additional insured, and which is primary to any policy which the City may otherwise carry ("primary coverage"), and treefrrn3.wp License for Tree Farm--Execution Version October 10, 1990 Page 5 ß--j- /;2 ~ I which treats the employees of the City in the same manner as members of the general public -- ("cross-liability coverage"). 13.3, All policies shall be issued by a carrier that has a Best's Rating of "B+, Class VII", or better, or shall meet with the approval of the City's Risk Manager. 13.4. All policies shall provide that same may not be canceled without at least thirty (30) days written notice to the City. 14. Successors in Interest. The words "Licensor" and "Licensee" as used herein, include, apply to, and bind and benefit the agents, officers, and employees, heirs, executors, administrators and successors to the Licensor and Licensee. No waiver of the right to forfeiture of this License or of re-entry upon breach of any of the conditions therefore, shall be deemed a waiver of such right upon .any subsequent breach of such - or any other condition. 15. No "deemed" Waivers. A waiver of any right or the default or breach of any term, covenant or condition hereof shall not be deemed a waiver of such right or of the obligation of the Licensee to perform and fully comply with such term, covenant or condition at any subsequent time or of any other condition. 16. Right of Renewal. If this License is in good standing, and not sooner terminated at the end of the term hereof, Licensee shall have the right upon thirty (30) days written notice to renew and extend this License upon its present terms, prior to the expiration date thereof for three two-year periods, subject to the same provisions of cancellation and all other terms herein contaiñed. 17. Possessory Interest Tax. , In the event that the interest herein licensed to Licensee is assessed a possessory. interest tax, Licensee agrees to pay the tax so assessed. 18. Water Meter and Water. Licensor shall pay for and cause a water meter to be installed at its sole cost and expense and at such location as it deems treefrm3.wp License for Tree Farm--Execution Version October 12, 1990 Page 6 ~ );L-'/¿;J appropriate; Licensee agrees to pay the normal and typical charges for all water consumed. -- 19. Sweetwater Authority Easement. Licensee recognizes the property is encumbered with an easement for ingress and egress and right to maintain a water pump station and other water facility and equipment on the subject Property. - - , , treefrm3.wp License for Tree Farm--Execution Version October 12, 1990 Page 7 ~ ).;L-) I IN WITNESS WHEREOF, City and Consultant have executed this Agreement this day of 1990. - , - CITY OF CHULA VISTA, Licensor BY: Gregory R. Cox Mayor, City of Chula Vista Attest: Beverly Authelet, City Clerk Approved as to form: - Bruce M. Boogaard, City Attorney Bonita Glen Nursery, a not-for-profit general partnership operated by: Ferreira, Licensee Frank E. by: Judith A. Ferriera, Licensee by: Ferreira Stephen B. - treefrm3.wp License for Tree Farm--Execution Version October 12, 1990 Page 8 I . 1.;2 ---)~ ~ - LOCATOR EXHIBIT" A" ) "H" STREE.T PROPERTY -..It IN:. - -. ;.2-/ EXHIBIT B Li s t of Trees POdocarpus Albizia Julibrissin Koelreuteria Bipinnata Bauhinia Variegata Chamacrops Excelsa Podocarpus Maki Liquidambar Styraciflua Arecastrum Romanzoffanum Tristania Conferta Washingtonia:Robusta Magnolia Grandiflora Nerium Oleander Red Nerium Oleander White Callistemon Lanceolatus Podocarpus Gracilior Jacaranda Acutifolia Metrosideros Excelsa Pyrus Kawa kami i Pittosporum Rhombifolium Pittosporum Undulatum Schinus Molle Melaleuca Leucadendra ßI--I5 Id- ~/c; Attachment "e" January 10, 1991 TO: Sid W. Morris, Assistant Oty Manager FROM: Martin Schmidt, Landscape Architect RE: TREE DONATION FROM MR. FRANK FERREIRA In response to the above referenced issue, Mike Leake from Public Works and myself went to Mr. Ferriera's tree storage areas to inspect what trees were available and were of value to the City for use in Parks, Open Space and as street trees by Public Works. The following is a preliminary listing of trees and plant that we believe are of value and benefit to the city to accept and use for future installations. Other issues that will still require discussion and final determination are the duration of storage and maintenance, handling and delivery to a City location and when acquistion of specific plants can begin. Ouan. Size Botanic Name Common Name 47 36" Box Washingtonia robusta 'Multi' Mexican Fan Palm 121 24" Box Washingtonia robusta 'Multi' Mexican Fan Palm 412 15 Gal. Washingtonia robusta Mexican Fan Palm 71 15 Gal. Phoenix reclinata Date Palm 51 15 Gal. Chamaerops humilus Mediterranean Fan Palm 30 15 Gal. Butia capitata Pindo Palm 30 15 Gal. Brahea armata Blue Fan Palm 50 5 Gal. Chamaerops humilus Mediterranean Fan Palm 16 5 Gal. Butia capitata Pindo Palm J;L- /7 . ,...___._.__ '_'H ._.___, Plant Donation 1/10/92 Page 2 Ouan. Size Botanic Name Common Name 1 36" Box Cycas revoluta Sago Palm 1 30" Box Cycas revoluta Sago Palm 3 5 Gal. Cycas revoluta Sago Palm 5 5 Gal. Rhapis excelsa Lady Palm 4 24" Box Platanus racemosa California Sycamore SO 24" Box Eucalyptus polyanthemos Silver Dollar Gum 15 24" Box Tupiçlanthus calyptratus Tupidanthus 72 24" Box Brachychiton acerifolius Flame Tree 7 24" Box Araucaria heterophulla Norfolk Island Pine 86 20" Box Cedrus deodara Deodar Cedar 10 15 Gal. Pittosporum rhombifolium Queensland Pittosporum 29 15 Gal. Leptospermum laevigatum New Zealand Tea Tree 3 15 Gal. Schinus molle California Pepper 47 15 Gal. Pittosporum undulatum Victorian Box 26 15 Gal. Eriobotrya deflexa Loquat 34 15 Gal. Cinnamomum camphora Camphor Tree 105 15 Gal. Streli tzia nicolai Giant Bird-of-Paradise 42 5 Gal. Quercus agrifolia Coast Live Oak 5 5 Gal. Stenocarpus sinuatis Firewheel Tree 118 5 Gal. May tenus boariara May ten Tree 63 5 Gal. Tabebuia chrysoUicha Tabebuia /;J---¡Jr Plant Donation 1/10/92 Page 3 Ouan. Size Botanic Name Common Name 6 15 Gal. Bauhinia variegata Orchid Tree 204 15 Gal. Podocarpus gracilior Fern Pine 79 24" Box Podocarpus gracilior Fern Pine 42 15 Gal. Magnolia grandiflora Southern Magnolia 70 15 Gal. Jacaranda acutifolia Jacaranda 22 15 Gal. Koelreuteria bipinnata Chinese Flame Tree 55 5 Gal. Pittosporum tobira Tobira 150 1 Gal. Pittosporum tobira Tobira Total of Each Size 47 36" Box Palms 12124" Box Palms 564 15 Gal. Palms 1 36" Box Specimen Palm 1 30" Box Specimen Palm 66 5 Gal. Palms 8 5 Gal. Specimen Palms 227 24" Box Trees 86 20" Box Trees 1588 15 Gal. Trees 283 5 Gal. Trees and Shrubs ¡¿---II ---....--..--- - ..._--_...~--- Plant Donation 1/10/92 Page 4 150 1 Gal. Shrubs 3142 Total Plants Selected by Parks and Recreation and Public Works , i;2~..2.-0 __ _ __...._._ __·"._m_.,~..,_.__.___,.~_....__ _n . - - "- - -_.. ---------- - -" ._--. . --.. - , / Att~chment "A" FRANJI: !. FERREIRA 250 Bonita Glen Drive Chula Vista, California 92010 December 18, 1991 Mr. David Malcolm Chula Vista City Counoil City of Chula Vi;ta 276 Fourth Avenue Chula Vhta, CA 92010 ReI Trø@ ~arrn Licen5e A~rAøment Dear David I' The purpose of this letter is to follow up our earlier dis~ussiona reqardin~ my use of property owned by the City of Chula Vista as a site for the raising and storage of trees. AI you are aware, I earlier entered into a License Agreement with the City of Chula Vista that would permit me to use the designated property as a tree farm site, and which require; the payment by me of a certain number of trees to the City as rent. In connection with my personal estate planning, I have uked my attorney to review the License Agreement and offer any comments or suggestions. After discussing the matter with him, I feel it is appropriate at this time to request that the City of Chula Vista enter into a new Licenae Agreement for the tree farm site which incorporates the modifications euggested by my attorney. A copy of the proposed License Agreement ie attached for your reference. These modifications have already been presented to and discussed with Sid Morris in the City Manager's office. The most significant change in the License Agreement would be to eliminate the requirement that ~ deliver a certain minimum number of tree. to the City as rent for the use of the tree farm site. .~ you know, I have been raising a variety of types and specie. of trees .s a hobby for many years. I am not now, and never have been, in the business of eelling treee. I have, however, made many donation. of trees to numerou8 charities and other worthy causes. Since I do not generate any income from my tree farming activitie., I cannot deduct the rent payments as a . -.4 . . ).:2-¿):L ~~I'j" ¡;:IT. ;:);:J;:J ; 1- b-':i\2 2:47PM; 6192361521~CITY OF CHULA VISTA ,~ 3 , .' Mr. David Malcolm December 18, 1991 Page 2 bUlinel. expens.. I em not currently payin; any rent for the .torage of my tree. on property which I own. Notwithstanding the nonpayment of rent, it ia my desire to donate a significant number of trees to the City of Chula Vista. In fact, you and I have already discussed my donating trees for the Gayle McCandeliss Memorial as well a. for Rohr Park. The advantage. to the City of entering into the new License Agreement arel (1) The enhancement of the vi.ual appearance of a City-owned piece o~ iroperty which currently has little or no feasibility for COlll1llerCl.a us... (2) The availability of a site for the .torage and maintenance of City-owned treea. It ia my intention to specifically identify and segregate thole tree. which I donate to the City, and to maintain the trees on the site for the benefit of the City for up to three months or, if earlier, until such time al they are needed and used by the City. (3) If at any time the City is not satisfied with the tree farm arrangement, it can terminate the License Agreement without cause upon ;iving appropriate notice. David, thank you for your con.ideration of my request and for presenting it to the entire City Council on my behalf. I look forward to a mutually beneficial relationship with the City of Chula Vista for many years to come, Very truly yours, L ~ \ ."-- ~. "--.) Frank B. Ferreira a2/1217.30/25/250/011 ~ .~ Jess )~ ") - It ul-i¡ 1-. "I- ha,¡1( ÆnT~rc:t Ii Ie 1/8/9..<.. . /.2-;2J ; 1- 6-92 2:45PM; 6192361S21~CITY OF CHULA VISTA ;~ 1 ~~'i I Dr. ~~~ , . SHE~AS, SHAW M SPIEVAK OIO.OE ". .HE"". ^ I'1o.oP....ONAL CO~TJON ..00 I""~I"IA" .AN" 'TOWlflll ~C:TI;" KW£"'... 'OI...·.TfIIIECT "IC:~".O A. aÞlAW A1TOI\NE'I'S ^T LAw JAMC. fill. ._stV"K .AN DIEGQ, CAL.lro,UrUA, .1101 .,IC"",,:v c. -..00'" [elt!! U...77. ."UCII .... O"RIEN ......It w, ANTHONY TC.IoKCD_111It .rACo. C. .CINIOI.T £-I-J .~.·"I "0 DN n ,. LOAANQ; V¡HCCHT M. DO.CUrtO CH...",... .... .CCKl:fII ANDIII,w J. &.IAKA. WfIIIITIE"" IMT. -1.3J VICKIE ... WHITNEY TRANSMI'I'TAL MJ!:KO DATE I January 6, 1992 TOI Mr. Sid Morrill Via FAX 691-5171 City of Chu1a Viet. : 276 Fourth Avenue Chula Vi.ta, CA 92010 / ,\f " ( FILE NAME I FRANK E. FERREIRA/Estate Planning , ~ " PILE NUMBER; 1217.30 " ¿/ ENCLOSURES I Copy of the letter which Frank Ferreira Bent to David Malcolm dated DeCember 18, 1991 Very truly yours, SHItNAS, SHAW & SPIBVAX ~/I! ð~ Bruce H. O'Brien SMO/SH/A2 1217.30/70/701/002 Bncloeure ) 2-:2 t( . 5E-a B',": 555 ; 1-13-92 5: 11pr,1 ; 61923£'lS21...,CITY OF CHiJLA I..)I5TA ;1=* 2: Attachment "0" FRANK E. FERREIRA 250 Bonita Glen Drive Chula Vista, California 92010 January 13, 1992 Mr. David Malcolm Chula Vieta City Council City of Chula Vista 276 Fourth Avenue Chula Vista, California 92010 DeAr David. For many months now the City has been planning the development and beautification of Rohr Park and the Gayle McCandeliøø Memorial, part of which includes the planting of a significant number and variety of trees. I believe the.. are worthwhile projects that can't help but enhance the beauty of our city. However, in these times of economic uncertainty and tightened budgets, it's understandable why these projects have not been moving rapidly toward completion. As you know, the raising of trees has been a hobby of mine for many years. Over the course of the past several months you have asked on numerous occasions if I would be interested in donating some of my trees to the City. In consideration of your requests and, as a long-time resident of the City of Chula Vista, I would like to do what I can to aid in the completion of the.. And other current City development projects. In connection therewith, I hereby offer to donate to the City of Chula Vista up to 500 trees to be used in the completion of Rohr Park and the Gayle McCandeliss Memorial, together with other current City ~roj.cts. My only caveat is that you work with my horticulturilt, Dr. William Nelson, in the identification and .election of the trees to be donated. He is very knowledgeable in thil area and can be moet helpful in determining which trees are currently in a condition to be donated. Please have the appropriate City .taff member contact me or Dr. Nelson to make arrangements for the identification and delivery of the donat.d tr.... Very truly yours, Frank E. Ferreira FEF/BMO/SH/A2 1217.30/25/230/012 );;2 --;2 / u. _ ____.__""___.,_"_.__.,___~______""_",.,____ . SENT·BY: 555 ;12-19-91 8:59AM; 6192361521~CITY OF CHULA VISTA ;~ 2 1ø</17/71 , LICENSE BETWEEN ~E CITY OF CHULA VISTA AND PRANX FERREIRA OPERATING UNDER THE NAN! OF BONITA GLEN NURSERY FOR THE USE OF CERTAIN PROPERTY LOCATED AT THE INTERSECTION OF °H" STREET AND INTERSTATE 805 IN THE CITY OF CHULA VISTA TO BE USED AS A TREE FARM BY LESSEE Thi. License 1s made and executed this day of , 1991, Ðetw..n THE CITY OF CHeLA VISTA, a municipal corporation (hereinafter sometimes delignated the "Licensor"), and FRANK E. FERREIRA (hereinafter sometimes des1qnated the "Licenlee"), whose addresl is 270 Bonita Glen Drive, Chula Vista, California 92010, and who is operatinq "not for profit" under the fictitious name of BONITA GLEN NURSERY. . RECITALS WHEREAS, the property which is the subject matter of this Licenee Agreement is that certain property which haa heretofore been relinquilhed to the City of Chula Vista Ðy the State of California ("CALTRANS") located at the Northwest corner of "M" Street and Interstate 805, as shown on the diagram attached hereto, beinq a strip of unimproved, unuled land of approximately 7.72 acres ("Tree Farm Site"); and WHEREAS, the City of Chula Vista now desires to allow said land to Ðe used for the purpOle of storing an unspecified number of trees in a variety of containers and in a planted condition ("Tree Farm" or "Tree Farm Use") to provide an availability of tree planting materials to the City of Chula Vista, as well as enhancing the vis~al appearance of the aforesaid site; and WHEREAS, Licensee has for many years pursued as a noncommercial hobby the raising of an eclectic variety and species of trees, and WHEREAS, Licensee has expressed a desire to donate to the City of Chula Vista a number of specimens of several sizes for the use of the City of Chula Vista in its Street ~re. Planting Program and other needs of the Park and ~ecr.ation Department; WHEREAS, the Tree Farm Site owned ÐY the City of Chula Vista appears to Ðe an ideal place to relocate many of the trees presently stored on various portions of property owned by Licensee; and . . -- 1;:L-;2~ - · ::;"~NI· ,tn·; ::;::;::; ;12-19-91 8:59AM; 6192361521~CJTY OF CHULA VISTA ;~ 3 WHEREAS, Lie.na.. haa expre..ed a willingne.. to care for "'. and maintain any tr.e. which Lieen... donatee to the City of Chula Vista for a limited period of time after the donation or, if earlier, until th.y are needed in the City'. tree plantinq program. NOW, THEREFORE, iti. mutually agreed as follow. I 1. License: use. Licensor grants to Licensee a revocable license for the u.e of the Tree Farm Site as a Tree Farm for the .torage of an un.p.cified number and sp.ci.. of trees in a variety of container siz.., solely at the discretion of Lic.n.... 2. Term! Earlv Cancellation, Th. term of this Licen.e shall be subject to the conditione .et forth herein, for a t.rm of t.n (10) y.ars fro~ the date of execution of this Licen.., ~rovided, however, that either party may terminate this License y 8ubmitting to the other party, at least one hundred eighty (lBO) days in advance of the termination, a notice of intent to t.rminate to the ~ther party at the proper mailing address of .aid parties. If either party giv.. said notice, Lic.ntee shall leave the Tree Farm Site in a state substantially the tame as that when he took possession, except for permanent landscaping and any approved grading of the lite that may have occurred. 3. License Nonexclusive. Licenaee understand. and agrees that he shall not have exclusive control and posse..ion of said Tree Farm Site, but that he hereby recognizee Licensor'. right to the joint use of the Tree Farm Site not in tubstantial interference with Licensee'. use, including specifically without limitation, the Northerly quarter area thereof, or more, for the use of the City of Chula Vista in the disposition of "clean fill materials." Licensee shall provide Licensor with an accells road. to the Northerly portion of the Tree Farm Site. 4. Prohibition Aoainst Gradina Site. It is further understood and aqreed that Licensee .hall not cut, grad., nor fill the Tree Farm Site in any IDanner without full compliance with the requirements of the Grading Ordinances of the City of Chula vista. The City of Chula Vista shall work with Licensee to obtain a grading permit if such grading is to occur. S. Ancillarv UiI@S, 5.1. Caretaker'. Home. ~icens.e shall have the ~1ght to locate upon said Tree Farm Site a portable one-bedroom home ("Home"), and customary anc111ary structures, at a site that will afford proper access throuqh unpaved or rough finished right-of-way to said Home. Said portable Home may be placed upon a laminated beam platform. Said Home .hall have an oversite or view of the whole of the Treå Farm. .' 2 /;2-;2Þ -..-.----.--- --. . -. - --- 1....'- ....-' :::7.... :::7" t;.Jt;.JHI' ~ OJ."::<.:;:....:;,OJ.~.;;;.J.....,......¡ J { Ur- LHUi...H V¡:=>JH iff 't 5.1.1. Licensee shall be relponlible for . providing gal, electric and water to the lite as determined and directed by Licensor in a location upon the Tree Farm Site to be approved by the Cit~Chula Vista Planning Department, provided that Lice so shall initiate and acquire any environmental and nq certifications and permit. that the City of Chula Vista may deem necessary to carry out the intent of this License. 5.1.2. Licensee shall prepare the necessary foundation for the location of said Home and all permits and inspections shall be accomplished under the direction of the City of Chula Vista and at a COlt to Licensee. 5.1. 3. Licensee shall provide for lewage disposal in a manner authorized and permitted by the San Diego County Health Department. S .1.4. Said Home shall be used exclusively for the housing of the watchman/caretakerl maintenance man to be paid and fully insured by Licensee for the protection and maintenance of the leasehold. 5.2. police Doa Trainino. Licensee understands and agrees that the City of Chula Vista police Force may from time to time utilize the Tree Farm Site for training purposes, i.e., dog training or other field training, Bubject to notification of the on-.i~e agent of Licensee. S.3. planted Trees. In addition to storage of nonplanted, box-contained trees (i.e., Tree Farm), ~icen.ee shall have the right to plant such trees in the Boil at such locations and with such trees as are consiltent with a plan (the "Planting Plan") attached hereto as Exhibit A. 6 . ~icense Fee: DonAtion of Trees. 6.l. Annual Fee. AS and for the use of the Tree Farm Site, Licensee shall pay to Licensor a fee of One Dollar ($1.00) per year for each and every calendar year or portion thereof that this License Agreement is in effect, commencing with the 1991 calendar year. 6.2. Donation of Treeø. During the term of this Lioense Agreement, Licensee intends .to donate trees to Licensor for the use of Licensor in its Street Tree Planting Program and for other needs of Licensor'S Park and Recreation Department. The number, species and size of tree. donated each year shall be determined in the lole and absolute di8oretion of Licensee, however, .in selecting the trees to be donated, Licensee shall give consideration to the then current needs of Licensor with regard to the varieti.s and species listed on Exhibit B attached hereto. Under no circumstances shall Licensee be required to . . '3 /c2~..2 7 ._-_.- .. "._----_._----"..._----..~- - -~,-" ....,. '-''-''-' ~.I.':;'-.I.='-='.I. :;O·U.l.HI' , ~l~~~ol~¿l~ClIY U~ CHULR VISTA ;~ 5 . acquire or deliver to Licensor any .pecific number or species of \ trees. 6.3. ~a~e and M~int.nane8 of Trees. All tr.es donatod to Licensor by Licen..e shall be .pecifically identified and marked as belonging to Licen.or. Licensee shall care for and maintain the donated trees on the Tree Farm Site for the benefit of Licensor for up to three (3) months after the donation or, if earlier, until such time as they are removed for use by Licensor. 7. Noncommercial Status of Licensee. Licensee understand. and agrees that the proposed Tree Farm shall at all times be a noncommercial and nonprofit venture and if at any time should such .tatu. change, Licensor .hall have the right of termination or renegotiation of this License. . S. Utilities. License. shall pay all utilities, trash service, and any necessary cleanup of the Tree Farm Site caused by either natural or human activiti.s, and shall maintain the Tree Farm Site in 'a sightly and orderly manner; and shall maintain all water, .ewer and electrical servic.s to the Tree Farm Site. 9. Waiver of Claims for Re~ossessiQn. Licensor shall not be liable and Licensee hereby waives all claimB for damage that may be caused by Licensor in re-8ntering and taking possession of the premises as herein provided. Licensor Bhall not, in any event, be liable for any lon, theft, damaqe or injury to the Tree FArm Site or person of Licensee, or any occupant of said premiaes, except as provided by law. 10. Rioht of ~ntrv in Licensor. Licensor reserve! and Ihall at any and all times have the riqht to enter upon laid licensed Tree Farm Site. 11. Attorne~s' Fe~e and Coats. In the case of any litigation as a result of this license between the parties, the prevailing party shall be entitled to recover reasonable attorneys' fee. and costs to be fixed by the court from the other party. 12. Indemnitv. Licensee Ihall indemnify, hold harmless, and defend Licensor from any and all losses, claims, costs, damages, judqments, and awards Buffered by Licensor as a result of issuance of this License, or by Licenlee's use or occupancy of the Tree Farm Site. 13. Insurance. 13.1. Licensee represents that it and its agentl, staff and employees employed by it are protected by workers' compensation insurance and that Licensee has the coverage under public liability and property damage insurance polici.s which 4 Ic2-;l?5' ._- - ·_·_"·____·....__u_ ______. --. . -,. --- , ............:;;>-:;7.1.. :;7",,-,.......1'1 , O~~~~O~~~17~! I ( WI LHUL~ VI5TA ;~ 6 \ thil Licensee Agreement requires to be demonstrated in the form of a certificate of inlurance. 13.2. Licensee will provide, prior to the commencement of the License term, annually thereafter, and upon .uch other demand .8 may be made by the City, the following certificates of insurance to the City' 13.2.1. Statutory Workers' compenlation coverage plus $1,000,000 employers liability coverage. 13.2.2. General and Automobile Liability coverage to $1,000,000 combined Bingle limit which name. City a. an additional insured, and which il primary to any policy which the City may otherwise carry ("primary coverag."), and which treatl the employees of the City in the .ame manner .s members of the general public ("cross- !iabili ty coverage") . 13.3. All policies shall be iSlued by a carrier which has a 8est'l Rating of "A, Clan V," or better, and ahall meet with the approval of the City' I Risk Manager. 13.4. All policiee ahall provide that eame may not be canoelled without at lealt thirty (30) days' written notice to the City. 14. Successors in Interest. The words "Licensor" and "Licensee" as u8ed herein, include, apply to, and bind and þenefit the agents, officers and employees, heire, e~ecutore, administrators and luccelsors to Licensor and Licensee. No waiver of the right to forfeiture of this License or of re-entry upon Þreach of any of the conditions therefore, shall be deemed a waiver of euch right upon any subsequent breach of such or any other condition. 15. No "Deemed" Waivers. A waiver or any right or the default or breach of any term, covenant or condition hereof shall not be deemed a waiver of such right or of the obligation of Licensee to perform and fully comply with luch term, covenant or condition at any lubsequent time or of any other condition. 16. Riaht of Renewal. If this Licenee is in good standing, and not Booner terminated at the end of the term hereof, Licensee .hall have the right upon thirty (30) day.' written notioe to renew and e~tend this Lioense upon its present terms, prior to the expiration date thereof for two (2) three- year periods, subject to the same provisions of cancellation and all other terms herein contained. 17. PossessorY Interest Tax. In the event that the interest herein licenled to Licensee is alsessed a pOSlessory interest tax, Licensee agrees to pay the tax so aBselsed. .. 5 )d-.-.:l / --- ~..._,.." _.."_._...._..~._.,~ .·m.._. ~ _~.._ . SENT -Si: 555 '12-19-91 9:el2AM , 619236152HCITY OF CHULA VISTA 'II 7 18. Wat.r Meter And Weter. Licen80r .hall pay for and cause a two-inch water meter to be installed at its 801e cost and expense and at such location as it deems appropriate. Licensee aqrees to pay the normal and typical charqes for all water consumed. 19. Sweetwater Autho~itv RðBêment. Licensee recoqnizeB the property is encumbered with an easement for inqress and egress and right to maintain a water pump station and other water facility and equipment on the subject property. IN WITNESS WHEREOF, Licensor and Licens.e have executed this License Aqreement as of the Qate written above. lo.l.ceÞsorl CITY OF CHULA VISTA, a municipal corporation BYI , Tim Nader, Mayor Attest, Beverly Authelet, City Clerk Approved as to form: Bruce )1. Boogaard, City Attorney lo.l.censeel BONITA GLEN NURSERY, a not for profit venture operated BYI Frank E. Ferreira a2/l2l7.30/l0/l00/003lic 12/18/91 . 6 /;¿-;Jt7 - -------.---- ".,- ~.,._-~-_._._.,_._--_.._---~-- . . . . ,4'pP.eo.Y. LOCATOR · c::A,c./.4,e~ "H" STREE.T ..' [ EXHIBIT" A" ) PROPERTY· #/~:"/" NORTH _. . n /..;J..-J / --~- -- .. . c . , EXHIBIT B List of Trees Podocarpus Albizia Julibrissin Koelreuteria Bipinnata Bauhinia Variegata Chamacrops Excelsa Podocarpus Maki Liquidambar Styraciflua Arecastrum Romanzoffanum Tristania Conferta Washingtonia .Robusta Magnolia Grandiflora Nerium Oleander Red Nerium Oleander White Callistemon Lanceolatus Podocarpus Gracilior Jacaranda Acutifolia Metrosideros Excelsa ; Pyrus Kawa kami i 'Pittosporum Rhombi fo 1 i um Pittosporum Undulatum Schinus Molle Melaleuca Leucadendra , , ~ /.2 - J~ -------. / ') /? "''';'; I MEMORANDUM January 13, 1992 TO: The Honorable Mayor and City Council FROM: David Malcolm, Councilmember SUBJECf: Tree Fann at 1-805 and "H" Street Recently I was contacted by Mr. Frank Ferreira requesting a modification to his existing contract with the City which establishes a tree fann on city-owned property at 1-805 and "H" Street (please see attached letter and plot map, Attachment A). For Council's background, the proposed tree farm at 1-805 and "H" Street was originally initiated by fonner Mayor Greg Cox in an effort to beautify a major entry to the City with trees and greenery. It was the intent of fonner Mayor Cox that since the proposed tree fann site at 1-805 and "H" Street would not be developed through private use, that the City should take positive action to beautify this entrance to Chula vista. The proposed tree fann site was offered to the City Council for approval in October 1990 as a "win-win" situation for both the City and Mr. Ferreira; thus providing the City with a beautified gateway and Mr. Ferriera with a site for his tree fann. The existing contract (please see Attachment B) with Mr. Ferreira was executed in October 1990 but never implemented due to the demise of Mr. Ferreira's wife. As a result of this tragedy, Mr. Ferreira is making modifications to his "personal estate planning". Part of these modifications include proposed changes to the existing tree fann agreement with the City as outlined below. Specifically, Mr. Ferreira is requesting that the "rent" required in the existing contract be eliminated (i.e., rent is to be paid in the amount of an equivalent number of tree units given to the City ofChula Vista and is more fully explained later in this document). It is Mr. Ferreira's intent to replace this "compensation" with a sizable up-front donation of trees to the City. Mr. Ferreira has indicated that because he is not in the business of selling trees and that since he generates no income from this activity, he cannot deduct "rent payments" in any fonn as a business expense. He can, however, deduct donations. To determine the reasonableness of this request, staff visited Mr. Ferreira's existing tree farm to ascertain the suitability of his trees for donation to the City. During this visit, staffidentified 2,719 trees suitable for park use and 423 trees suitable for use by the City's Public Works Street Tree and Tree Replacement Program (please see attachment C). /..2<:>;5 --> ,-^-----_.. - ---- - ------ January 13, 1992 Page 2 To show his good faith, Mr. Ferreira has submitted a letter (please see Attachment D) to the City donating up to 500 of those trees, identified in Attachment C, to the City. Identification of specific trees will be coordinated between City staff and Mr. Ferreira's horticulturist, Dr. William Nelson. Further, Mr. Ferreira has agreed to reserve these trees for the City and to maintain them until they are moved to the new tree fann site and then for a period not to exceed three months after the tree fann is fully operational. In the proposed contract, Mr. Ferreira is obligated only to maintain those trees donated to the City for a period not to exceed three months. Rent Comparison As I stated earlier, Mr. Ferreira is currently required to "pay" the City rent in the amount of equivalent tree units not to.exceed 1,000 equivalent tree units (ETU) per calendar year. Perthe existing contract, the following tree unit equivalents were dermed: TREE SIZE EQUIV ALENT TREE UNITS 5 Gallons 2 15 Gallons 6 24" Box 12 36" Box 24 Using those trees identified by staff as usable, staff has identified approximately 16,740 ETU's for park purposes, based upon the above standards and 3,012 ETU's for Public Works purposes, for a total of 19,520 ETU's. This is equivalent to approximately 19.5 years of payment under the existing contract. Mr. Ferreira has agreed to work with the City in identifying and donating these trees in the future as needed by the City. Existin~ Contract The existing contract with Mr. Ferreira obligated him to pay the City 1,000 ETU's per year. Although I question ifMr. Ferreira is obligated to make payment on this contract since it was never implemented, the maximum payment to the City would be 2,000 ETU's (1,000 each for 1990 and 1991). He could then cancel his contract and be under no further obligation to the City. This is substantially less than the approximately 19,520 ETU's which could ultimately be available to the City. And, if the contract was tenninated, it would do nothing for the beautification of this entrance to Chula Vista. J2-J( ,....-."....--.. --.-.-----...-- January 13, 1992 Page 3 Water Meter and Water In the original contract signed by Mr. Ferreira, the City agreed to be responsible for the installation of a 2" water meter to be installed at such location as it deems appropriate and shall advance the cost and expenses of the water meter. Also in this contract, the City was entitled to take a number of trees greater than the rental obligation in the amount equal to the water meter cost. Mr. Ferreira agreed to pay the nonnal and typical charges for all water consumed. Staff has estimated that the cost of installing the water meter is equivalent to approximately $8,000. This cost is more than covered by the estimated value of trees donated to the City as outlined in Attachments C and D. Therefore, this is not considered to be a significant change in the contract. Recommendation Based upon the above analysis, review of the proposed contract and the proposal by Mr. Ferreira to donate a significant number and value of trees to the City and to maintain them for an extended period of time, it appears reasonable that the City should grant Mr. Ferreira's request for modification to this contract. By taking this action, the City will complete a project originally initiated by fonner Mayor Cox and will implement a project which beautifies a major entry to the City of Chula Vista. Also, according to staff, this action will be very timely as the City is designing a number of park projects and could take advantage of use of these trees. It is my recommendation that the City Council grant Mr. Ferreira's request and direct the City Attorney to prepare and finalize the appropriate contract for signature by the Mayor. Mr. Ferreira's proposal has been reviewed by the City Manager who concurs with this recommendation. Fiscal Impact The proposed contract change will have an $8,000 net impact to the City. This includes the installation of a 2" meter and related staff time for this work plus the contract revision. This is offset by a savings to the general fund of donated trees against the value of future budgetary expenditures. B:\(AJ 13)\FERREIRA.MEM ).2~J3 -.-... .,- --"--"- . ,....-..--.-.--..----..--.- 1 j Mr. Douglas D. Reid 5 Studies Recommended Miticration Measures Reauirements Pa.e 1-80. Mitigation measure number 7 states: 'No 'i-:1-water' construction should be allowed during the period of 15 April - 1 September to avoid the potential for el¿>varint:, tnrhi di t:.- in the nearshore foraging and chick training areas of the California Least Tern. No construction activity, earthmoving, or high intensity activity will occur within 200 feet of any salt marsh, freshwater marsh, or mudflat habitat during t~e perioå 15 March to 31 August ~:thout proor approval by the u.s. Fish and Wildli:e Serlice and California Depart~ent of Fish and Game." The Ser¡:"ce recorr.me;¡ås the "in-wate:-" tirni~g restriction reflected above be moèi:"ied. A timing restriction to ensure no construction conflicts with the te:l:":1 should be from April 1 to September U. The pro':ision of not allowing const~uction activity 200 feet from wetland hab:::ats from 13 Xarc~ to 31 Augus~ ~ould need to be carefully evaluated on a case-by-case basis. On March 13 a~d 14, 1991, pile driving operations being co~ducted by Califor~ia Depar~ment of Trans?or~ation (CALT~~~S) on t~e Intersta~e 5/High'.-a:: 54 Project that is adjacent to the Refuge resulted in dis :·...lybance oÎ ter~s nesting on I'D" Street Fill. Even though the pile dri'ler \.;as located approximately 2,500 feet away from the nesting birds, s:art-up of t~i.s piece of equipment would result in ter~s immediately leaving their nests. Based on t~ese obserlations, the Serlice requested CALT~~iS to irnme¿iately ceas¿ pi:e à=i-¡:ng opera:i.ons. CAL:~~1S complied wi:h our request. Corr~Ence~en: oÍ work after August 31 may not, in some years, avoid cor.s:~uction conflicts wi:~ the tern. Terns generally initiate migration from Sa~ Diego Bay by the end of August. However, several times in recent years, the? have been obserled in San Diego Bay as late as the second week in September. For this reason, the 5erlice recommends construction work in':olving pile dro'ling be initiated after September 15. The Seryice looks for~ard to continuing close interaction with CVI to work out the details of the compensation measures discussed to date. We also want to for::1ali::e an agreement with CVI that stipulates a time frame and a means of implementing the compensation measures ag~eed upon. The Serlice also wants to work closely with your staff on property owned and/or a~~inistere¿ by the Ci~y adjacent to the Refuge. We want the opportuni ty to re'liew and comment on all future DEIR' s that discuss specific developments within the Midbayfront. Based upon the information contained wi :hh these indi':idual doc'JIIlents, the Serlice may make additional recommendations to avoid or reduce impacts to fish and wildlife species and their habitats. ~_._. __.·__w··___.·____····___~_·,,____ Mr. Douglas D. Reid 6 Coordination on the Midbayfront Development should continue to be conducted with Martin Kenney of my staff at (714) 643-4270, and Ron Ryno, Acting Refuse Manager, Sweetwater Marsh National ~ildlife Refuge, at (619) 575-1290. Sincerely, ß"t{.~ ~ - Brooks Harper Office Supervisor cc: CDFG, La Mesa, CA (A~tn: T. Stewar:.) S~eet~ater Marsh ~w~ Imperial Beach, CA (Attn: R. Ryno) California Coastal Commission, San D:'ego CA (Attn: D. Lee) / EXlDBIT A BEFORE THE CHULA VISTA CITY COUNCIL January 14, 1992 RE: Proposed Midbayfront Conceptual Development Plan; 'Subcommittee Recommendation' (Alternative 8, with minor modifications) FINDINGS OF FACT I. INTRODUCTION The original Draft Environmental Impact Report (DEIR) prepared on this project addressed the potential environmental effects of a proposed Local Coastal Program (LCP) Resubmittal, including both text and graphics, for the Midbayfront area. However, at the end of the public review period (planning Commission hearing, September 26, 1990), the applicant, Chula Vista Investors (CVI) introduced a new revised concept plan for the project. I This new concept plan was described as Alternative 8 in the recirculated DEIR. (July, 1991) .--. After recirculation of the DEIR and preparation of a Final Environmental Impact Report (FEIR) in accordance with the California Administrative Code section 15088 and 15089, the project was heard before the Chula Vista City Council and the Chula Vista Redevelopment Agency ("decisionmakers") on August 20, 1991. After hearing public testimony, the Council closed the public hearing, certified the EIR as adequate and complete under the California Environmental Quality Act (CEQA) and voted to neither approve nor deny the project. Rather the City Council directed the Bayfront Planning Subcommittee2 ('Subcommittee") to work with staff to create a plan which would resolve the environmental and planning issues which were associated with Alternative 8. I In addition to a new project description, Chula Vista Investors also submitted new geotechnical and hydrology baseline information and design details, new biological mitigation measures and new traffic mitigation measures. As a result of this information, a decision was made that the DEIR should be recirculated in compliance with the provisions of Public Resources Code section 21092.1 and Sutter Sensible Plannin~. Inc.. v. Board of Supervisors (1981) 122 Cal.App.3d 813 [176 Cal.Rptr. 342]. 2 The Subcommittee was established in May, 1991 by the Chula Vista City Council to increase public participation in the Chula Vista Bayfront planning process. The Subcommittee of 11 voting members held 15 public meetings on the issue of formulating a Concept Plan for the Midbayfront. Page 1 ---,,,-, ---"- ...---_.._--_._-,_.__._---"~ · The Subcommittee returned to the City Council with a project similar to Alternative 8. That project is the project which is the subject of these findings and will be referred throughout this document as the "Subcommittee Alternative" or the "project". The Subcommittee's recommendation is referred to, and has been noticed as, "Subcommittee Alternative". The / applicant is requesting the approval of a conceptual development plan' or a "concept plan" only. Should the City Council choose to approve the Subcommittee Alternative, then the applicant will be required· to prepare revised LCP Resubmittal and General Plan documents to reflect the new concept plan contained in the Subcommittee Alternative. The concept plan defines the land uses that are contained in the Subcommittee Alternative proposal. Additionally, should the City Council choose to approve the concept plan, further environmental documentation will be required pursuant to California Administrative Code section 15168. There are minor changes between Alternative 8 (as discussed in the EIR) and the Subcommittee Alternative. First is that the previously proposed luxury hotel has been replaced by a Cultural Arts Facility and Amphitheater. There is a corresponding reduction of 190 hotel rooms. Secondly, there is a reduction of residential units from 1400 to 1000, though the total residential square footage remains the same. There are also minor design modifications in the northern residential area. After reviewing the EIR prepared for Alternative 8, the Chula Vista City Council is of the opinion that the impacts identified for Alternative 8 are substantially the same as those for Subcommittee Alternative. Additionally, the hearing on Subcommittee Alternative is considered a continuation of the Council's prior meeting on the project held on August 20, 1991 and continued until January 14, 1992. Consequently, the Council has determined that with the exception of the preparation of an addendum pursuant to California Administrative Code section 15164, no further environmental review (including recirculation of the previously recirculated document) is required under CEQA for the approval of the Concept Plan.3 n. PROJECT DESCRIPTION The proposed Project (the Subcommittee Alternative or the "Project') is a mixed use project totalling approximately 3.3 million square feet of building area. The EIR for this Project examines the Project at a "plan level" of approval only. Prior to any construction on the site further environmental analysis will be required to further refine and define the impacts associated with each phase of the Project. Consequently, this EIR is defined as a Program EIR and has been prepared with the understanding that the provisions of Guidelines section 15168 will be followed when subsequent activities such as LCP resubmittals, general plan amendments, redevelopment plan amendments, and site specific construction are contemplated. 3 "Concept Plan" or "conceptual developmental plan" are used interchangeably throughout this document. , Page 2 The concept plan for Subcommittee Alternative proposes 1000 residential units, 1610 hotel units, 150,000 square feet of commercial retail, 140,000 square feet of professional office, and approximately 246,000 square feet which includes athletic facilities and a conference center. A cultural arts facility on approximately 3 acres, approximately 20 acres of parks, and two lagoons--one 10 acres and one 3 acres-are also part of the proposed plan. The 100acre lagoon is a salt water feature that would extend east from the Bay to the central portion of the Midbayfront. The parks and the 10-acre lagoon would be available for public use as well as for resident and visitor use. The 3-acre lagoon would be located amidst a private residential area and is considered a private aesthetic amenity. In formulating the Subcommittee Alternative, the Subcommittee made minor changes from Alternative 8 as discussed in the EIR. The minor changes are the addition of a Cultural Arts Facility in the location of the previously proposed luxury hotel and the resultant reduction of total hotel units from 1,800 to 1,610; and, the reduction in the number of residential units from 1400 to 1000, though the total residential square footage remains the same. Also, minor design modifications occur in the northern residential area. The proposed Project is a combination of high- to low-rise structures, which vary in height from 229 feet to one- and two-story structures. The core area of the development would include most of the high- and mid-rise structures, while the northern area would consist mostly of two and four-story structures, with two high-rise residential towers. Specifically, the discretionary action taken by the decisionmakers in approving this Project is: l. Approval of the Concept Plan, known as Subcommittee Alternative, for the Midbayfront. The project description initially contemplated a LCP resubmittal and amendments to the Chula Vista General Plan (update, 1989) and RedevelopmentPlan. The applicant is now seeking only a concept plan approval and intends subsequently to apply for the LCP resubmittal, general plan amendment and redevelopment plan amendment. m. ADMINISTRATIVE RECORD For purposes of CEQA and the findings set forth below, the administtative record of the City Council decision on the environmental analysis of this Project shall consist of the following: l. The Draft (recirculated) and Final EIR for the Project; 2. All reports, memoranda, maps, letters and other planning documents prepared by the planning consultant, the environmental consultant, and the City; 3. All documents submitted by members of the public, and public agencies in connection with the EIR on proposed Project; Page 3 __ _ __ __.....M_.. ...."..____~ ~-- . 4. Minutes and verbatim transcripts of all workshops, public meetings and public hearings held by the City and Redevelopment Agency; 5. Any documentary or other evidence submitted at workshops, public meetings and I public hearings; and 6. Matter of common knowledge to the City, which it considers, including but not . limited to, the following: a. Chula Vista General Plan(update)-2010; b. Chula Vista Bayfront Specific Plan; c. Chula Vista Zoning Ordinance; d. Chula Vista Subdivision Ordinance e. Chula Vista Local Coastal Program, Land Use Plan; f. Chula Vista Bayfront Redevelopment Project Plan; g. City of National City General Plan; h. National City Local Coastal Program; i. San Diego Unified Port District Master Plan; j. U.S. Army Corps of Engineers Interim Final Permit, No. 88-267-RH IV. TERMINOLOGYITHE PURPOSE OF FINDINGS UNDER CEOA Section 15091 of the CEQA Guidelines requires that, for each significant environmental effect I identified in an EIR for a proposed Project, the approving agency must issue a written finding reaching one or more of the three allowable conclusions. The first is that '[ c ]hanges or alterations have been required in, or incorporated into, the Project which ~ or substantially ~ the significant environmental effect as identified in the final EIR.' (Emphasis added.) The second potential finding is that "[s]uch changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. " The third permissible conclusion is that [s]pecific economic, social or other considerations make infeasible the mitigation measures or Project alternative identified in the final EIR. As regards to the first of the three potential findings, the CEQA Guidelines do not define the difference between "avoiding" a significant environmental effect and merely 'substantially lessening" such an effect. The meaning of these terms therefore must be gleaned from other contexts in which they are used. Public Resources Code section 21081, on which CEQA Guidelines section 15091 is based, uses the term 'mitigate" rather than "substantially lessen." The CEQA Guidelines therefore equate "mitigating" with "substantially lessening." Such an understanding of the statutory term is consistent with Public Resources Code section 21001, which declares the Legislature's policy disfavoring the approval of projects with significant CI1vironmental effects where there are feasible mitigation measures or alternatives that could "avoid or substantially lessen" such significant effects. I Page 4 For purposes of these findings, the term "avoid' will refer to the ability of one or more mitigation measures to reduce an otherwise significant effect to a less-than-si&nificant level. In contrast, the term "substantially lessen" will refer to the ability of such measures or measures to substantially reduce the severity of a significant effect, but not to reduce effect to a level of insignificance. Although CEQA Guidelines section 15019 requires only that approving agencies specify that a particular significant effect is "avoid[ed] QI substantially lessen[ed], " these findings, for purposes of clarity, in each case will specify whether the effect in question has been fully avoided (and thus reduced to a level of insignificance) or has simply been substantially lessened (and thus remains significant). Moreover, although Section 15091, read literally, does not require findings to address environmental effects that an ElR identifies as merely "potentially significant," these findings will nevertheless fully account for all such effects identified in the Final ErR. It is the policy of the City of Chula Vista and the Chula Vista Redevelopment Agency that a project shall not be approved if it would result in a significant environmental impact if it is feasible to avoid or substantially lessen such impact to a level below significance. Only when there are specific economic, social or other considerations will the City of Chula Vista or the Redevelopment Agency for the City of Chula Vista approve a project with significant environmental impacts. V. LEGAL EFFECT OF FINDINGS To the extent that these findings conclude that various proposed mitigation measures outlined in the Final ElR are feasible and have not been modified, superseded or withdrawn, the City of Chula Vista ('City' or "decision makers') hereby binds itself and any other responsible parties, including successors in interest, to implement those measures. These findings, in other words, are not merely informational or hortatory, but constitute a binding set of obligations that will come into effect when the City adopts a resolution approving the concept plan contained in Subcommittee Alternative. Many of the adopted mitigation measures are express conditions of approval. Other measures are referenced in the mitigation monitoring program adopted concurrently with these findings, and will be effectuated through the process of constructing and implementing the concept plan. VI. MITIGATION MONITORING PROGRAM As required by Public Resources Code section 21081.6, the City Council of the City of Chula Vista, in adopting these findings, also adopts a mitigation monitoring and reporting program as prepared by Keller Environmental Associates, Inc. The program is designed to ensure that, during Project implementation, the applicant and any other responsible parties comply with the feasible mitigation measures identified below. That program is described in the document entitled, Local Coastal Program Alternative 8A Mitigation Monitoring Program City of Chula Page 5 -"--.'-."_"0"'-- .- ~-_._...,.~_...._-~.- Vista. The minor modifications made to the Project as a result of the review by the Bayfront Planning Subcommittee dQ 1121 necessitate any significant changes to Mitigation and Monitoring Plan (MMP). ) . vn. SIGNIFICANT AND POTENTIALLY SIGNIFICANT EFFECfS AND MITIGATION MEASUlŒ~ The Final EIR identified a number of significant or potentially significant environmental effects (or "impacts") that the implementation of the Local Coastal Program Alternative 8 will cause, of which some could be fully avoided through the adoption of feasible mitigation measures, while others could not be avoided. . The proposed Project will generate a number of environmental effects that when considered collectively, result in a significant cumulative effect to the environment. The impacts anticipated to geology, soils, hydrology and water quality, visual/aesthetics and the community character, air quality, biological resources, land use, transportation/access and from conversion of agricultural lands to urban uses are considered cumulatively significant to the Bayfront and/or contribute significantly to the impact of a resource in the region. With the approval of this Project, potential cumulative impacts would result not only from two or more Project area impacts but also from the combination of the Project impacts with other properties in the South Bay region. In addition, the proposed Project could encourage } , developments in the nearby region that are of greater height or intensity than currently allowed. In order to build or redevelop, these properties would be subject to CEQA, probably requiring an Em for review of proposed plans. Thus, a mechanism exists to check and limit cumulative impacts; however, the potential exists for development and/or redevelopment at a greater scale than is presently allowed. The 15 + projects proposed or approved for the South Bay and discussed in the Cumulative Impacts section of the Final EIR, will collectively result in significant impacts to the bayfront environment. Although individual projects may reduce impacts to levels that are considered less than significant, cumulative impacts cannot be entirely mitigated or avoided. An attempt to address impacts on a cumulative, regional scale has been initiated by the San Diego Unified Port District. The South San Diego Bay Enhancement Plan (not adopted to date) addresoes biological resources of the South Bay region and identifies areas that should be reserved and enhanced, as well as potential mitigation areas for cumulative impacts. Due to the increased urbanization of the South Bay region, and the limited possibilities (e.g., locations) for mitigation of habitat and species, any large project proposed in this region shouiå De consiåered to contribute significantly to cumulative impacts. When combined with numerous impacts of a similar type, the incremental contributions of the proposed Project become cumulatively significant for selected environmental resources as detailed below. J Page 6 Potentially Si~nificant Effects The following environmental effects, which would be significant or potenûa11y significant in the absence of mitigation measures, can be avoided because of the adoption of such measures. Page numbers of the Final EIR where the impacts are discussed follow each impact. Detailed plans not available for on- and off-site water and sewer pipelines [FEIR, Volume II, p. 3-4 through 3-9; Volume I, p.4-6] Ground settlement due to consolidation of compressible bay deposits and artificial fill soils [FEIR, Volume n, p. 3-4 through 3-10; Volume I, p. 4-6] Flooding of low lying areas [FEIR, Volume n, 3-14 through 3-20; Volume I, p 4-6] Inconsistency with City of Chula Vista design ·storm flow and gravity pipe requirements [FEIR, Volume n, p. 3-15 through 3-22; Volume I, p. 4-6] Adequate data regarding quantity and quality of groundwater for lagoons [FEIR, Volume II, p. 3-16 through 3-21; Volume I, p. 4-6] The co-generation plant could create emissions that exceed new source limits and cumulative impacts could occur from vehicular emissions combined with co-generation plant impacts [FEIR , Volume n, p.3-52 through 3-54; Volume 1 p. 4-11] Vehicular emissions would contribute incrementally to a regionally significant air quality impact [FEIR, Volume II, p. 3-51 through 3-55; Volume I, p.4-12] Construction dust and idling trucks could result in unacceptable air quality effects [FEIR, Volume II, p. 3-49 through 3-54; Volume I, p. 4-11] Construction noise could reach unacceptable levels [FEIR, Volume n, p. 3-58 through 3-60; Volume I, p. 4-12] Proximity of child care center to 1-5 and the co-generation facility could result in unacceptable noise levels [FEIR, Volume n, p. 3-59 through 3-60; Volume I, p. 4-12] Fluctuations in salinity regimes of the marshlands due to increased freshwater input from site drainage could impact wetland wildlife and vegetation [FEIR, Volume n, p. 3-76 through 3-115; Volume I, p. 4-13] Eelgrass habitats and mudflat habitat may be damaged from near shore sedimentation/turbidity [FEIR, Volume n, p. 3-82 through 3-115; Volume I, p. 4-13] Project construction would generate considerable noise and increased human activities for a 2o-year period [FEIR, Volume n, p. 3-84 through 3-115; Volume I, p. 4-13] Page 7 -----..--..--- - ------------ Human and pet presence will decrease the use of the adjacent Sweetwater Marsh National . Wildlife Refuge by nesting and foraging avifauna [FEIR, Volume II, p. 3-88 through 3- 115; Volume I, p. 4-13] I Indirect effects on California last Tern including water quality, degradation, nest site predation, disruption from humans and pets, and altering of the predatory regime [FEIR, Volume II, p. 3-104 through 3-115; Volume I, p. 4-13] Placement of drainage pipes and resultant increased freshwater inputs and sedimentation could severely affect eelgrass and mudflats marine resources [FEIR, Volume II, p. 3-306 through 3-115; Volume I, p. 4-13] . Development outside the Project boundaries (e.g., for utility extension to serve the site) could impact archaeological sites [FEIR, Volume II, p. 3-120 through 3-124; Volume I, p. 4-13] Site grading may result in impacts to paleontological resources [FEIR, Volume II, p. 3- 122 through 3-123; Volume I, p. 4-13] Traffic congestion, competition for parking, noise from traffic and visitors, and night lighting would create significant incompatibility impacts with the residential component of the Project [FEIR, Volume n, p. 3-148 through 3-151; Volume I, p. 4-19] The proposed phasing plan would not provide adequate park area or parking for parks [FEIR, Volume II, p. 3-148 through 3-151; Volume I, p. 4-18] I Potentially insufficient amount of parking for park users [FEIR, Volume II, p. 3-149 through 3-152; Volume I, p. 4-19] Concept plan would result in incremental contribution to cumulative impacts to non- renewable energy resources [FEIR, Volume II, p. 3-158 through 3-163; Volume I, p. 4- 20] Proposed high rise buildings would result in the need for an additional ladder truck and four-person fire crew [FEIR, Volume II, p. 3-159 through 3-164; Volume I, p. 4-21] Proposed Project would result in increased fire inspection workload [FEIR, Volume II, p. 3-159 through 3-164; Volume I, p. 4-21] Potential to result in fire service impacts if Project is not properly designed [FEIR, Volume n, p. 3-159 through 3-164; Volume I, p. 4-21] Solid waste from proposed Project would result in incremental contribution to limited and declining landfill space [FEIR, Volume II, p. 3-160 through 3-164; Volume I, p. 4-21] Impacts to sewer infrastructure [FEIR, Volume n, p. 3-160; Volume I, p. 4-21 through 4-22] .I Page 8 - Impacts to water infrastructure [FEIR, Volume n, p. 3-164 through 3-165; Volume I, p. 4-22] Incremental contribution to regionally significant demand on water resources [FEIR, Volume n, p. 3-162 through 3-165; Volume I, p. 4-23] Adequacy of supply and infrastructure for lagoon water from wells [FEIR, Volume n, p. 3-162; Volume I, p. 4-23] Potentially inadequate funding for school transportation costs [FEIR, Volume n, p. 3-162 through 3-167; Volume I, p. 4-23 through 4-24] Si~nificant Effects The Project will result in the following irreversible environmental changes. All page numbers following the impacts refer to pages from the Final EIR. Seismic hazards/risk including ground shaking, surface displacement, liquefaction, tsunamis, and earthquake induced-flooding [FEIR, Volume n, p. 3-6 through 3-11; Volume I, p. 4-6] Foundation design difficulties associated with construction of foundations at or near the groundwater table [FEIR, Volume n, p. 3-6 through 3-11; Volume I, p. 4-6] On-site flooding from storm overflow [FEIR, Volume n, p. 3- through 3-22; Volume I, p. 4-6] Erosion from coastal or inland flooding [FEIR, Volume n, p. 3-14 through 3-22; Volume I, p. 4-6] Siltation and chemical contamination/degradation of water quality from surface runoff [FEIR, Volume II, p. 3-15 through 3-22; Volume I, p. 4-6] Change in character of the view from the Nature Interpretive Center [FEIR, Volume n, p. 3-29 through 3-41; Volume I, p. 4-7 through 4-8] Obstruction of existing scenic bay views from public use areas and establishments along Bay Boulevard [FEIR, Volume n, p. 3-31 through 3-41; Volume I, p. 4-7 through 4-8] Creation of visually dominant urban landscape from areas within Chula Vista and 1-5 are incompatible with the waterfront image identity of Chula Vista [FEIR, Volume n, p. 3-34 through ,3-42; Volume I, p. 4-7 through 4-10] Construction and Project operations would create contaiminants that would degrade water quality [FEIR, Volume n, p. 3-79 through 3-115; Volume I, p. 4-12 through 4-13] Page 9 _..".--- - . ..._._-,._~_...__...._- · Concept plan would result in shade/shadow impacts to park and open space areas [FEIR, Volume n, p. 3-150 through 3-151; Volume I, p. 4-19 through 4-20] The alteration of predator/competition/prey regimes would adversely impact biological resources [FEIR, Volume n, p. 3-91 through 3-115; Volume I, p. 4-13] Loss of raptor habitat [FEIR, Volume n, p. 3-98 through 3-115; Volume I, p. 4-13] · Proximity of development to extensive wetland would result in vector impacts [FEIR, Volume n, p. 3-101 through 3-115; Volume I, p. 4-13] The development would create predator enhancement effects to the Light-footed Clapper Rail and the Belding's Savannah Sparrow which are federal and state listed endangered species respectively [FEIR, Volume n, p. 3-104 through 3-115; Volume I, p. 4-13] The development would increase human and pet presence, significantly affecting the quality of the adjacent Sweetwater Marsh National Wildlife Refuse, and decreasing the use of the area by nesting and foraging avifauna [FEIR, Volume n, p. 3-88 through 3- · 91; Volume I, p. 4-13] The intensity of the proposed Project will result in a significant conflict due to incompatibility with the land use intensity in the surrounding area [FEIR, Volume n, p. 3-131 through 3-138; Volume I, p. 4-13 through 4-15] Proximity of the proposed development coupled with its intensity creates significant land use compatibility impacts with the National Wildlife Refuge [FEIR, Volume n, p. 3-133 through 3-138; Volume I, p. 4-14] Proposed concept plan not consistent with certified LCP, General Plan (2010), and · Bayfront Redevelopment Plan [FEIR, Volume n, p. 3-138 through 3-140; Volume I, p. 4-15] Inability of schools to ~rve needs of students produced from the site [FEIR, Volume n, p. 3-138 through 3-140; Volume I, p. 4-15] Significant traffic impacts at Broadway/"E" Street intersection [FEIR, Volume I, p. 4-27] Significant traffic impacts at Broadway'F' Street intersection [FEIR, Volume I, p. 4-27] , Significant traffic impacts at Broadway/"H' Street intersection [FEIR, Volume I, p. 4-27] Significant traffic impacts at 1-5 Northbound Ramp/"E" Street freeway ramp intersection [FEIR, Volume I, p. 4-27] Significant traffic impacts at 1-5 South bound Ramp/"E" Street freeway ramp intersection [FEIR, Volume I, p. 4-27] Page 10 These impacts cannot be substantially lessened or avoided at the plan level; but, as described in the Statement of Overriding Considerations, the City Council has determined that the impacts are acceptable because of overriding economic, social and other considerations. The sub- sections below will define each of the above-described impact issues in detail, setting forth either the reasons why they are significant and unavoidable, the mitigation measures adopted to substantially lessen or avoid them, or the reasons why proposed mitigation measures proved to be infeasible due to specific economic, social or other consideration. A. GEOLOGY ¡son li~¡GROUNDW ATER Significant effect: Seismic hazards/risk exists, including ground shaking, surface displacement, liquefaction, tsunamis, and earthquake-induce flooding. [FEIR, Volume II, p. 3-6 through 3-7; Volume I, p. 4-6] Finding: Standard required design criteria and conventional engineering techniques can be implemented to reduce the risk. However, the FEIR concludes that even with the adoption of these criteria and techniques, as set forth in the FEIR and restated below, additional study is necessary at the Project level to determine impact significance for the detailed development plans. Impacts are therefore considered significant and not mitigated at this plan level of analysis [FEIR, Volume II, p. 3-7, 3-11; Volume I, p. 4-6]. As described in The Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-8 through 3-10] 1. When detailed development plans for the Project area are proposed, detailed grading and drainage plans must be prepared in accordance with the Chula Vista Code, Subdivision Manual, and City ordinances and adopted standards. These plans must include not only grading for structures and roads, but also grading for on-site and off-site water and sewer pipelines. These plans must be approved and pennits issued by the Engineering Division prior to any grading work. 2. A site-specific geotechnical engineering investigation, including soils study and seismic study, must be performed for the detailed grading and drainage plan and for each proposed structure in the Project prior to issuance of building pennits. Each investigation must contain adequate subsurface exploration and analysis to determine short-and long-term settlement magnitudes, expected seismic ground shaking magnitudes and characteristics, and potential mitigation for seismic ground failure (including liquefaction). Each investigation must contain detailed foundation recommendations, and will be subject to review and approval by the City of Chula Vista Engineering Department pursuant to adopted standards. 3. All high-rise structures will require deep foundations, or some type of mat foundation integrated into subterranean parking, to provide adequate foundation support for the structure. Page 11 ~ -,-,.- _._~._-----'"._,- -- · 4. Structures that encroach onto areas overlain by existing fill soils, alluvial soils, or bay deposits will require some form of subgrade modification to improve the support capacity of the existing soils for the additional engineered fills andlor structural improvements. Soil improvement could include partial or total removal and recompaction, dynamic compaction, andlor the use of surcharge fills to precompress saturated alluvial deposits or bay deposits which exist below the · groundwater table. Other conventional engineering techniques may also be used to mitigate potential geotechnical impacts due to compressible soil. These additional techniques to be defined at the Project level may include designs such as deep foundations or mat foundations, or other methods acceptable to the Department of Public Works. 5. Roadways, embankments, and engineered fills encroaching onto existing compressible bay deposits andlor existing fill soils will require sub grade modification pursuant to accepted engineering standards to improve the support capacity of the existing soils and reduce long-term post-construction settlement. · Soil improvement could include partial or total removal and recompaction, dynamic compaction, andlor the use of surcharged fills, to precompress saturated alluvial deposits or bay deposits which exist below the groundwater table. Portions of roadway fills, embankments, and other engineered fills may be judged capable of accommodating some post-construction differential settlements, depending upon the type of improvements they are to support. Site-specific geotechnical studies to be completed at the Project level must address post- construction settlement potential as well as ways to mitigate post-consttuction total and differential settlements to acceptable ranges, based on the specific types of improvements proposed. 6. The use of the currently planned soil-cement lining (covering a clay soil layer) for the IO-acre salt water lagoon (which encroaches onto compressible bay deposits), will require subgrade improvements to ensure acceptable long-term performance. Alternatives to this type of liner, including clay soil liners and flexible pond liners may be considered. The applicant must determine which liner would be used, any subgrade improvements necessary, and the choice and design must be approved by the City in accordance with approved engineering standards, prior to Project approval. 7. To reduce the risk of property damage and injury caused by seismic shaking, geotechnical studies shall specifically address seismic analysis based on site- specific subsurface data. At a mìnimum, seismic analysis shall address seismically-induced slope failure, liquefaction, and ground surface accelerations. Measures are technically available to reduce seismic risk, and will be required where appropriate as part of the Project design. 8. The embankment separating the 100acre salt water lagoon from San Diego Bay has tentatively been designed with a crown elevation of + 11 feet. Wind-induced storm waves (discussed in the Hydrology Section of this EIR) or earthquake- induced flooding could exceed the height of the embankment. An assessment Page 12 must be made prior to Project approval to evaluate stability of the embankment during these conditions and the likelihood of these hazards. Design to be defined prior to Project approval may include either elevating the height of the embankment or reinforcing the crown of the embankment and must be approved by the City. . * * Significant Effect: Potential foundation design and construction difficulties associated with the construction of foundations at or near the groundwater table could occur [FEIR, Volume n, p. 3-3; Volume I, p. 4-6] Finding: The FEIR concluded that even with adoption of the measures set forth in the FEIR and restated below, additional study is necessary at the Project level when detailed development plans are available to determine impact significance and mitigation feasibility. Impacts are therefore considered significant and not mitigated at this level of analysis [FEIR, Volume n, p. 3-7 through 3-11; Volume I, p. 4-6]. As described in The Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. {FEIR, p. 3-8 through 3-10] j l. When detailed development plans for the Project area are proposed, detailed grading and drainage plans must be prepared in accordance with the Chula Vista Code, Subdivision Manual, and City ordinances and adopted standards. These plans must include not only grading for structures and roads, but also grading for on-site and off-site water and sewer pipelines. These plans must be approved and permits issued by the Engineering Division prior to any grading work. 2. A site-specific geotechnical engineering investigation, including soils study and seismic study, must be performed for the detailed grading and drainage plan and for each proposed structure in the Project prior to the issuance of building permits. Each investigation must contain adequate subsurface exploration and analysis to determine short- and long-term settlement magnitudes, expected seismic ground shaking magnitudes and characteristics, and potential mitigation for seismic ground failure (including liquefaction). Each investigation must contain detailed foundation recommendations, and will be subject to review and approval by the City of Chula Vista Engineering Department pursuant to adopted standards. 3. All high-rise structures will require deep foundations, or some type of mat foundation integrated into subterranean parking, to provide adequate foundation support for the structure. Page 13 .---'.- ---.--.-.-.-----.--..---..-----,-,. 4. Structures that encroach onto areas overlain by existing fill soils, alluvial soils or bay deposits will require some form of subgrade modification to improve the support capacity of the existing soils for the additional engineered fills and/or '\ structural improvements. Soil improvement may include partia1 or total removal · and recompaction, dynamic compaction, and/or the use of surcharge fills to precompress saturated alluvial deposits or bay deposits which exist below the groundwater table. Other conventional engineering techniques may also be used to mitigate the potential geotechnical impacts due to compressible soil. These additional techniques to be defined at the Project level may include designs such as deep foundations or mat foundations, or other methods acceptable to the Department of Public Works. 5. Roadways, embankments, and engineered fills encroaching onto existing compressible bay deposits and/or existing fill soils will require subgrade · modification to improve the support capacity of the existing soils and reduce long- term post-construction settlement. Soil improvement could include partial or total removal and recompaction, dynamic compaction, and/or the use of surcharged fills, to precompress saturated alluvial deposits or bay deposits which exist below the groundwater table. Portions of roadway fills, embankments, and other engineered fills may be judged capable of accommodating some post-construction differential settlements, depending upon the type of improvements they are to support. Site-specific geotechnical studies to be completed at the Proj ect level must address post-construction settlement potential as well as ways to mitigate post-construction total and differential settlements to acceptable ranges, based on · the specific types of improvements proposed. 6. The use of the currently planned soil-cement lining (covering a clay soil layer) for the 100acre salt water lagoon (which encroaches onto compressible bay deposits), will require subgrade improvements to ensure acceptable long-term performance. Alternatives to this type of liner, including clay soil liners and flexible pond liners may be considered. The applicant must determine which liner would be used, any subgrade improvements necessary, and the choice and design must be approved by the City in accordance with approved engineering standards, prior to Project approval. · 7. Geotechnical studies prepared prior to Project approval and included in the environmental analysis for the Project must also address the impact of foundation location near or below the groundwater table, and recommendations shall be made which mitigate both construction-period difficulties and uplift pressures that may affect foundation elements and subterranean parking floor slabs extending below the transient groundwater level. Construction-period mitigation must require temporary dewatering and/or utilization of a gravel mat to provide a working surface upon which to operate construction equipment. Design techniques to accommodate transient groundwater highs may include thicker concrete slabs to provide sufficient dead weight to resist uplift pressures, deep foundations and/or structural foundations to restrain slabs. Page 14 .. .. .. Potentially Significant Effect: Ground settlement could occur due to the consolidation of the compressible estuarine/fluvial (bay) deposits and artificial fill soils on site [FEIR, Volume n, p. 3-4; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, p. 3-8 through 3-10] 1. When detailed development plans for the Project area are proposed, detailed grading and drainage plans must be prepared in accordance with the Chula Vista Code, Subdivision Manual, and City ordinances and adopted standards. These plans must include not only grading for structures and roads, but also grading for on-site and off-site water and sewer pipelines. These plans must be approved and pennits issued by the Engineering Division prior to any grading on the site. 2. A site-specific geotechnical engineering investigation, including soils study and seismic study, must be perlonned for the detailed grading and drainage plan and for each proposed structure on the Project prior to issuance of building pennits. Each investigation must contain adequate subsurlace exploration and analysis to determine short- and long-tenn settlement magnitudes, expected seismic ground shaking magnitudes and characteristics, and potential mitigation for seismic ground failure (including liquefaction). Each investigation must contain detailed foundation recommendation, and will be subject to review and approval by the City of Chula Vista Engineering Department pursuant to adopted standards. 3. All high-rise structures will require deep foundations, or some type of mat foundation integrated into subterranean parking, to provide adequate foundation support for the structure. 4. Structures that encroach onto areas overlain by existing fill soils, alluvial soils, or bay deposits will require some fonn of subgrade modification to improve the support capacity of the existing soils for the additional engineered fills and/or structural improvements. Soil improvement could include partial or total removal and recompaction, dynamic compaction, and/or the use of surcharge fills to precompress saturated alluvial deposits or bay deposits which exist below the groundwater table. Other conventional engineering techniques may also be used to mitigate potential geotechnical impacts due to compressible soil. These additional techniques to be defined at the Project level may include designs such as deep foundations or mat foundations, or other methods acceptable to the Department of Public Works. , Page 15 .,-_._._.~_..-- . --- - --------- ..---------- 5. Roadways, embankments, and engineered fills encroaching onto existing · compressible bay deposits and/or existing fill soils are likely to require subgrade modification to improve the support capacity of the existing soils and reduce long- , term post-construction settlement. Soil improvement could include partial or total J removal and recompaction, dynamic compaction, and/or the use of surcharged fills, to precompress saturated alluvial deposits or bay deposits which exist below the groundwater table. Portions of roadway fills, embankments, and other engineered fills may be judged capable of accommodating some post-construction differential settlements, depending upon the type of improvements they are to support. Site-specific geotechnical studies to be completed at the Project level must address post-construction settlements to acceptable ranges, based on the · specific types of improvements proposed. 6. The use of the currently planned soil-œment lining (covering a clay soil layer) for the la-acre salt water lagoon (which encroaches onto compressible bay deposits), will require subgrade improvements to ensure acceptable long-term performance. Alternatives to this type of liner, including clay soil liners and flexible pond liners may be considered. The applicant must determine which liner would be used, any subgrade improvements necessary, and the choice and design must be approved by the City in accordance with approved engineering standards, prior to Project approval. · 7. To reduce the risk of property damage and injury caused by seismic shaking, geotechnical studies shall specifically address seismic analysis based on site- specific subsurface data. At a minimum, seismic analysis shall address seismically-induced slope failure, liquefaction, and ground surface accelerations. / Measures are technically available to reduce seismic risk, and will be required where appropriate as part of the Project design. 8. The embankment separating the la-acre salt water lagoon from San Diego Bay has tentatively been designed with a crown elevation of + 11 feet. Wind-induced · storm waves (discussed in the Hydrology Section of this EIR) or earthquake- induced flooding could exceed the height of the embankment. An assessment must be made prior to Project approval to evaluate stability of the embankment during these conditions and the likelihood of these hazards. Design to be defined prior to Project approval may include either elevating the height of the embankment or reinforcing the crown of the embankment and must be approved by the City. . . . · Potentially Significant Effect: No grading plans are available for on-site water and sewer pipelines [FEIR, Volume II, p. 3-4; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. / Page 16 · Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, p. 3-8 though 3-9] l. When detailed development plans for the Project are proposed, detailed grading and drainage plans must be prepared in accordance with the Chula Vista Code, . Subdivision Manual, and City ordinances and adopted standards. These plans must include not only grading for structures and roads, but also grading for on- site and off-site water and sewer pipelines. These plans must be approved and pennits issued by the Engineering Division prior to any grading on the site. 2. A site-specific geotechnical engineering investigation, including soils study and seismic study, must be perfonned for the detailed grading and drainage plan and for each proposed structure in the Project prior to issuance of building permits. Each investigation must contain adequate subsurface exploration and analysis to detennine short- and long-tenn settlement magnitudes, expected seismic ground shaking magnitudes and characteristics, and potential mitigation for seismic ground failure (including liquefaction). Each investigation must contain detailed foundation recommendations, and will be subject to review and approval by the City of Chula Vista Engineering Department pursuant to adopted standards. B. HYDROLOGY/WATER OUALITY Significant Effect: Flooding on-site from stonn drain overflow [FEIR, Volume n, p. 3- 14 through 3-15; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will lessen, although not to a less than significant level, the significant unmitigable environmental effects regarding stonn drain flooding. These measures shall be incorporated into the Project level design. Additional infonnation is necessary to detennine Project level impact significance and mitigation feasibility [FEIR Volume n, p. 3-22; Volume I p. 4-6]. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-20] l. Preparation of a detailed drainage plan in accordance with adopted engineering standards, must be approved by the Engineering Department before construction. To achieve required standards, it may be necessary to raise proposed pad elevations at the easterly portion of the site in order to provide no less than a 0.5 percent westerly slope of the stonn drain system. 2. Where stonn drain pipes are installed with slopes flatter than 0.5 percent, and/or where the stonn drain pipes are continually or intermittently under water as at Page 17 ------.-.-.-'.,." --.~._"_._---~.~- · bay discharges, an annual pipe inspection (e.g., by video camera) shall be provided. Any siltation problems must be cleaned prior to the following rainy season. f 3. Preparation of a site-specific hydrology study to address flooding, and erosion must be completed prior to Project approval and included in the environmental analysis for the Project. · 4. The storm drain system will be designed in accordance with adopted City standards. * * * Significant Effect: Erosion from coastal or inland flooding. [FEIR, Volume II, p. 3-14; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will lessen, although not to a less than significant level, the significant unmitigable · environmental effects related to coastal or inland flooding. These measures shall be incorporated into the Project level design. Additional information is necessary when detailed development plans are available to determine impact significance and mitigation feasibility. [FEIR, Volume II, p. 3-22; Volume I, p.4-6] As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant effect is acceptable because of overriding economic, social and other considerations. I Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicants through these findings. [FEIR, Volume II, p. 3-20 through 3-21] · 1. Preparation of a detailed drainage plan in accordance with adopted engineering standards, must be approved by the Engineering Department before construction. To achieve required standards it may be necessary to raise proposed pad elevations at the easterly portion of the site in order to provide no less than a 0.5 percent westerly slope of the storm drain system. 2. Preparation of a site-specific hydrology study to address flooding, and erosion must be completed prior to Project approval and included in the environmental analysis for the Project. · 3. Erosion control recommendations developed during site-specific hydrological studies must be adopted as part of the Project approval. These erosion control recommendations must include coastal erosion of embankments, erosion ITom inland flooding (including exceeding capacity of site storm drain system), erosion from flooding of the Sweetwater River, and erosion of the mudflats at storm drain outlets. I · Page 18 4. The embankment separating the lQ-acre salt water lagoon from San Diego Bay is to be constructed as a soil berm extending up to elevation + 11 feet. The bayward slope may be subject to shoreline erosion. Likewise, the landward slope may be subject to erosion from inland flooding. Mitigation measures which may include a rock revetment to minimize erosion or other suitable design, must be analyzed during the environmental review on the Project and adopted as a condition of Project approval. .. .. .. Significant Effect: Siltation and chemical contamination! degradation of water quality from surface runoff (pesticides, fertilizers, oil grease, etc.). [FEIR, Volume n, p. 3-15 through 3-16; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will lessen the significant, unmitigable impacts. However, the FEIR concluded that even with adoption of these measures, set forth in the FEIR and restated below, additional study is necessary when detailed development plans are available to determine impact significance and mitigation feasibility. Impacts are therefore considered significant and not mitigated at this level of analysis [FEIR, Volume n p. 3-22; Volume I, p. 4-6]. As described in The Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicants through these findings. {FEIR, Volume n, p. 3-20 through 3-21] 1. The applicant must prepare a detailed drainage plan in accordance with adopted engineering standards, which must be approved by the Engineering Department before construction. To achieve required standards it may be necessary to raise proposed pad elevations at the easterly portion of the site in order to provide no less than a 0.5 percent westerly slope of the storm drain system. 2. Where storm drain pipes are installed with slopes flatter than 0.5 percent, and/or where the storm drain pipes are continually or intermittently under water as at bay discharges, an annual pipe inspection (e.g., by video camera) shall be provided. Any siltation problems must be cleaned prior to the following rainy season. 3. Preparation of a site-specific hydrology study to address flooding and erosion must be completed prior to Project approval and must be included in the environmental analysis for the Project. 4. The detention basin has been designed with a minimum I-foot freeboard base on a 100-year/6-hour storm event. Additionally, a dip in "F" Street creates a spillway for excess waters, which would then encroach on "F" Street as the water travels over the embankment and into the "F" and "G" Street Marsh [John Page 19 ---,.....- - ------------ Goddard, pers comm.] Conventional engineering practice requires consideration of inclusion of an emergency spillway in the design of the basin. This spillway must be designed to discharge excess storm water without encroaching on "F" Street or causing damage to the downstream embankment to the satisfaction of the Department of Public Works. · 5. The proposed design of the detention basin makes use of the adjacent "F" Street embankment on the southerly edge of the basin as a small dam. A dam of this size is required to comply with the requirements of the County of San Diego and shall be constructed in accordance with the County Design and Procedure Manual [rev. October 1985] which outlines spillway design for small dams (p. 11-13). The applicant will be required to comply with all applicable County of San Diego regulations. Compliance with these regulations will be verified by the City of Chula Vista Engineer. , 6. Traps for contaminant control must be approved by the City Engineering Department before they may be installed. .. . Potentially Significant Effect: Flooding of (a) low-lying areas from tidal highs, compounded by runup from wind-driven waves (coastal flood hazards); (d) flooding from the Sweetwater River [FEIR, Volume II, p. 3-14; Volume I, p. 4-6]. Finding: Changes or alterations have been required in, or incorporated into, the Project · which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-20] 1. The applicant must prepare a detailed drainage plan in accordance with adopted engineering standards, which must be approved by the Engineering Department before construction. To achieve required standards it may be necessary to raise proposed pad elevations at the easterly portion of the site in order to provide no · less than a 0.5 percent westerly slope of the storm drain system. 2. Where storm drain pipes are installed with slopes flatter than 0.5 percent, and/or where the storm drain pipes are continually or intermittently under water as at bay discharges, an annual pipe inspection (e.g., by video camera) shall be provided. Any siltation problems must be cleaned prior to the following rainy season. 3. Prior to approval of the Project, the applicant must prepare a site-specific hydrology study to address flooding, and erosion. · . .. Page 20 Potentially Significant Effect: Inconsistency with City of Chula Vista standards, specifically related to the design stonn flow and gravity pipe requirements. [FEIR, Volume II, p. 3-15; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures; The following mitigation measures have been found to ~ feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-20 through 3-22] l. The applicant must prepare a detailed drainage plan in accordance with adopted engineering standards, which must be approved by the Engineering Department before construction. To achieve required standards it may be necessary to raise proposed pad elevations at the easterly portion of the site in order to provide no less than a 0.5 percent westerly slope of the stonn drain system. 2. Where stonn drain pipes are installed with slopes flatter than 0.5 percent, and/or where the stonn drain pipes are continually or intermittently under water as at bay discharges, an annual pipe inspection (e.g., by video camera) shall be provided. Any siltation problems must be cleaned prior to the following rainy season. 3. Preparation of a site-specific hydrology study to address flooding and erosion must be completed prior to Project approval and must be included in the environmental analysis for the Project. 4. The stonn drain system, must be designed in accordance with adopted City standards. * * * Potentially Significant Effect: Limited data regarding quantity and quality of groundwater for the lagoons. [FEIR, Volume II, p. 3-16 through 3-17; Volume I, p. 4-6] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. l. The adequacy of groundwater quantity and quality for a lagoon on the site must be addressed by the applicant by a thorough analysis conducted pursuant to a scope of work approved by the City. This analysis must be completed prior to Project approval and included as part of the environmental analysis for the Project. If quantity and/or quality are not adequate, a different source of water Page 21 ---- ---....- ------~-- -.._._-------~._- to be approved by the City (or other supply must be used (i.e., San Diego Bay).). [FEIR, Volume n, p. 3-21] · C. VISUAL AR~TIlETICSI COMMUNITY CHARACTER Significant Effect: Change of the overall character of the view to the east and south from the Chula Vista Nature Interpretive Center, from a predominantly natural and scenic wetlands setting to one of intense urban development [FEIR, Volume n, p. 3-29, 3-41; Volume I, p. 4-7 through 4-8] Finding: The FEIR described mitigation measures that required a redesign of the proposed Project. No other mitigation measures were identified that would reduce the impacts to a level below significant. Redesign would include lowering building heights to existing LCP · limitations, with low profile apartments, high rise hotels not exceeding 12 stories, and scaled down development east of the marsh. Redesign of Concept Plan Alternative 8 (beyond the minor modifications proposed by the Bayfront Planning Committee) is not proposed, thus the environmental effects remain significant. [FEIR, Volume n, p. 3-39,3-41; Volume I, p. 4-7 through 4-8] As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. .. . · Significant Effect: Obstruction of existing scenic bay views from public use areas and establishments along Bay Boulevard. [FEIR, Volume n, p. 3-31, 3-39; Volume I, p. 4-8] Finding: The FEIR described measures that required a redesign of the proposed Project in such a way as to permit intermittent views to the bay in order to reduce the significant impacts to a level below significant. No other measures were found that reduced the impacts to a level below significant. Redesign (of the Concept Plan, Alternative 8 with modifications) was not proposed thus the environmental effects remain significant. [FEIR, Volume n, p. 3-39 through 3-41; Volume I, p. 4-7 through 4-8] As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is · acceptable because of overriding economic, social and other considerations. . . . Significant Effect: Creation of a visually dominant urban landscape from areas within the City of Chula Vista and from 1-5 that would be incompatible with the waterfront image community identity of Chula Vista. [PEIR, Volume n, p. 3-34 through 3-35; Volume I, p. 4-9 through 4-10]. Finding: Changes or alteration have been required in, or incorporated into, the Project · which will lessen, although not to a less than significant level, the significant, unmitigable environmental effects. These measures must be incorporated into the Project level design and analyzed in the environmental review for the Project. Even with incorporation of these measures, as set forth in the FEIR and restated below, mitigation to a level of less than Page 22 significant would require Project redesign. Redesign is not proposed, thus the environmental effects remain significant [FEIR, Volume II, p. 3-39 through 3-42; Volume I, p. 4-7,4-9 through 4-10]. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-40 through 3-41; Volume I, p. 4-7 through 4-10] 1. The design of the Project must establish landmarks on the site which would be visible from "E' Street. The design of the Project must also establish a design pattern or sequence north of the freeway and continue this design element on the site. The Project must use compatible streetscapes along "E" Street on both sides of the freeway to create a visual connection between the Project site and portions of Chula Vista east of the freeway. The streetscape must consist of a combination of street trees, street lights, or paving. 2. The applicant must install plants which eventually would frame but not block views. The applicant must use plants with seasonal or structural interest to emphasize view corridors. The landscape plans for the Project must emphasize on-site view corridors by flanking views with plant and buildings. 3. The applicant must prepare and implement lighting plans which accentuate entrances to the site and landmarks. The lighting plan must keep overhead lighting to a minimum and hood lights in order to prevent light spill. Low lighting is required along the shoreline. 4. The applicant must use colors and materials which would blend into the site. Appropriate colors could include lighter tones and pastels. Reflective glass or reflective roof materials will not be allowed. 5. That applicant must provide visual orientation soon after entering the site in order to direct visitors to each major site area. Such orientation could be provided by street design and amenities, such as recognizable patterns, and by building siting. D. CONVERSION OF AGRICULTURAL LANDS Less-than-Significant Effect: The loss of approximately 45 to 65 acres of potential agricultural land. [FEIR, Volume II, p. 3-44; Volume I, p. 4-11] Finding: The FEIR does not cite any significant adverse Project effects in the area of conversion of agricultural lands. [FEIR, Volume II, p. 3-45; Volume I, p. 4-11] Page 23 -....."-.'----- - - --..-.--..---....--.-.---....--.------------.. · E. AIR OUALITY Potentially Significant Effect: Development of a co-generation plant could create / emissions that exceed new source review limits, and cumulative impacts could occur from vehicular emissions added to the co-generation plant impacts. [FEIR, Volume n, p. 3-52 through 3-54; Volume I, p. 4-11] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant effect as identified in the Final EIR. · Mitigation Measures: The following mitigation measure has been found to be feasible and has been required as a condition of approval or has been made binding on the applicant through these findings. 1. Mitigation is required by the San Diego County Air Pollution Control District (APCD) before Authority to Construct and a Permit to Operate is issued. Mitigation may include concurrent reductions in NOx, ROO and CO to "offset" Project (co-generation plant) emissions. [FEIR, Volume n, p. 3-54] Specific mitigation measures are not available at the plan level but will be analyzed during the Project level environmental review when specific plans for the co-generation · plant are available. * * * Potentially Significant Effect: An incremental contribution to a regionally significant air quality impact in the San Diego Air Basin would occur from vehicular emissions. [FEIR, I Volume n p. 3-51; Volume I, p. 4-12] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. · Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. Various transportation control measures (TCMs) have been incorporated into the Project. Such measures must include provisions for employees, residents, and visitors. Measures that could be included are: · Airport shuttle services for destination resort visitors · Ridesharing · · Vanpool Incentives · Alternate Transportation Methods · Work Scheduling for Off-Peak Hour Travel · Transit Utilization · Program Coordination · Traffic Signal Coordination I Page 24 · . Physical Roadway Improvements to Maintain LOS of "D" or better based on the impact of this Project on the existing roadway. The "share" of impact by this Project on the existing roadway shall be calculated by accepted engineering methods. The implementation of these various TCMs must be coordinated through a transportation management agency (TMA) dealing specifically with bayfront traffic demand management. The applicant will be required to form such a TMA, including funding of a TMA coordinator and mandatory tenant participation, to the satisfaction of the City. [FEIR, Volume II, p. 3-54 through 3-55] * * * Potentially Significant Effect: Construction activities would create dust that contributes to violations of inhalable dust (pM -10) standards, and multiple construction-related trucks blocking traffic or idling near occupied receptor sites could create unacceptable air quality effects. [FEIR, Volume II, p. 3-49 through 3-50; Volume I, p. 4-11] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-54] 1. Dust control measures required by the APCD will be implemented during construction. Such measures must include maintaining adequate soil moisture as well as removing any soil spillage onto traveled roadways through site housekeeping procedures. 2. Reducing interference with existing traffic and preventing truck queuing around local receptors must be incorporated into any Project construction permits. Trucks must turn off engines while waiting, or not be allowed to enter the site again. Construction will be limited to operations during daytime periods of better dispersion that minimizes localized pollution accumulation. F. NOISE Potentially Significant Effect: Construction noise could reach 75 to 100 dB at 50 feet from the source. [FEIR, Volume II, p. 3-58; Volume I, p. 4-12] Noise impacts related to Biological Resources are discussed in the following section. Finding: Changes or alterations have been required, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Page 25 . - - -----~-- -"--- - " .-._- "'-"---.'- - -.,.--. -.- · Mitigation Measures: The following oùtigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. / l. Construction noise intrusion will be lioùted by conditions on construction permits to weekday hours between 7:00 a.m. and 7:00 p.m.. Those same permits will also specify construction access routing to minimize construction truck traffic past existing residential, park, or other noise sensitive uses to comply with General · Plan noise standards and policies. [FEIR, Volume n, p. 3-58, 3-60] * * * Potentially Significant Effect: The proximity of the proposed Child Care Center to 1-5 (800 feet) and to the co-generation plant exhaust stacks (500 feet) has the potential to result in significant noise effects [FEIR, Volume n, p. 3-59; Volume I, p. 4-12]. Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. · Mitigation Measures: The following oùtigation measure has been found to be feasible and has been required either as a condition of approval or has been made binding on the applicant through these findings. l. Child care center noise exposure must be minimized by establishing a noise performance standard on co-generation exhaust stack noise met through the use of silencers; a performance standard of 45 dB at night and 50 dB by day at 400 / feet from the exhaust stack is required to prevent excessive exhaust noise intrusion. A noise barrier along the eastern play area boundary to screen out · traffic noise must also be incorporated into the Project level design. [FEIR, Volume n, p. 3-60] G. BIOLOGY Significant Effect: Construction and ongoing use of the proposed development would generate contaminants that would degrade water quality [FEIR, Volume n, p. 3-79 through 3-82; Volume I, p. 4-12 through 4-13]. Finding: The FEIR concluded that even with adoption of the measures set forth in the , FEIR and restated below, additional study is necessary when detailed development plans are available at the Project level to determine impact significance [FEIR, Volume n, p. 3-82;; Volume I, p. 4-13]. Impacts are therefore considered significant and not mitigated at this level of analysis. As described in the Statement of Overriding Considerations, however. the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. I , Page 26 Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections: · Predator Management Plan, · Human Activities Management Plan, · Landscape Design and Management Plan, · Water Quality/Runoff/Drainage Management Plan, · Mudflat and Wetland Monitoring Plan, · Project Lighting Plan, · Construction Monitoring and Management Plan, and · CC&Rs/Ordinances/ Applicable Policies. This document must be available· in a completed form for review during the Project level environmental process. 2. All post-construction collector drains must be directed through large volume silt and grease traps prior to being shunted into the freshwater detention basin or the bay discharges. The trap/traps placed on lines entering the detention basin must be triple chambered. 3. The silt and grease traps must be maintained with thorough cleaning to be conducted in late September or early October and as-needed through the winter and spring months. Maintenance must be done by removal of wastes rather than flushing. City inspections of these traps must be done to ensure that maintenance is occurring as required. 4. Long-term silt removal maintenance of the detention basin will be minimized following the initial construction phases of the proposed Project. This maintenance cleaning may not be required since the traps, if properly constructed and maintained, will capture the vast majority of the silts which would be deposited in this basin. 5. Further studies during the Project level environmental analysis are required to evaluate the effects of groundwater pumping to fill the proposed lagoon. If these studies indicate that this is not a suitable solution because of contaminants or reduced salinities, a saltwater intake from the bay must be placed in a drain alignment or along a similar low impact corridor and shall be separated from the drain at a point below the existing eelgrass beds. Impacts associated with the placement of this system must be mitigated by the rapid restoration of impacted areas. Any required discharge or drainage system from the interior lagoons must be to the proposed storm drain system, which flows through a triple baffle trap intended to control contaminants, rather than directly to the bay. The specific Page 27 _,_._.______.._..__._ ..__.m..___"__'_ drainage discharge system will be further defined and environmental review will be completed at the Project level. 6. Several desiltation basins and back-up basins large enough to handle stonn water I runoff must be maintained during the construction phase so that silt discharge to . a level acceptable to the Department of Public Works and the Planning Department is achieved. In addition, construction dewatering will be directed into a basin with a filter-fabric, gravel leach system so that clear water is released into a basin. As an alternative, dewatering water must be pumped across the mudflat into the boat channel and discharged at a point above the bottom to avoid resuspending bottom silts, but at a depth of at least eight feet. 7. Fertilizers, pesticides and herbicides utilized within the landscaping areas of the Project shall be of the rapidly biodegradable variety and approved for use near wetlands by the Environmental Protection Agency. Further plans required for . water quality management, landscape management, and runoff management shall be developed in accordance with Mitigation Measure 22 of Table I. 8. All landscape chemical applications (e.g. pesticides and herbicides) must be done by a state-certified landscape contractor. 9. Revenues generated from the selling, leasing, or operation of the hotels, residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these , two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. 10. Annual funding must be designated for the purpose of trash control, repair and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. 1I. Public awareness signs explaining the resources, concerns and prohibited activities must be prominently posted throughout the affected parklands. * * * Significant Effect: Alteration of the Predator/Competition! Prey balance as a result of the proposed changes in land uses would significantly affect biological resources [FEIR, Volume II, p. 3-91 through 3-97; Volume I, p. 4-13] The FEIR concluded that even with adoption of the measures set forth in the FEIR and restated below, additional study will be necessary to determine impact significance when detailed development plans are available at the Project level. Impacts are therefore considered significant , Page 28 and not mitigated at this level of analysis. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been niade binding on the applicant through these findings. [FEIR, Volume n, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections: · Predator Management Plan, · Human Activities Management Plan, · landscape Design and Management Plan, · Water Quality/Runoff/Drainage Management Plan, · Mudflat and Wetland Monitoring Plan, · Project Lighting Plan, · Construction Monitoring and Management Plan, and · CC&Rs/Ordinancesf Applicable Policies. This document must be available in a completed form for review during the Project level environmental process. 2. a. No "in-water" construction shall be allowed during the period of 1 April through 15 September to avoid the potential for elevating turbidity in the nearshore foraging and chick training areas of the California Least Tern. Further, any other activities which are identified by the biological monitor, and concurred with by the USFWS, as having this effect will be precluded from occurring during this period. If it can be demonstrated that the least tern has not yet arrived in south San Diego Bay, or has departed earlier than the specified dates, the applicant or agent may petition the City to modify this timing constraint. The City, acting in consultation with the USFWS shall have the ability to modify this period to reflect the presence of terns during the actual year(s) of construction. b. No construction activity, earth moving or high intensity activity will occur within 200 feet of any salt marsh, freshwater marsh, or mudflat habitat during the period 15 March and 31 August without prior approval by the U.S. Fish and Wildlife Service and California Department of Fish and Game. 3. landscape plant materials to be utilized in the Project area must be submitted to the City landscape Architect for review and approval. Plant materials which are known to be invasive in salt and brackish marshes such as Limonium or Carpobrotus species, or those which are known to be attractive as denning, nesting or roosting sites for predators such as Washingtonia or Cortaderia, shall Page 29 . . .. - -.-.-------.--- .--,'--.---.-...-- . ..--..---------" be restricted from use. Landscape plans, to achieve these goals, must be reviewed and approved by the City prior to the issuance of building permits. · 4. The proposed development and parks must be designated as a "no pets" area. I Posting of all of the parklandslpublic access areas will be required in addition to imposing fines based on the existing or new City municipal codes, including this restriction in all leases and enforcing these restrictions. Plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. S. Open garbage containers must be restricted and all dumpsters must be totally enclosed to avoid attracting avian and mammalian predators and scavengers to the · area. Garbage must be consistently hauled away as often as possible. Citations for open garbage containers will be issued to any entity not complying. Plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 6. Human access to marshlands and buffer areas shall be restricted through fencing and signs. This restriction shall be enforced with trespass citations and fmes. Specific areas of concern are along the fringes of Vener Pond, and the 'E" Street Marsh and Sweetwater Marsh. Additional human/pet encroachment shall be restricted through fencing and visual buffers at the mouth of the "F' & 'G' Street · feeder channel and southeast of the"F" Street/Marina Parkway intersection. Plans to achieve these goals, including detailed landscape and buffer design plans are required to be approved by the City prior to the issuance of building permits. 7. A predator management program for the Chula Vista bayfront will be developed to control domestic as well as wild animal predators as part of the Project level environmental review process. This program shall utilize the Connors [1987] plan as a basis, but must be tailored to fit the needs of the proposed development. This plan shall include the use of fmes as an enforcement tool to control human and pet activities. The plan shall be comprehensive and must include · management of predators within the adjacent wildlife refuge as well as the proposed development areas. The plan shall be reviewed and approved by the City prior to the issuance of building permits. 8. A full-time enforcement staff of two or more officers shall be funded by the applicant to conduct the predator management program, ensure compliance, issue citations, and conduct routine checks to ensure maintenance of other mitigation requirements (i.e., silt/grease trap maintenance, etc.). Such officers will work closely with the USFWS in enforcement issues as they relate to Federal Reserve Lands. Officers must have training in predator control ,,"<I ,hall possess the , necessary skills, permits and authority to trap and remove problem predators. Plans to achieve these goals shall be reviewed and approved by the City prior to the issuance of building permits and will be verified for consistency with current programs of the USFWS. / Page 30 9. Annual funding must be designated for the purpose of trash control, repair and / maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. 10. Public awareness signs explaining the resources, concerns and prohibited activities must be prominently posted throughout the affected parldands. 1t. No further dredging, structural changes, or proposed uses will be allowed to occur along the mudflat or marshland areas of the bayfront. 'Ibis includes such activities as marinas, water sports courses, etc. Additionally, the developer, City and USFWS shall jointly seek to have the San Diego Unified Port District post a line of buoys to limit access in the mudflat and marsh areas. 12. Buildings must utilize non-reflective glass and bold architectura1lines which are readily observable by birds. These fèatures will be reviewed by the Planning Department during the design review process. A film glass manufactured by 3M or its equivalent is required. These design features will be reviewed during the Project level CEQA analysis. 13. Buildings facing marshlands shall not include extraneous ledges upon which raptors could perch or nest. Additionally, roof peaks and crests which are exposed to the wetlands must be covered with an anti-perch material such as Nixalite. A commitment to correct any additional problem areas shall be obtained from the applicant in the event that a heavy incidence of perching is observed or should a nest by raptors is initiated on the buildings or in landscaping materials. These design features will be reviewed during the Project level CEQA analysis. 14. Park uses within the lower third of the 6.S-acre park zone at the "F" & "G" Street Marsh feeder channel shall be limited to passive use and must include such features as abundant native shrubland restoration, which would preclude active recreation in this area. Park and buffer areas along the "E" Street Marsh and Vener Pond shall be designed to include a visual and human encroachment barrier between active recreation areas and the marshlands. 'Ibis will be accomplished by using a vegetated benn separated from a lowered recreation area ("pits") by a fence. Passive overlooks will be incorporated on the development side of the recreational "pits'. 'Ibis would provide both a visual screen between the marsh and the high human activity as well as a distance separation between passive observation areas and the marshlands. Buffer area landscape plans shall be required at the Project level of CEQA compliance. 15. Kite flying activities result in high avian disturbance due to the kites being perceived as predatory birds and thus will be prohibited for parldand areas adjacent to wetlands or bay mudflats. 16. New marshland, pond fringe, and salt pond habitats totaling no fewer than 13.2 acres must be created on the more isolated western portions of Gunpowder Points, ideally, with marsh linkage to both the "E" Street Marsh and Sweetwater Page 31 - ---- ---- - - - ---- ---- · Marsh to aid in off-setting impacts associated with encroachment, predation, and loss of habitat use by avian species. These 13.2 acres would replace the loss of some of the values associated with the 3,840 foot length of marshland fringing the "E" Street Marsh, Vener Pond, and Sweetwater Marsh that would be impacted by predator/competitor threats and encroachment pressures. Detailed plans to achieve these goals are required to be reviewed and approved by the City prior to issuance of building permits and will be verified for consistency with current plans/programs of the USFWS. · * * * Significant Effect: Due to the limited extent of coastal habitats, and the high diversity and numbers of raptors utilizing this area, the loss of habitat to development is considered an incremental, but significant effect of the Project. [FEIR, Volume II, p. 3-98 through 3-100; Volume I, p. 4-13] Finding: The FEIR concluded that, although there are feasible measures available to reduce this impact, the loss of the resource cannot be substantially compensated for and the impact remains significant. [FEIR, Volume II, p. 3-100; Volume I, p. 4-13] The feasible · measures, as set forth in the FEIR, are restated below. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social, and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible, and have been required either as conditions of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-110 through 3-115] 1. Landscape plant materials to be utilized in the Project area must be submitted to the City Landscape Architect for review and approval. Plant materials which are , known to be invasive in salt and brackish marshes such as Limonium or Carpobrotus species, or those which are known to be attractive as denning, nesting or roosting sites for predators such as Washingtonia or Cortaderia, shall be restricted from use. Landscape plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 2. Revenues generated from the selling, leasing, or operation of the hotels, residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. Page 32 3. Annual funding must be designated for the purpose of trash control, repair and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the ProjeCt. 4. Public awareness signs explaining the resources, concerns and prohibited activities must be prominently posted throughout the affected parklands. 5. Conversion of the small brackish water marsh to a freshwater detenLivn basin would reduce, but not eliminate, the resource values of this pond. These values shall be reclaimed through the creation of additional salt and brackish marsh within the "F" & "G' Street Marsh area and the area between the "F" & "G' Street Marsh and San Diego Bay. No fewer than 3.5 acres of Marsh and four acres of Salt Marsh shall be created in this area. In addition, tidal flushing shall be enhanced as identified in the Wetlands Research Associates restoration plans [1987]. Further, if marshlands are to be created, as proposed, on both sides of Marina Parkway, undercrossing areas which remain dry during high tide would be required. (e.g. large half-round corrugated culverts of a 10 foot or more radius). 6. No further dredging, structural changes, or proposed uses shall be allowed to occur along the mudflat or marshland areas of the bayfront. This includes such activities as marinas, water sports courses, etc. Additionally, the developer, City and USFWS shall jointly seek to have the San Diego Unified Port District post a line of buoys to limit access in the mudflat and marsh areas. 7. Buildings must utilize non-reflective glass and bold architectural1ines which are readily observable by birds. These features will be reviewed by the Planning Department during the design review process. A film glass manufactured by 3M or its equivalent is required. These design features will be reviewed during the Project level CEQA analysis. 8. Buildings facing marshlands shall not include extraneous ledges upon which raptors could perch or nest. Additionally, roof peaks and crests which are exposed to the wetlands must be covered with an anti-perch material such as Nixalite. A commitment to correct any additional problem areas shall be obtained from the applicant in the event that a heavy incidence of perching be observed or should a nest by raptors be initiated on the buildings or in landscaping materials. These design features will be reviewed during the Project level CEQA analysis. 9. New saltmarsh habitat totalling no fewer than 13.2 acres shall be created at locations in the Sweetwater Marsh National Wildlife Refuge acceptable to the U.S. Fish and Wildlife Service. The location, size, mix of habitat types, and detailed design of this replacement wetland habitat will be worked out in cooperation with and subject to the approval of the U.S. Fish and Wildlife Service's Enhancement and Refuge offices. Page 33 _._.._._,_.._.~..__.- ---~_.._..."--- -~ · In addition to the wetland acreage noted above CVI would be responsible for specifically creating 5.3 acres of wetland habitat adjacent to "FIG' Street Marsh, 2.0 acres of wetland habitat immediately west of "FIG" Street Marsh, and 3.8 acres of wetland habitat within Sweetwater Marsh National Wildlife Refuge or within the boundaries of Midbayfront Project. · * * * Significant Effect: The proximity of the proposed development to the extensive surrounding wetlands creates significant vector impacts. [FEIR, Volume II, p. 3-101 through 3-102; Volume I, p. 4-13] Finding: The FEIR concluded that, with adoption of the mitigation measures set forth in the FElR and restated below, the significant impact would be minimized, but that until a vector control plan is available for the Project level analysis, a determination of mitigation effectiveness cannot be determined. Thus, this impact remains significant at this level of , analysis. [FEIR, Volume II, p. 3-101 through 3-102; Volume I, p. 4-13] As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social, and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible, and have been required either as conditions of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-110 through 3-115] 1. Ferti1izers, pesticides, and herbicides utilized within the landscaping areas of the Project must be of the rapidly biodegradable variety and approved for use near · wetlands by the Environmental Protection Agency. Further plans required for water quality management, landscape management, and runoff management shall be developed in accordance with Mitigation Measure 22 of Table 1. 2. Al1landscape chemical applications (e.g., pesticides and herbicides) must be done by a state-certified landscape contractor. 3. Open garbage containers must be restricted and all dumpsters must be totally enclosed to avoid attracting avian and mammalian predators and scavengers to the area. Garbage must be consistently hauled away as often as possible. Citations · for open garbage containers will be issued to any entity not complying. Plans to achieve these goals shall be reviewed and approved by the City prior to the issuance of building permits. 4. Human access to marshlands and buffer areas shall be restricted through fencing and signs. This restriction shall be enforced with trespass citations and fInes. Specific areas of concern are along the fringes of Vener Pond, and the 'E' Street Marsh and Sweetwater Marsh. Additional human/pet encroachment shall be restricted through fencing and visual buffers at the mouth of the "F' & 'G" Street feeder channel and southeast of the'F" Street/Marina Parkway intersection. Plans · .' Page 34 to achieve these goals must be reviewed and approved by the City prior to the issuance of building pennits. 5. A predator management program for the Chula Vista bayfront will be developed to control domestic as well as wild animal predators as part of the Project level environmental review process. This program shall utilize the Connors [1987] plan as a basis, but must be tailored to fit the needs of the proposed development. This plan shall include the use of fines as an enforcement tool to control human and pet activities. The plan shall be comprehensive and must include management of predators within the adjacent wildlife refuge as well as the proposed development areas. The plan shall be reviewed and approved by the City prior to the issuance of building pennits 6. Revenues generated from the selling, leasing, or operation of the hotels, residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. 7. Annual funding must be designated for the purpose of trash control, repair and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. 8. Park uses within the lower third of the 6.8-acre park zone at the "F' & "G' Street Marsh feeder channel shall be limited to passive use and must include such features as abundant native shrubland restoration, which would preclude active recreation in this area. Park and buffer areas along the "E" Street Marsh and Vener Pond shall be designed to include a visual and human encroachment barrier between active recreation areas and the marshlands. This will be accomplished by using a vegetated berm separated from a lowered recreation area ("pits') by a fence. Passive overlooks will be incorporated on the development side of the recreational "pits". This would provide both a visual screen between the marsh and the high human activity as well as a distance separation between passive observation areas and the marshlands. Buffer area landscape plans shall be required at the Project level of CEQA compliance. 9. Public awareness signs explaining the resources, concerns and prohibited activities must be prominently posted throughout the affected parklands. .. . Significant Effect: Development would create predator enhancement effects to the Light- footed Clapper Rail and Belding's Savannah Sparrow, which are listed by the California Page 35 . - .-- ~ ---"--...-.-..-- --..---..---. ---- Department of Fish and Game as endangered, and by the U.S. Fish and Wildlife Service as endangered - Clapper Rail, and as Category II - Belding's Savannah Sparrow. Finding: The FEIR has found that not enough specific Project-level detail has been } · provided to determine whether or not these impacts would be reduced to a less than significant level. Mitigation measures, set forth in the EIR and restated below, would minimize the impacts, but not to a level of less than significant, therefore, these impacts remain significant at this level of analysis and further environmental analysis will be required for specific construction Projects. [FEIR, Volume II, p. 3-104 through 3-105; Volume I, p. 4-13] As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible, , and have been required either as conditions of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections; · Predator Management Plan, · Human Activities Management Plan, · Landscape Design and Management Plan, · Water Quality/Runoff/Drainage Management Plan, , · Mudflat and Wetland Monitoring Plan, · Project Lighting Plan, j · Construction Monitoring and Management Plan, and · CC&RslOrdinancesl Applicable Policies. This document must be available in a completed fonn for review during the Project level environmental process. 2. Landscape plant materials to be utiliJed in the Project area must be submitted to the City Landscape Architect for review and approval. Plant materials which are · known to be invasive in salt and brackish marshes such as Limonium or Carpobrotus species, or those which are known to be attractive as denning, nesting or roosting sites for predators such as Washingtonia or Cortaderia, shall be restricted from use. Landscape plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 3. A qualified monitor (as determined by the City Planning Department) shall be required for all phases of grading and installation of drainage sysrems. The monitor shall be employed through the City and shall report directly to a specific responsible person in the Engineering, Planning, or Community Development · departments should construction activities fail to meet the conditions outlined or should unforseen problems arise which require immediate action or stopping of J Page 36 the construction activities. This monitor will also be required to monitor on a reduced basis during actual building construction. 4. The proposed development and parks must be designated as a "no pets" area. Posting of all of the parldandslpublic access areas will be required in addition to imposing fines based on the existing or new City municipal codes, and including this restriction in all leases and enforcing these restrictions. Plans to achieve thë.>ë goals must be reviewed and approved by the City prior to the issuance of building permits. 5. Open garbage containers must be restricted and all dumpsters must be totally enclosed to avoid attracting avian and mammalian predators and scavengers to the area. Garbage must be consistently hauled away as often as possible. Citations for open garbage containers will be issued to any entity not complying. Plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 6. Human access to marshlands and buffer areas shall be restricted through fencing and signs. This restriction shall be enforced with trespass citations and fines. Specific areas of concern are along the fringes of Vener Pond, and the 'E" Street Marsh and Sweetwater Marsh. Additional human/pet encroachment shall be restricted through fencing and visual buffers at the mouth of the "F" & "G" Street feeder channel and southeast of the'F" StreetlMarina Parkway intersection. Plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building pennits. 7. A predator management program for the Chula Vista bayfront will be developed to control domestic as well as wild animal predators as part of the Project level environmental review process. This program shall utilize the Connors [1987] plan as a basis, but must be tailored to fit the needs of the proposed development. This plan shall include the use of fines as an enforcement tool to control human and pet activities. The plan shall be comprehensive and must include management of predators within the adjacent wildlife refuge as well as the proposed development areas. The plan shall be reviewed and approved by the City prior to the issuance of building permits 8. Revenues generated from the selling, leasing, or operation of the hotels, residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, perfonning law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. Page 37 . -- -.- -"---- .-------.----------"-- ----------------------- 9. Annual funding must be designated for the purpose of trash control, repair and · maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. ; 10. Conversion of the small brackish water marsh to a freshwater detention basin would reduce, but not eliminate, the resource values of this pond. These values shall be reclaimed through the creation of additional salt and brackish marsh within "F" & "G' Street Marsh area and the area between the "F" & "G" Street Marsh and San Diego Bay. No fewer than 3.5 acres of Marsh and four acres of Salt Marsh shall be created in this area. In addition, tidal flushing shall be enhanced as identified in the Wetlands Research Associates restoration plans · [1987]. Further, if marshlands are to be created, as proposed, on both sides of Marina Parkway, undercrossing areas which remain dry during high tide would be required. (e.g. large half-round corrugated culverts of a 10 foot or more radius) . 11. No further dredging, structural changes, or proposed uses will be allowed to occur along the mudflat or marshland areas of the bayfront. This includes such activities as marinas, water sports courses, etc. Additionally, the developer, City, and USFWS shall jointly seek to have the San Diego Unified Port District post a line of buoys to limit access in the mudflat and marsh areas. · 12. Buildings must utiliz.e non-reflective glass and bold architectural lines which are readily observable by birds. These features will be reviewed by the Planning Department during the design review process. A film glass manufactured by 3M or its equivalent is required. These design features will be reviewed during the I Project level CEQA analysis. 13. Buildings facing marshlands shall not include extraneous ledges upon which raptor could perch or nest. Additionally, roof peaks and crests which are exposed to the wetlands must be covered with an anti-perch material such a Nixalite. A · commitment to correct any additional problem areas shall be obtained from the applicant in the event that a heavy incidence of perching be observed or should nest building by raptors be initiated on the buildings or in landscaping materials. These design features will be reviewed during the Project level CEQA analysis. 14. Park uses within the lower third of the 6.8-acre park zone at the 'F" & 'G" Street Marsh feeder channel shall be limited to passive use and must include such features as abundant native shrubland restoration, which would preclude active recreation in this area. Park and buffer areas along the "E" Street Marsh and Vener Pond shall be designed to include a visual and human encroachment barrier · between active recreation areas and the marshlands. This will be accomplished by using a vegetated berm separated from a lowered recreation area ("pits") by a fence. Passive overlooks will be incorporated on the development side of the recreational "pits". This would provide both a visual screen between the marsh and the high human activity as well as a distance separation between passive / Page 38 · observation areas and the marshlands. Buffer area landscape plans shall be required at the Project level of CEQA compliance. 15. Kite flying activities result in high avian disturbance due to the kites being perceived as predatory birds and thus will be prohibited for parkland areas adjacent to wetlands or bay mudflats. 16. Public awareness signs explaining the resources, concerns and prohibited activities must be prominently posted throughout the affected parklands. 17. New saltmarsh habitat totalling no fewer than 13.2 acres sha1l be created at locations in the Sweetwater Marsh National Wildlife Refuge acceptable to the u.s. Fish and Wildlife Service. The location, size, mix of habitat types, and detailed design of this replacement wetland habitat will be worked out in cooperation with and subject to the approval of the U.S. Fish and Wildlife Service's Enhancement and Refuge offices. In addition to the wetland acreage noted above CVI would be responsible for specifically creating 5.3 acres of wetland habitat adjacent to "F/G" Street Marsh, 2.0 acres of wetland habitat immediately west of "F/G" Street Marsh, and 3.8 acres of wetland habitat within Sweetwater Marsh National Wildlife Refuge or within the boundaries of Midbayfront Project. * * * Potentially Significant Effect: Vegetation and wildlife within wetlands could be significantly altered by wide fluctuations in the salinity regimes of the marshlands due to increased freshwater input from site drainage. [FEIR, Volume n, p. 3-76 through 3-79; Volume I, p. 4-13] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resources management plans as individual sections: · Predator Management Plan, · Human Activities Management Plan, · landscape Design and Management Plan, · Water Quality/Runoff/Drainage Management Plan, · Mudflat and Wetland Monitoring Plan, Page 39 --_.---- ~- - - -~------ · · Project Lighting Plan, · Construction Monitoring and Management Plan, and · CC&RslOrdinancesl Applicable Policies. / This document must be available in a completed fonn for review during the Project level environmental process. · 2. Several desiltation basins and back-up basins large enough to handle storm water runoff must be maintained during the construction phase so that silt discharge to a level acceptable to the Department of Public Works and the Planning Department is achieved. In addition, construction dewatering will be directed into a basin with a filter-fabric, gravel leach system so that clear water is released into a basin. As an alternative, dewatering water must be pumped across the mudflat into the boat channel and discharged at a point above the bottom to avoid resuspending bottom silts, but at a depth of at least eight feet. 3. Revenues generated from the selling, leasing, or operation of the hotels, · residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, peñorming law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. J 4. Annual funding must be designated for the purpose of trash control, repair, and maintenance of drainage facilities, fencing, the predator control program, and · mitigation programs for the Project. 5. Conversion of the small brackish water marsh to a freshwater detention basin would reduce, but not eliminate, the resource values of this pond. These values shall be reclaimed through the creation of additional salt and brackish marsh within the "F" & "G" Street Marsh area and the area between the "F' & 'G' Street Marsh and San Diego Bay. No fewer than 3.5 acres of Marsh and four acres of Salt Marsh must be created in this area. In addition, tidal flushing shall be enhanced as identified in the Wetlands Research Associates restoration plans [1987]. Further, if marshlands are to be created, as proposed, on both sides of · Marina Parkway, undercrossing areas which remain dry during high tide would be required. (e.g. large half-round corrugated culverts of a 10 foot or more radius) * * * Potentially Significant Effect: The substantial grading, excavating, and dewatering have the potential for creating considerable erosion within the uplands, and sedimentation/turbidity I · Page 40 in the wetland and nearshore marine systems - eelgrass habitat may be lost, and mudflat habitats I may be modified. [FEIR, Volume II, p. 3-82 through 3-84; Volume I, p. 4-13] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections. · Predator Management Plan · Human Activities Management Plan · Landscape Design and Management Plan · Water Quality/Runoff/Drainage Management Plan · Mudflat and Wetland Monitoring Plan · Project Lighting Plan · Construction Monitoring and Management Plan · CC&RsIOrdinancesl Applicable Policies This document must be available in a completed form for review during the Project level environmental process. 2. All post-construction collector drains must be directed through large volume silt and grease traps prior to being shunted into the freshwater detention basin or the bay discharges. The trap/traps placed on lines entering the detention basin must be triple chambered. 3. The silt and grease traps must be maintained with thorough cleaning to be conducted in late September or early October and as-needed through the winter and spring months. Maintenance must be done by removal of wastes rather than flushing. City inspections of these traps must be done to ensure that maintenance is occurring as required. 4. Further studies are required to evaluate the effects of groundwater pumping to fill the proposed lagoon. If these studies indicate that this is not a suitable solution because of contaminants or reduced salinities, a saltwater intake from the bay must be placed in a drain alignment or along a similar low impact corridor and shall be separated from the drain at a point below the existing eelgrass beds. Impacts associated with the placement of this system must be mitigated by the rapid restoration of impacted areas. Any required discharge or drainage system from the interior lagoons must be to the proposed storm drain system, which flows through a triple baffle trap intended to control contaminants, rather than directly to the bay. The specific drainage discharge system will be further defmed and environmental review will be completed at the Project level. Page 41 --_._.~--~-_..~---.._-- ---------. 5. Several desiltation basins and back-up basins large enough to handle storm water runoff must be maintained during the construction phase so that silt discharge to a level acceptable to the Department of Public Works and the Planning \ Department is achieved. In addition, construction dewatering will be directed into a basin with a filter-fabric, gravel leach system so that clear water is released · into a basin. As an alternative, dewatering water must be pumped across the mudflat into the boat channel and discharged at a point above the bottom to avoid resuspending bottom silts, but at a depth of at least eight feet. 6. Revenues generated from the selling, leasing, or operation of the hotels, residences, and· commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered · species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. 7. Annual funding must be designated for the purpose of trash control, repair, and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. 8. Public awareness signs explaining the resource concerns and prohibited activities must be prominently posted throughout the affected parldands. · Potentially Significant Effect: Construction of the Project would generate considerable noise and increased human activities for a 2o-year period, could increase sediment erosion and accretion patterns, further generate elevated turbidity in adjacent water, siltation in adjacent wetlands, potentially release toxins into adjacent wetlands, and elevate predator/scavenger densities within the vicinity of the development area. [FEIR, Volume II, p. 3-84 through 3-85, 3-105 through 3-106; Volume I, p. 4-13J Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. · Mitigation Measures: The following mitigation measures have been Found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-110 through 3-115J l. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections. · Predator Management Plan, · Human Activities Management Plan, · · Landscape Design and Management Plan, · Water Quality/Runoff /Drainage Management Plan, Page 42 , · Mudflat and Wetland Monitoring Plan, · Project Lighting Plan, · Construction Monitoring and Management Plan, and · CC&RslOrdinancesl Applicable Policies. This document must be avai1able in a completed form for review during the Project level environmental process. 2. a. No "in-water" construction shall be allowed during the period of 1 April through 15 September to avoid the potential for elevating turbidity in the nearshore foraging and chick training areas of the California Least Tern. Further, any other activities which are identified by the biological monitor, and concurred with by the USFWS as having this effect will be precluded from occurring during this period. If it can be demonstrated that the least tern has not yet· arrived in south San Diego Bay, or has departed earlier than the specified dates, the applicant or agent may petition the City to modify this timing constraint. The City, acting in consultation with the USFWS shall have the ability to modify this period to reflect the presence of terns during the actual year(s) of construction. b. No construction activity, earth moving or high intensity activity will occur within 200 feet of any salt marsh, freshwater marsh, or mudflat habitat during the period 15 Marsh and 31 August without prior approval by the U.S. Fish and Wildlife Service and California Department of Fish and Game. 3. Several desiltation basins and back-up basins large enough to handle storm water runoff must be maintained during the construction phase so that silt discharge to a level acceptable to the Department of Public Works and the Planning Department is achieved. In addition, construction dewatering will be directed into a basin with a filter-fabric, gravel leach system so that clear water is released into a basin. As an alternative, dewatering water must be pumped across the mudflat into the boat channel and discharged at a point above the bottom to avoid resuspending bottom silts, but at a depth of at least eight feet. 4. Landscape plant materials to be utilized in the Project area must be submitted to the City Landscape Architect for review and approval. Plant materials which are known to be invasive in salt and brackish marshes such as Limonium or Carpobrotus species, or those which are known to be attractive as denning, nesting or roosting sites for predators such as Washingtonia or Cortaderia, shall be restricted from use. Landscape plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 5. A qualified monitor (as determined by the City Planning Department) shall be required for all phases of grading and installation of drainage systems. The monitor shall be employed through the City and shall report directly to a specific responsible person in the Engineering, Planning, or Community Development Page 43 --.-,...-- - ---_..__.."'_._,_.__._.._-~- --.---------'-~._--- departments should construction activities fail to meet the conditions outlined or should unforseen problems arise which require immediate action or stopping of · the construction activities. This monitor will also be required to monitor on a reduced basis during actual building construction. Significant Effect: Increased human and pet presence would significantly affect the quality of the adjacent Sweetwater Marsh National Wildlife Refuge, and decrease the use of the area by nesting and foraging avifauna. [FEIR, Volume n, p. 3-88 through 3-91; Volume I, p. 4-13] Finding: The FEIR found that the mitigation measures, set forth in the FEIR and restated below, are feasible to reduce this impact to a level less than significant at the Project · level, but that for the plan level, impacts are not mitigated. At the Project level analysis will be required to analyze the extent of the impacts and to confirm and/or supplement the adequacy of the mitigation measures identified below. [FEIR, Volume n, p. 3-91] As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social, and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-110 through 3-115] · 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections. · Predator Management Plan, · Human Activities Management Plan, · Landscape Design and Management Plan, · Water Quality/Runoff/Drainage Management Plan, · Mudflat and Wetland Monitoring Plan, · Project Lighting Plan, · Construction Monitoring and Management Plan, and · CC&Rs/Ordinancesl Applicable Policies. · This document must be available in a completed fonn for review during the Project level environmental process. 2. Landscape plant materials to be utilized in the Project area must be submitted to the City Landscape Architect for review and approval. Plant materials which are known to be invasive in salt and brackish marshes such as Limonium or Carpobrotus species, or those which are known to be attractive as denning, nesting or roosting sites for predators such as Washingtonia or Cor.aderia, shall · be restricted from use. Landscape plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 3. The proposed development and parks must be designated as a "no pets' area. Posting all of the parklandslpublic access areas will be required in addition to Page 44 imposing fines based on the existing or new City municipal codes, and including this restriction in all leases and enforcing these restrictions. A plan to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 4. Open garbage containers must be restricted and all dumpsters must be totally enclosed to avoid attracting avian and mammalian predators and scavengers to the area. Garbage must be consistently hauled away as often as possible. Citations for open garbage containers will be issued to any entity not complying. Plans to achieve these goals must be reviewed and approved prior to the issuance of building pennits. 5. Human access to marshlands and buffer areas shall be restricted through fencing and signs. This restriction shall be enforced with trespass citations and fines. Specific areas of concern are along the fringes of Vener Pond, and the 'E" Street Marsh and Sweetwater Marsh. Additional human/pet encroachment shall be restricted through fencing and visual buffers at the mouth of the "F" & "G" Street feeder channel and southeast of the'F" Street/Marina Parkway intersection. Plans to achieve these goals must be reviewed and approved by the city prior to the issuance of building pennits. 6. A predator management program for the Chula Vista bayfront will be developed to control domestic as well as wild animal predators as part of the Project level environmental review process. This program shall utilize the Connors [1987] plan as a basis, but must be tailored to fit the needs of the proposed development. This plan shall include the use of fines as an enforcement tool to control human and pet activities. The plan shall be comprehensive and must include management of predators within the adjacent wildlife refuge as well as the proposed development areas. The plan shall be reviewed and approved by the City prior to the issuance of building pennits. 7. Revenues generated from the selling, leasing, or operation of the hotels, residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. 8. Annual funding must be designated for the purpose of trash control, repair, and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. 9. Conversion of the small brackish water marsh to a freshwater detention basin would reduce, but not eliminate, the resource values of this pond. These values Page 45 - --~-----'-----'._- -.--.- ~--- shall be reclaimed through the creation of additional salt and brackish marsh within the "F" & "0" Street Marsh area and the area between the 'F' & "0' Street Marsh and San Diego Bay. No fewer than 3.5 acres of Marsh and four acres of Salt Marsh must be created in this area. In addition. tidal flushing shall J be enhanced as identified in the Wetlands Research Associates restoration plans [1987]. Further, if marshlands are to be created. as proposed, on both sides of Marina Parkway, undercrossing areas which remain dry during high tide would be required. (e.g.1arge half-round corrugated culverts of a 10 foot or more radius) · 10. No further dredging, structural changes. or proposed uses will be allowed to occur along the mudflat or marshland areas of the bayfront. This includes such activities as marinas. water sports courses, etc. Additionally, the developer. City. and USFWS shall jointly seek to have the San Diego Unified Port District post a line of buoys to limit access in the mudflat and marsh areas. 11. Buildings facing marshlands shall not include extraneous ledges upon which raptors could perch or nest. Additionally, roof peaks and crests which are exposed to the wetlands must be covered with an anti-perch material such a , Nixalite. A commitment to correct any additional problem areas shall be obtained from the applicant in the event that a heavy incidence of perching be observed or should nest building by raptors be initiated on the buildings or in landscaping materials. These design features will be reviewed during the Project level CEQA analysis. 12. Park uses within the lower third of the 6.8-acre park wne at the 'F" & "0" J Street Marsh feeder channel shall be limited to passive use and must include such features as abundant native shrub land restoration, which would preclude active recreation in this area. Park and buffer areas along the "E" Street Marsh and · Vener Pond shall be designed to include a visual and human encroachment barrier between active recreation areas and the marshlands. This will be accomplished by using a vegetated berm separated from a lowered recreation area ('pits') by a fence. Passive overlooks will be incorporated on the development side of the recreational "pits". This would provide both a visual screen between the marsh and the high human activity as well as a distance separation between passive observation areas and the marshlands. Buffer area landscape plans shall be required at the Project level of CEQA. 13. Kite flying activities result in high avian disturbance due to the kites being · perceived as predatory birds and thus will be prohibited for parkland areas adjacent to wetlands or bay mudflats. 14. Public awareness signs exp1aining the resources. concerns and prohibited activities must be prominently posted throughout the affected parklands. 15. New saltmarsh habitat totalling no fewer than 13.2 acres shall be created at locations in the Sweetwater Marsh National Wildlife Refuge acceptable to the I · Page 46 U.S. Fish and Wildlife Service. The location, size, mix of habitat types, and detailed design of this replacement wetland habitat will be worked out in cooperation with and subject to the approval of the U.S. Fish and Wildlife Service's Enhancement and Refuge offices. In addition to the wetland acreage noted above CVI would be responsible for specifically creating 5.3 acres of wetland habitat adjacent to "F/G" Street Marsh, 2.0 &.CïeS of wetland habitat immediately west of "F/G" Street Marsh, and 3.8 acres of wetland habitat within Sweetwater Marsh National Wildlife Refuge or within the boundaries of Midbayfront Project. .. . Potentially Significant Effect: Effects from development on the California Least Tern could occur including indirect effects of water quality degradation, nest site predation, disruption from humans and pets, and altering of the predator regime. [FElR, Volume n, p. 3-104; Volume I, p. 4-13] Findings: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections. · Predator Management Plan · Human Activities Management Plan · Landscape Design and Management Plan · Water Quality/Runoff/Drainage Management Plan · Mudflat and Wetland Monitoring Plan · Project Lighting Plan · Construction Monitoring and Management Plan · CC&RslOrdinancesl Applicable Policies This document must be available in a completed form for review during the Project level environmental process. 2. All post-construction collector drains must be directed through large volume silt and grease traps prior to being shunted into the freshwater detention basin or the bay discharges. The trap/traps placed on lines entering the detention basin must be triple chambered. 3. The silt and grease traps must be maintained with thorough cleaning to be conducted in late September or early October and as-needed through the winter Page 47 _ ..___._.._ ._____~_..____._u___. _______.__ _.~.__~._~___..___ · and spring months. Maintenance must be done by removal of wastes rather than flushing. City inspections of these traps must be done to ensure that maintenance is occurring as required. J 4. Further studies are required to evaluate the effects of groundwater pumping to fill the proposed lagoon. If these studies indicate that this is not a suitable solution · because of contaminants or reduced salinities, a saltwater intake from the bay must be placed in a drain alignment or along a similar low impact corridor and shall be separated from the drain at a point below the existing eelgrass beds. Impacts associated with the placement of this system must be mitigated by the rapid restoration of impacted areas. Any required discharge or drainage system from the interior lagoons must be to the proposed storm drain system, which flows through a triple baffle trap intended to control contaminants, rather than directly to the bay. The specific drainage discharge system will be further defined and environmental review will be completed at the Project level. 5. a. No "in-water' construction shall be allowed during the period of 1 April · through 15 September to avoid the potential for elevating turbidity in the nearshore foraging and chick training areas of the California Least Tern. Further, any other activities which are identified by the biological monitor, and concurred with by the USFWS as having this effect will be precluded from occurring during this period. If it can be demonstrated that the least tern has not yet arrived in south San Diego Bay, or has departed earlier than the specified dates, the applicant or agent may petition the City to modify this timing constraint. The City, acting in j consultation with the USFWS shall have the ability to modify this period to reflect the presence of terns during the actual year(s) of construction. · b. No construction activity, earth moving or high intensity activity will occur within 200 feet of any salt marsh, freshwater marsh, or mudflat habitat during the period 15 Marsh and 31 August without prior approval by the U.S. Fish and Wildlife Service and California Department of Fish and Game. 6. Several desiltation basins and back-up basins large enough to handle storm water runoff must be maintained during the construction phase so that silt discharge to a level acceptable to the Department of Public Works and the Planning · Department is achieved. In addition, construction dewatering will be directed into a basin with a filter-fabric, gravel leach system so that clear water is released into a basin. As an alternative, dewatering water must be pumped across the mudflat into the boat channel and discharged at a point above the bottom to avoid resuspending bottom silts, but at a depth of at least eight feet. 7. Fertilizers, pesticides, and herbicides utilized within the landscaping areas of the Project must be of the rapidly biodegradable variety and approved for use near wetlands by the Environmental Protection Agency. Further plans required for I · Page 48 water quality management, landscape management, and runoff management shall .. be developed in accordance with Mitigation Measure 22 of Table 1. 8. All landscape chemical applications (e.g., pesticides and herbicides) must be done by a state-certified landscape contractor. 9. Landscape plant materials to be utilized in the Project area must be submitted to the City Landscape Architect for review and approval. Plant materials which are known to be invasive in salt and brackish marshes such as Limonium or Carpobrotus species, or those which are known to be attractive as denning, nesting or roosting sites for predators such as Washingtonia or Cortaderia, shall be restricted from use. Landscape plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. 10. The proposed development and parks must be designated as a "no pets" area. This means posting all of the parldands/public access areas and imposing fines based on the existing or new City municipal codes, and posting the development areas and including this restriction in all leases and enforcing these restrictions. A plan to achieve these goals must be reviewed and approved prior to the issuance of building permits. II. Open garbage containers must be restricted and all dumpsters must be totally enclosed to avoid attracting avian and mammalian predators and scavengers to the area. Garbage must be consistently hauled away as often as possible. Citations for open garbage containers will be issued to any entity not complying. A plan to achieve these goals must be reviewed and approved prior to the issuance of building permits. 12. Human access to marshlands and buffer areas shall be restricted through fencing and signs. This restriction shall be enforced with trespass citations and fines. Specific areas of concern are along the fringes of Vener Pond, and the 'E' Street Marsh and Sweetwater Marsh. Additional humanlpet encroachment shall be restricted through fencing and visual buffers at the mouth of the "F' & 'G" Street feeder channel and southeast of the"F" Street/Marina Parkway intersection. Plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building pennits. 13. A predator management program for the Chula Vista bayfront will be developed to control domestic as well as wild animal predators as part of the Project level environmental review process. This program sha1l utilize the Connors [1987] plan as a basis, but must be tailored to fit the needs of the proposed development. This plan shall include the use of fines as an enforcement tool to control human and pet activities. The plan will include the use of fines as an enforcement tool to control human and pet activities. The plan sha1l be comprehensive and must include management of predators within the adjacent wildlife refuge as well as the proposed development areas. The plan shall be reviewed and approved by the City prior to the issuance of building permits. Page 49 . ___ __"___~__'~'~'_"_'m_____ ,_~~._~__,~_______ 14. Revenues generated from the selling, leasing, or operation of the hotels, residences, and commercial properties associated with the proposed Midbayfront would fund two (2) full-time staff people employed by the U.S. Fish and Wildlife I Service, Sweetwater Marsh National Wildlife Refuge (Refuge). Funding of these · two staff positions would be in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective, and a timely manner. 15. Annual funding must be designated for the purpose of trash control, repair, and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. · 16. Conversion of the small brackish water marsh to a freshwater detention basin would reduce, but not eliminate, the resource values of this pond. These values shall be reclaimed through the creation of additional salt and brackish marsh within the "F" & "G" Street Marsh area and the area between the "F" & 'G" Street Marsh and San Diego Bay. No fewer than 3.5 acres of Marsh and four acres of Salt Marsh must be created in this area. In addition, tidal flushing shall be enhanced as identified in the Wetlands Research Associates restoration plans [1987]. Further, if marshlands are to be created, as proposed, on both sides of Marina Parkway, undercrossing areas which remain dry during high tide would be required (e.g.large half-round corrugated culverts of a 10 foot or more radius). · 17. No further dredging, structural changes, or proposed uses will be allowed to occur along the mudflat or marshland areas of the bayfront. This includes such activities as marinas, water sports courses, etc. Additionally, the developer, City, and USFWS shall jointly seek to have the San Diego Unified Port District post a line of buoys to limit access in the mudflat and marsh areas 18. Buildings must utilize non-reflective glass and bold architecturaIlines which are readily observable by birds. These features will be reviewed by the Planning Department during the design review process. A film glass manufactured by 3M · or its equivalent is required. These design features will be reviewed during the Project level CEQA analysis. 19. Buildings facing marshlands shall not include extraneous ledges upon which raptor could perch or nest. Additionally, roof peaks and crests which are exposed to the wetlands must be covered with an anti-perch material such a Nixalite. A commitment to correct any additional problem areas shall be obtained from the applicant in the event that a heavy incidence of perching be üb;¡çïvOO ûr should nest building by raptors be initiated on the buildings or in landscaping materials. These design features will be reviewed during the Project level CEQA analysis. · 20. Park uses within the lower third of the 6.S-acre park zone at the "F' & "G" Street Marsh feeder channel shall be limited to passive use and must mclude such / Page 50 features as abundant native shrubland restoration, which would preclude active recreation in this area. Park and buffer areas along the "E" Street Marsh and Vener Pond shall be designed to include a visual and human encroachment barrier between active recreation areas and the marshlands. This will be accomplished by using a vegetated berm separated from a lowered recreation area ("pits") by a fence. Passive overlooks will be incorporated on the development side of the recreational "pits". This would provide both a visual screen between the marsh and the high human activity as well as a distance separation between passive observation areas and the marshlands. Buffer area landscape plans shall be required at the Project level of CEQA compliance. 21. Kite flying activities result in high avian disturbance due to the kites being perceived as predatory birds and thus will be prohibited for parkland areas adjacent to wetlands or bay mudflats. 22. Public awareness signs explaining the resources, concerns, and prohibited activities must be prominently posted throughout the affected parklands. 23. New marshland, pond fringe, and salt pond habitats totaling no fewer than 13.2 acres must be created on the more isolated western portions of Gunpowder Points, ideally, with marsh linkage to both the "E" Street Marsh and Sweetwater Marsh to aid in off-setting impacts associated with encroachment, predation, and loss of habitat use by avian species. These 13.2 acres would replace the loss of some of the values associated with the 3,840 foot length of marshland fringing the "E" Street Marsh, Vener Pond, and Sweetwater Marsh that would be impacted by predator/competitor threats and encroachment pressures. Detailed plans to achieve these goals are required to be reviewed and approved by the City prior to the issuance of building permits and will be verified for consistency with current plans/programs of the USFWS. Potentially Significant Effect: Placement of site drainage pipes and resultant increased freshwater inputs and sediments accretion and erosion could severely affect the eelgrass and mudflats marine resources. [FEIR, Volume n, p. 3-106 through 3-107; Volume I, p. 4-13] Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-110 through 3-115] 1. The Project must include the preparation of a program which incorporates the following biological resource management plans as individual sections. , . Predator Management Plan, . Human Activities Management Plan, Page 51 .~_...- .-.-..--.--... .. -_._.._.._-"~._-_..._- _. · Landscape Design and Management Plan, · Water Quality/Runoff/Drainage Management Plan, · · Mudflat and Wetland Monitoring Plan, · Project Lighting Plan, I · Construction Monitoring and Management Plan, and · CC&RslOrdinancesl Applicable Policies. This document must be available in a completed form for review during the Project level environmental process. 2. a. The "direct to bay" drains shall be designed and constructed with effective · energy dissipators and flow diffusers which eliminate erosion or accretion of the mudflats and ensure the protection of adjacent eelgrass beds. An expected loss of mudflat totaling not less than 1.7 acres must be replaced within the NWR in a location away from the proposed development area. The drains and the surrounding mudflats and eelgrass beds shall be monitored in accordance with an approved Mudflat and Wetlands Monitoring Plan (Measure 1) for a period of five years and any additional corrective measures required must be implemented an any additional impacted areas resulting shall be replaced by the creation of a similar area from the uplands of the "D" Street Fill or Gunpowder Point. · b. As an alternative, the two "direct to bay" drains must be extended to subsurface discharge points located in the existing "J' Street Marina boat channel. These discharge points must be located at a minimum depth of - 10 ft. MLLW and shall be buried in the mudflat to a point below the I existing eelgrass beds. Drain placement shall seek to impact the least amount of eelgrass beds. Drain placement shall seek to impact the least amount of eelgrass habitat possible by either combining the drains or avoiding dense eelgrass beds. Surface contours must be restored and any construction impacts to eelgrass must be mitigated by replanting over the pipeline. · 3. Further studies are required to evaluate the effects of groundwater pumping to fill the proposed lagoon. If these studies indicate that this is not a suitable solution because of contaminants or reduced salinities, a saltwater intake from the bay must be placed in a drain alignment or along a similar low impact corridor and shall be separated from the drain at a point below the existing eelgrass beds. Impacts associated with the placement of this system must be mitigated by the rapid restoration of impacted areas. Any required discharge or drainage system from the interior lagoons must be to the proposed storm drain system, which flows through a triple baffle trap intended to control contaminants. rather than · directly to the bay. The specific drainage discharge system will be further defined and environmental review will be completed at the Project level. 4. a. No "in-water" construction shall be allowed during the period of 1 April through 15 September to avoid the potential for elevating turbidity in the / Page 52 · nearshore foraging and chick training areas of the California Least Tern. r Further, any other activities which are identified by the biological monitor, and concurred with by the USFWS as having this effect will be precluded from occurring during this period. If it can be demonstrated that the least tern has not yet arrived in south San Diego Bay, or has departed earlier than the specified dates, the applicant or agent may petition the City to modify this timing constraint. The City, acting in consultation with the USFWS shall have the ability to modify this period to reflect the presence of terns during the actual year(s) of construction. b. No construction activity, earth moving or high intensity activity will occur within 200 feet of any salt marsh, freshwater marsh, or mudflat habitat during the period 15 Marsh and 31 August without prior approval by the U. S. Fish and Wildlife Service and California Department of Fish and Garne. 5. Several desiltation basins and back-up basins large enough to handle stonn water runoff must be maintained during the construction phase so that silt discharge to a level acceptable to the Department of Public Works and the Planning Department is achieved. In addition, construction dewatering will be directed into a basin with a filter-fabric, gravel leach system so that clear water is released into a basin. As an alternative, dewatering water must be pumped across the mudflat into the boat channel and discharged at a point above the bottom to avoid resuspending bottom silts, but at a depth of at least eight feet. 6. A full-time enforcement staff of two or more officers shall be funded by the applicant to conduct the predator management program, ensure compliance, issue citations, and conduct routine checks to ensure maintenance of other mitigation requirements (i.e., silt/grease trap maintenance, etc.). Such officers will work closely with the USFWS in enforcement issues as the relate to Federal Reserve Lands. Officers must have training in predator control and shall possess the necessary skills, permits and authority to trap and remove problem predators. Plans to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits will be verified for consistency with current programs of the USFWS. 7. Annual funding must be designated for the purpose of trash control, repair and maintenance of drainage facilities, fencing, the predator control program, and mitigation programs for the Project. 8. No further dredging, structural changes, or proposed uses will be allowed to occur along the mudflat or marshland areas of the bayfront. This includes such activities as marinas, water sports courses, etc. Additionally, the developer, City, and USFWS shall jointly seek to have the San Diego Unified Port District post a line of buoys to limit access in the mudflat and marsh areas. Page 53 ~..__....._-,~_._-_..".., -~..~ ._~-,---_. , 9. Public awareness signs explaining the resources, concerns and prohibited activities must be prominently posted throughout the affected parklands. H, ARCHAEOLOGYIHISTORY/PALEONTOLOGY Potentially Significant Effect: Development outside of the Project boundaries (e.g., for the extension of utilities to serve the site) could impact adjacent archaeological sites. [FEIR, Volume II, p. 3-120 through 3-122; Volume I, p. 4-13]. · Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and has been required either as a condition of approval or has been made binding on the applicant through these findings. a. All off-site improvements shall be subjected to archaeological review at the Project level of environmental review. [FEIR, Volume II, p. 3-124; Volume I, · p. 4-13]. .. . Potentially Significant Effect: Impacts to paleontological resources (fossils) may occur when the site is graded as earth moving activities cut into the potentially fossil-bearing layers J [FEIR, Volume II, p. 3-122; Volume I, p.4-13]. Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final · EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicant through these findings. [FEIR, Volume II, p. 3-123; Volume I, p. 4-13]. a. A qualified paleontologist shall be II lilY pre-construction meeting to consult with the grading and excavation contractors. b. A paleontological monitor shall be site on half time basis during the original , cutting of previously undisturbed sediments of the deposits mapped as Bay Point Formation to inspect cuts for contained fossils. If the deposits are discovered to be fossiliferous then monitoring will proceed; if on the other tlÂlÎd they t'..:m C1.:t to be barren colluvial deposits then monitoring will not be continued. (The areal distribution of these deposits is summarized on the geological map of Kennedy and Tan, 1977.) ) , Page 54 c. In the event that well-preserved fossils are discovered, the paleontologist will be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovering of small fossil remains such as isolated mammal teeth, it may be necessary to set up a screen-washing operation on the site. d. Fossil remains collected during any salvage program will be cleaned, sorted, and catalogued an then, with the owner's permission, deposited in a scientific institution with paleontological collections such as the San Diego Natural History Museum. I. LAND USE/GENERAL PLAN ELEMENTS/ZONING Significant Effect: The intensity of the proposed land uses will result in a significant conflict because of incompatibility with the land use intensity in the surrounding area. [FEIR, Volume n, p. 3-131 through 3-133; Volume I, p. 4-13 through 4-15]. Finding: The FEIR concluded that only Project redesign to reduce intensity in accordance with the building heights and square footage allowed by the certified LCP would mitigate the impact to a less than significant level. [FEIR, Volume n, p. 3-138; Volume I, p. 4-15]. As described in the Statement of Overriding Considerations, however, the City Council has detennined that this significant impact is acceptable because of overriding economic, social, and other considerations. .. . Potentially Significant Effect: The residential units above the commercial retail and the nearby commercial visitor uses in the central core area would be exposed to much commercial activity . Traffic congestion, competition for parking, noise from traffic and visitors, and night-lighting could create significant incompatibility impacts. [FEIR, Volume n, p. 3-133; Volume I, p. 4-14 through 4-15]. Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effects as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and hó.ve been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-138; Volume I, p. 4-14 through 4-15]. a. Insulation, in accordance with the Uniform Building Code (UBC), shall be required in all exterior and interior residential walls. b. Units must be designed such that insulation between units occurs, in walls, ceilings, and floors, to reduce potential noise impacts. Page 55 - '- ,_.,-~- --_._--_....._-~...~~.~..".._,_.._,---.~. c. Residential window treatments shall be designed to reflect some light. d. Designated parking spaces within a separate locked and secure area shall be provided for residents. j .. . · Significant Effect: The proximity of the proposed development site (even with the buffers) coupled with the intensity of the proposed Project, creates significant land use compatibility conflicts between the National Wildlife Refuge and the proposed development site. [FEIR, Volume n, p. 3-133; Volume I, p. 4-14]. Finding: The FEIR concluded that only Project redesign to lower building heights which are close to the Refuge boundaries (to no greater than 30 feet along the perimeter of the site), and decrease intensity (to a level similar to the intensity allowed under the certified LCP) would mitigate the impact to a less than significant level. [FEIR, Volume n, p. 3-138; Volume I, p. 4-14]. As described in the Statement of Overriding Considerations, however, the City Council · has determined that this significant impact is acceptable because of overriding economic, social, or other considerations. .. . Significant Effect: The proposed concept plan is not consistent with the certified LCP, General Plan (2010), and Bayfront Redevelopment Plan. Finding: Changes or alterations have been required in, or incorporated into, the proposal ) which can reduce to a less than signiflcant level the impact identified in the Final EIR. , Mitigation Measure: The following mitigation measure is found to be feasible and has been required either as a condition of approval or has been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-138 through 3-140; Volume I, p. 4-15]. l. The certified LCP, General Plan, and Bayfront Redevelopment Plan must be amended to be consistent with the proposed concept plan. J. coMMUNITY SOCIAL FACTORS · The FEIR does not cite any significant adverse effects in the area of Community Social Factors. [FEIR, Volume n, p. 3-142 through 3-143; Volume I, p. 4-15 through 4-16]. K. COMMUNITY TAX STRUCTURE The FElR does not cite any significant effects in the area of Community Tax Structure. [FEIR, Volume n, p. 3-144; Volume I, p. 4-16]. · ) Page 56 L. PARKS. RECREATION AND OPEN SPACE Potentially Significant Effect: Public access opportunities from 1-5 and areas to the east may be constrained. [FEIR, Volume II, p. 3-148 through 3-150; Volume I, p. 4-18 through 4- 19]. Finding: Changes or alterations have been required in or incorporated into, the Project which will substantially avoid the potentially significant environmental effects as identified in the EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and has been required as a condition of approval or has been made binding on the applicant through these findings. a. The applicant shall submit an access plan, showing designated public parking areas, access routes to public areas, and access routes and signage from the east side of 1-5 across the "E" Street bridge at the Project level of environmental review. An access plan to achieve these goals must be reviewed and approved by the City prior to the issuance of building permits. [FEIR, Volume II, p. 3- 151; Volume I, p. 4-18 through 4-19]. * * * ( Potentially Significant Effect: Park development according to the proposed phasing plan would not provide adequate park area or parking for parks to accommodate the anticipated high public usage. [FEIR, Volume II, p. 3-148; Volume I, p. 4-18]. Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effects identified in the EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and has been required either as a condition of approval or has been made binding on the applicant through these findings. a. The applicant must include all parks development and parking for parks within the first phase of development. [FEIR, Volume II, p. 3-151; Volume I, p. 4-18]. * * * Potentially Significant Effect: The proposed concept plan includes a potentially insufficient amount of parking for park users. [FEIR, Volume II, p. 3-149 through 3 -150; Volume I, p. 4-18]. Finding: Changes or alterations can be incorporated into the Project at the Project level of CEQA compliance which would avoid the potentially significant environmental effect identified in the Final EIR. Page 57 .----.....-,..--.--- --- --. - --,._._---,.,-,_.".---~-- Mitigation Measure: The following mitigation measure has been found to be feasible and shall be required to be incorporated into the Project proposal at the Project level of CEQA compliance. / · a. Additional public parking spaces may be required by the City. The number of spaces and the location of those spaces will be determined during Project level CEQA review. [FEIR, Volume n, p. 3-152; Volume I, p. 4-18 through 4-19] .. . Significant Effect: Implementation of proposed concept plan would result in shade/shadow impacts to park and public open space areas. [FEIR, Volume n, p. 3-150 through 3-151; Volume I, p. 4-19 through 4-20]. · Finding: The FEIR concluded that only Project redesign to reduce the heights of the hotels to a range of 6-12 stories would mitigate the impact to a less than significant level. [FEIR, Volume n, p. 3-151; Volume I, p. 4-19 through 4-20]. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social, or other considerations. M. UTILITY SERVICE Potentially Significant Effect: Implementation of the concept plan would result in an , incremental contribution to cumulative impacts to non-renewable energy resources (fossil fuels). i [FEIR, Volume n, p. 3-158; Volume I, p. 4-20]. I Finding: The Final EIR concluded that, cumulative energy resource impacts can be mitigated below a level of significance by the adoption of the mitigation measures set forth below. [FEIR, Volume n, p. 3-162 through 3-163; Volume I, p. 4-20].] Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicant through these findings. · a. Include double-pane glass, provide increased wall and ceiling insulation, incorporate solar energy opportunities, provide efficient sealing of doors and windows, and include time controlled lighting systems throughout the industrial/commercial portions of the Project to minimize cumulative impacts to non-renewable energy sources. [FEIR, Volume n, p. 3-162 through 3-163; Volume I, p. 4-20]. .. . · Potentially Significant Effect: The proposed high rise buildings would result in the need for an additional ladder truck and four-person crew by the Fire Department. [FEIR, Volume n, p. 3-159; Volume I, p. 4-21]. ) Page 58 Finding: Changes or alterations have been required in, or incorporated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and has been required as a condition of approval or have been made binding on the applicant through these findings. a. An additional ladder truck will be funded by the applicant in a manner acceptable to the City and the applicant. The annual salaries of the four-person crew will be funded by the City. [FEIR, Volume II, p. 3-164; Volume I, p. 4-21]. .. . Potentially Significant Effect: The proposed Project will result in an increased work load for the Fire Department due to plan review, site inspections, routine fire safety inspections, and public education programs. [FEIR, Volume II, p. 3-159; Volume I, p. 4-21]. Finding: Changes or alterations have been required in, or incoIpOrated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and has been required either as a condition of approval or have been made binding on the applicant through these findings. a. An additional fire inspector will be necessary to handle the additional work load created by this Project. The City's General Fund will pay for the additional position. [FEIR, Volume II, p. 3-164; Volume I, p. 4-21] .. . Potentially Significant Effect: The proposed Project will result in an increased work load for the Fire Department due to plan review, site inspections, routine fire safety inspections, and public education programs. [FEIR, Volume II, p. 3-159; Volume I, p. 4-21] Finding: Changes or alterations have been required in, or incoIpOrated into, the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and has been required either as a condition of approval or has been made binding on the applicant through theses findings. a. An additional fire inspector will be necessary to handle the additional work load created by this Project. The City's General Fund will pay for the additional position. [FEIR, Volume II, p. 3-164; Volume I, p. 4-21] .. . Page 59 ___m ..........._"-_..__.. - Potentially Significant Effect: The proposed concept plan has the potential to result in significant impacts on fire service if the subsequent Project is not properly designed from a fire · safety standpoint. [FEIR, Volume n, p. 3-159 through 3-164; Volume I, p. 4-21] Finding: Changes or alterations have been required in, or incorporated into the Project which will avoid the potentially significant environmental effect as identified in the Final EIR. Mitigation Measure: The following mitigation measures have been found to be feasible and have been required either as a condition of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-159 through 3-164; Volume I, p. 4- 21] · a. Maximum fire flow shall be 5000 gpm. b. Fire department roadway access shall be provided to within 150 feet of all portions of any building. c. All roadway widths shall be a minimum of 20 feet wide. d. All apartments, three or more stories in height or containing more than 15 dwelling units and every hotel three or more stories in height or containing 20 or more guest rooms shall be provided with a fully automatic fire sprinkler system. · e. A fire alarm/excavation system shall be provided for all public assembly, and multi-residential occupancies. f. All Title 1924 California Code of Regulations (State Fire Marshal's Rules and Regulations) shall apply relative to public assembly and high rise occupancies. g. Fire department access roadways greater in length than 150 feet shall be provided with the provision for the turning around of fire apparatus (either a 75 x 24 foot hammerhead or a 40 foot radius cul-de-sac). · h. Private fire hydrants will be required to satisfy the requirement that any part of the ground floor of any building shall be within 150 feet of a water supply. These hydrants shall be in place and operable prior to the delivery of combustible building materials. 1. Public fire hydrants will be required every 300 feet on public streets. However, if the location of major buildings is unknown, hydrants may be located specific to the buildings. This would result in more effective coverage, and could possibly result in fewer fire hydrants. For design interest, t!l!:re !!'e hydrant~ · manufactured which have a lower profùe than the traditional barrel type. j. Address signs - Easily readable signs which can be seen from the street are required. Large, contrasting block letters and numbers must be utilized. Page 60 .. . Potentially Significant Effect: Solid waste generated from the proposed Project site would result in an incremental contribution to the limited and declining landfill space in San Diego County. [FEIR, Volume n, p. 3-160; Volume I, p. 4-21] Findings: Changes or alterations have been required in, or incorporated into, the proposed Project which will lessen the potentially significant environmental effect as identified in the Final EIR. Mitigation Measures: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicant through these findings. a. In order to reduce the volume of trash, a recycling program shall be undertaken by the applicant in conjunction with a local recycling company. The recycling program shall include bins on site for the collection of recyclable materials such as glass, plastic, metal, and paper products for residents, businesses, and visitors. [FEIR, Volume n, p. 3-164; Volume I, p. 4-21] b. Also to reduce the volume of trash, the development shall be required to incorporate trash compactors into all building plans. [FEIR, Volume n, p. 3-164; Volume I, p. 4-21] * * * Potentially Significant Effect: The proposed Project may result in significant impacts to sewer infrastructure. The magnitude of this impact will not be known until detailed plans for the infrastructure are prepared. [FEIR, Volume n, p. 3-160; Volume I, p. 4-21] Findings: Changes or alterations can be incorporated into the Project at the Project level of CEQA compliance which would avoid the potentially significant environmental effect identified in the Final EIR. Mitigation Measure: The following mitigation measure has been found to be feasible and shall be required to be incorporated into the Project proposal at the Project level of CEQA compliance. a. The City Engineering Department must review the plans for consistency with the City's Thresholds Standards and with the system which the Project will tie into. Connections which exceed the threshold standards will not be allowed. [FEIR, Volume n, p, 3-164; Volume I, p. 4-22] *. . Potentially Significant Effect: The proposed Project would result in significant impacts to water infrastructure. [FEIR, Volume n, p. 3-164 through 3-165; Volume I, p. 4-22] Page 61 .------ Finding: Changes or alterations have been required in, or incorporated into the proposed Project which will lessen the potentially significant environmental effect identified in the Final EIR. I Mitigation Measure: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicant through these findings. [FEIR, Volume n, p. 3-164 through 3-165; Volume I, p. 4- 22] · The Sweetwater Authority analysis indicated specific areas where upgrading of water mains must be completed. These include: a. A 12 inch main in "F' Street from Broadway to approximately 830 feet west must be installed. b. A 12 inch main in Bay Boulevard from Moss Street to about Sierra Way extension westerly must be installed. (This will connect the Project with supplies of water from the southern portion of Chula Vista, thus providing the Project site with two sources of water instead of one.) · c. The existing 8 inch main along "F" Street from Bay Boulevard running west must be upgraded to a 12 inch main. d. All on-site mains must be sized 12 inches. * * * ) Potentially Significant Effect: The Project would incrementally contribute to a regionally significant demand on water resources. [FEIR, Volume n, p. 3-162; Volume I, p. 4-23] , Finding: Changes or alterations have been required in, or incorporated into the proposed Project which will lessen the potentially significant environmental effect as identified in the Final EIR below a level of significance. Mitigation Measure: The following mitigation measures have been found to be feasible and have been required either as conditions of approval or have been made binding on the applicant through these findings. a. The applicant must provide water conservation measures at the Project level · design, including elements such as low flow showerheads, low flush toilets, timed irrigation, drought-tolerant landscaping, drip irrigation (where appropriate) and reclaimed water lines for future use (if determined by the city';; Dc¡;a..-tment of Public Works to be appropriate for this area). The development must result in no net increase in water consumption, and will be subject to any fee program the City has in place to implement this requirement. [FEIR, Volume n, p. 3-165; Volume I, p. 4-23] * * * ) · Page 62 Potentially Significant Effect: Until the applicant demonstrates that there is an adequate supply of well water for both lagoons and an engineering design for the circulation system is provided a potentially significant effect on water supply is assumed. Finding: The FEIR concluded that even with the measures set forth in the EIR and restated below, additional study is necessary when development plans are available at the Project level to determine impact significance. Impacts are therefor considered significant and not mitigated at the plan level of analysis. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social and other considerations. Mitigation Measures: The following mitigation measures have been found to be feasible and shall be required to be incorporated into the Project proposal at the Project level of CEQA compliance. [FEIR, Volume IT, p. 3-162; Volume I, p. 4-23] a. Further testing and verification of well supply must be completed for both lagoons and included in an EIR at the Project level. b. Information must be provided to show the proposed well locations and engineering design of the circulation system. c. If quantity and/or quality are not adequate, a different source of water to be approved by the City must be used. A possible, feasible source is the adjacent , San Diego Bay. The impacts of such a water source would be reviewed during Project level environmental review. . . . Significant Effect: The proposed Project has the potential to produce 420 elementary school students and 406 junior high and high school students which would decrease the ability of both districts to adequately serve the needs of the students. Additionally, the City's Threshold Standards would not be met. [FEIR, Volume IT, p. 3-162; Volume I, p. 4-23 through 4-24] Finding: Changes or alterations can be required in, or incorporated into, the Project which could reduce to a less than significant level the school overcrowding impacts. These measures shall be incorporated into the proposed Project at the Project level of CEQA compliance. Additional information is, however, necessary to determine Project level impact significance and mitigation feasibility. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social, or other considerations. Mitigation Measure: The following mitigation measures may be feasible and shall be required either as conditions of approval or been made binding on the applicant during the Project level of CEQA compliance. ,I Page 63 "'__'_'M__' __··"_··~·__·__,.·_·_·_'w_ · a. The applicant must form a new Mello Roos district to finance capital costs such as permanent or relocatable classrooms and school buses. [FEIR, Volume n, p. 3-165 through 3-166; Volume I, p. 4-23 through 4-25] b. The location of new school sites or additional property adjacent to existing schools for the construction of capital improvements will be resolved during Project level CEQA compliance. [FEIR, Volume n, p. 3-165 through 3-166; Volume I, p. 4-23 through 4-24] · .. . Potentially Significant Effect: The location of 1-5 between the Project area and the schools would prohibit the feasibility of students walking to existing schools, potentially resulting in significant transportation cost. [FEIR, Volume n, p. 3-162 through 3-167; Volume I, p. 4-23 through 4-24] Finding: Changes or alterations can be required in, or incorporated into, the Project which will lessen the potentially significant environmental effect below a level of significance. · Mitigation Measure: The following mitigation measure has been found to be feasible and shall be required either as a condition of approval or has been made binding on the applicant through these findings. a. Annual costs for student transportation including bus maintenance and drivers' salaries must be funded by the applicant in a manner acceptable to the City. ) [FEIR, Volume n, p. 3-166; Volume I, p. 4-24] . . . · N, TRAFFIC Significant Effect: Development under Subcommittee Alternative would result in significant impacts to intersection capacities in the Project vicinity. During the p.m. peak hour, with the Project generated traffic added to the network, the Broadway/"E" Street intersection would operate at LOS F (lCU 1.04) which is an unacceptable level of service. [FEIR, Volume I, p. 4-27] Finding: Changes or alterations have been required in, or incorporated into, the Project · which will reduce to a less than significant level the impacts at the Broadway/"E" Street intersection. These measures shall be allocated on a fair share basis and be incorporated into the Project level design. Additional mitigation measures shall be examined at the Project level of review and shall be adopted if found to be feasible. The identified impacts to intersection capacities, therefore, remain significant. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because or overriding economic, social, or other considerations. ) · Page 64 Mitigation Measure: The following mitigation measures have been found to be feasible and shall be required to be incorporated into the Project at the Project level CEQA compliance. a. The following improvements are required at the Broadway/"E" Street intersection. Westbound: Construction of an additional left-turn and an exclusive right-turn only lane. Eastbound: Construction of an additional left-turn lane and an exclusive right- turn only lane. .. . Significant Effect: Development under Subcommittee Alternative would contribute to significant impacts to intersection capacities in the Project vicinity. During the p.m. peak hour, with the Subcommittee Alternative generated traffic added to the network, the Broadway/'F" Street intersection would operate at LOS D (lCU 0.84) which is an unacceptable level of service. [FElR, Volume I, p. 4-27] Finding: Changes or alterations have been required in, or incorporated into, the Project which will reduce a less than significant level the impacts at the Broadway/'F' Street intersection. These measures shall be allocated on a fair share basis and be incorporated into the Project level design. The identified impacts to intersection capacities, therefore, remains significant. Additional information is, however, necessary to determine Project level impact significance, fair share allocation, and mitigation feasibility. As described in the Statement of Overriding Considerations, however, the City Council has determined that the significant impact is acceptable because of overriding economic, social, or other considerations. Mitigation Measure: The following mitigation measures have been found to be feasible and shall be required to be incorporated into the Project at the Project level of CEQA compliance. a. The following improvements are required at the Broadway/"F' Street intersection. Westbound: Restriping to provide an exclusive right-turn only lane. Eastbound: Restriping to provide an exclusive right-turn only lane. . . . Significant Effect: Development under the Subcommittee Alternative would contribute to significant impacts to intersection capacities in the Project vicinity. During the p.m. peak hour, with the Subcommittee Alternative generated traffic added to the network, the Broadway/"W Street intersection would operate at LOS E (lCU 0.95) which is an unacceptable level of service. [FElR, Volume I, p. 4-27] Page 65 - ---_.,.__..._-_.~ . -_.~.._.~_.~_._- --- Finding: Changes or alterations have been required in, or incorporated into, the Project which will reduce a less than significant level the impacts at the Broadway/"H" Street intersection. These measures shall be allocated on a fair share basis and be incorporated into the Project level design. Impacts to intersection capacities in the Project vicinity, therefore, , remain significant. As described in the Statement of Overriding Considerations, however, the City Council has detennined that the significant impact is acceptable because of overriding economic, social, or other considerations. · Mitigation Measure: The following mitigation measures have been found to be feasible and shall be required to be incorporated into the Project at the Project level of CEQA compliance. a. The following improvements are required at the Broadway/"H" Street intersection. Westbound: Construction to provide an additional through lane. Eastbound: Construction to provide an additional through lane and an exclusive , right-turn only lane. . . . Significant Effect: Development under Subcommittee Alternative will contribute to significant impacts to intersection capacities in the Project vicinity. During the p.m. peak hour, with the Subcommittee Alternative generated traffic added to the network, the 1-5 Northbound I Ramp/"E" Street freeway ramp intersection would operate at unacceptable levels of service. [FEIR, Volume I, p. 4-27] · Finding: Changes or alterations have been required in, or incorporated into, the Project which will reduce to a less than significant level the impacts at the 1-5 Northbound Ramp/"E" Street freeway ramp intersection. These measures shall be allocated on a fair share basis and be incorporated into the Project level design. Impacts to intersection capacities in the vicinity, therefore, remain significant. As described in the Statement of Overriding Considerations, however, the City Council has determined that this significant impact is acceptable because of overriding economic, social or other considerations. Furthermore, some of the changes (e.g., those to eastbound "E' Street) are within the responsibility and jurisdiction of another agency (CalTrans) and not the City Council. Such changes must be approved by CalTrans. · Mitigation Measure: The following mitigation measures have been found to be feasible and shall be required to be incorporated into the Project at the Project level of CEQA compliance. a. The following improvements are required at the 1-5 Northbound and Southbound Ramp/"E" Street intersections. Northbound 1-5 Off-Ramp at "E" Street: Construction of an additional right-turn only lane along "E' Street east of the ramp. ¡ · Page 66 · . . Widen the 1-5 northbound off-ramp at "E' Street to provide an exclusive left-turn lane, shared left- and right-turn lane, and an exclusive right-turn lane. Widen northbound Bay Boulevard to provide an exclusive left-turn lane and two right- turn lanes. Widen eastbound Marina Parkway to provide three through lanes and a right-turn only lane. Restripe the "E' Street overpass to provide two through lanes per direction, and two left- turn lanes from eastbound "E' Street to the 1-5 northbound on-ramp. Additional mitigation measures not considered in the EIR but required as a condition of Project approval by the Chula Vista Planning Commission. VIII. INFEASIBILITY OF MITIGATION MEASUJlF.'\ AND ALTERNATIVES OTHER THAN THE SUBCOMM11Tt;E ALTERNATIVE PUBLIC RESOURCES CODE SECTION 2108HB) The approval of the Subcommittee Alternative will cause significant unavoidable impacts as discussed above. The impacts which cannot be substantially lessened or avoided with the adoption of all feasible mitigation measures are listed on pages 8 to 12 of this document. The decision makers have, in certain instances, rejected the proposed mitigation measure of redesigning the Project as currently proposed. This mitigation measure has been specifically rejected by the City as infeasible because the densities proposed for the Project are necessary in order to make the Project financially feasible, given the amount of public infrastructure that is necessary for development of the midbayfront. (See Financial Feasibility Analyses for the Chula Vista Bayfront Project, Subcommittee and Staff Alternatives, prepared by Williams- Kuebelbeck and Associates, Inc., December 11, 1991, and transcript of testimony of Fred Pierce of Price Waterhouse before the Chula Vista Planning Commission December 18, 1991.). In addition, the City Council has specifically found that construction of the Project as proposed will generate significant construction jobs and significant permanent jobs. Finally, the City rejects the mitigation measure of redesign because the Project as proposed (Subcommittee Alternative) will substantially increase the City's property tax base, the City's occupancy tax revenues and the City's sales tax revenues. In addition, the City Council has also considered whether any of the Project alternatives discussed in the EIR could feasibly substantially lessen or avoid the identified significant effects. (see, Citizens for Ouality Growth v. City of Mount Shasta (1988) 198 Cal.App.3d 433 [243 Cal.Rptr. 727]; see also, Public Resources Code section 21002.) As will be explained below Page 67 -.--.----.-.-. ......._--~---~--.-------- the decisionmakers conclude that none of the proposed alternatives could both meet the objectives of the Project applicant and lessen or avoid the identified significant environmental effects. I However, pursuant to Public Resources Code Section 21081(c), the decisionmaker(s), finds that · the following independent economic, social and other considerations made infeasible project alternatives and mitigation measures not incorporated into the Project identified in the EIR. The decisionmaker(s) further finds that each independent consideration, standing alone, would be sufficient to make infeasible the Project alternatives and mitigation measures not incorporated into the project which were identified in the EIR. Economic considerations that make the alternatives infeasible include a reduction in the level of employment opportunities which would accompany the proposed Project. The Redevelopment Agency's goal of generating revenue from the Transient Occupancy Tax · would be impeded by the approval of the infeasible alternatives which reduce the number of hotel rooms within the Midbayfront area. The infeasible alternatives would also reduce the levels of property tax increment income and sales tax revenue. There are Social considerations that make alternatives I, 2, 3, 4, 5, 6, 7 and 9 infeasible, including their inability to create a viable "community" in the Midbayfront area. The Subcommittee Alternative presents the City with the opportunity to create a balanced pedestrian- oriented neighborhood that is a 24-hour, safe, vital self-sustaining mixed-use neighborhood. (See for example testimony by Carl Worthington, Jerde Partnership before the Planning Commission on December 18, 1991.) For the neighborhood to be well balanced between jobs, housing and services, both visitor lodging and permanent residential uses must be a major element of the mix I · to provide an adequate market for the services needed. Pennanent residential and visitor lodging facilities would keep the district active and vital in the evening hours, and would also augment all the day time activities which would help reduce overall per capita auto trips in and out of the neighborhood. Finally, permanent 24-hour neighborhood population helps discourage crime. The Midbayfront population of 5000 to 7000 people would occupy an area of less than 135 acres surrounded by a 350+ acre park and open space area. This contrasts with a typical distribution, such as would be found within Chula Vista east of 1-5, of 5000 to 10,000 people occupying a full square mile (640 acres). · Other considerations that make infeasible the project alternatives includes the similarity of impacts that would result from implementation of any of the alternatives. The Wildlife Resources (Incremental Loss of Raptor Foraging Area) impact would occur regardless of the alternative adopted and would not be mitigated by any of the alternatives. EIR Alternative 8, as well as Alternatives 3, 4 and 5 would result in the same level of visual urban dominance, obstruction of bay views, land use, and shade/shadow impacts. The Subcommittee Alternative lessens the visual impacts although not to a level below significance. (See testimony of John Moot, Vice Chair, Bayfront Planning Subcommittee, before the Planning Commission on December 18, 1991.) Only Alternatives 2, 7, 7a or 9 would mitigate these · impacts. However, Alternative 2 would result in significant, unmitigable traffic impacts and I Page 68 Alternatives 7, 7a and 9 are infeasible due to economic, social, and other considerations as I previous! y stated. Alternative 1. No Proiect - No Develo,pment This alternative would retain the site in its current degraded condition and would not result in attaining the goals and objectives of the Chula Vista Redevelopment Plan, the Zoning Code, or the Generai Pian. The No Project alternative would not revitalize or rehabilitate this ;")rtion of the community and would also present untenable economic impacts as a result of the loss of currently expended funds. This alternative would allow the existing uses of the site to continue, which include people and pets walking through the area and intruding into the sensitive buffers of the National Wildlife Refuge and illegal dumping. Thus, the sensitive wetland habitats and species would continue to be impacted by human disturbance. There would be no managed opportunity for the public to access the bayfront in this location. Based upon these and other factors, this alternative is determined to be infeasible. Alternative 2. DeveloJ)ment Under Existin~ Certified LCP Because this alternative is primarily office uses, this alternative would result in significant, unmitigated traffic impacts that could be avoided by the proposed Project and all of the other alternatives. The alternative would also result in a significant and unmitigable impact to raptor i habitat. As noted above, because this alternative does not contain a substantial residential component, this alternative would not create a "viable" community that would attract sufficient retail establishments needed to sustain the development. Further, the Redevelopment Agency's major goal of generating revenue for the Transient Occupancy Tax would be impeded by the approval of this alternative which reduces the number of hotel rooms within the Midbayfront area. Based upon these and other factors, this alternative is determined to be infeasible. Alternative 3. Reduce Density I This alternative would result in the same level of biological, visual urban dominance, obstruction of bay views, land use and shade/shadow impacts as the proposed Project. As noted above, this alternative would not create a "viable" community that would attract sufficient retail establishments needed to sustain the development. In addition, the residential element is inadequate. Further, the Redevelopment Agency's major goal of generating revenue for the Transient Occupancy Tax would be impeded by the approval of this alternative which reduces the number of hotel rooms within the Midbayfront area. Page 69 ~---'._---_.'-_. -- -~._..-- ."._----~----- Based upon these and other factors, this alternative is determined to be infeasible. Alternative 4. Reduced Density IA l · This alternative would result in the same level of visual urban dominance, obstruction of bay views, land use and shade/shadow impacts as the proposed Project. As noted above, this alternative would not create a "viable" community that would attract retail establishments needed to sustain the development. Alternative 5. Reduced Density 2 This alternative would result in the same level of visual urban dominance, obstruction of bay · views, land use, and shade/shadow impacts as the proposed Project. As noted above, this alternative would not create a "viable" community that would attract retail establishments needed to sustain the development. Further, the Redevelopment Agency's major goal of generating revenue for the Transient Occupancy Tax would be impeded by the approval of this alternative which reduces the number of hotel rooms within the Midbayfront area. Based upon these and other factors, this alternative is determined to be infeasible. · Alternative 6. Locational Alternatives J None of the alternative locations described in the EIR would accomplish the Project's major goal of developing the Midbayfront area. This alternative would retain the site in its current degraded condition and would not result in attaining the goals and objectives of the Chula Vista Redevelopment Plan, the Zoning Code, or the General Plan. This alternative would allow the existing uses of the site to continue, which include people and pets walking through the area and intruding into the sensitive buffers of the National Wildlife · Refuge and illegal dumping. Thus, the sensitive wetland habitats and species would continue to be impacted by human disturbance. There would be no managed opportunity for the public to access the bayfront in this location. Further, the Redevelopment Agency's major goal of generating revenue for the Transient Occupancy Tax would be impeded by the approval of this alternative which reduces the number of hotel rooms within the Midbayfront area. Finally, Chula Vista Investors owns the Project site and has no other land holdings of a sufficient size to contain the proposed Project or any of the alternatives. Based upon these and other factors, the locational alternatives are determined to be infeasible. · I Page 70 Alternative 7. Reduced Density 3. Modified Desi~n This alternative would not create a "viable" community that would attract retail establishments needed to sustain the development. In addition, this alternative does not contain a sufficient number of residential units. Further, the Redevelopment Agency's major goal of generating revenue for the Transient Occupancy Tax would be impeded by the approval of this alternative which reduces the number of hotel rooms within the Midbayfront area. Based upon these and other factors, this alternative is detennined to be infeasible. Alternative 8. J\pDlicant's Reduced Density Pro.,posed LCPR #8 This alternative proposes a reduction in the Project including a decrease in the hotel count by 228 rooms, reduction in the apartment unit count by ISO units, reduction in the height of the residential towers, reduction in the luxury hotel in height, reduction in the resort hotel in height, and reduction in the atrium hotel in height. In addition the residential use that was proposed at the comer of Marina Parkway and "F' Street has been eliminated, thereby increasing the public park acreage from 29.8 to 33.8 acres. ElR Alternative 8 would result in a development whereby the square footage has been reduced from approximately 4.2 million square feet down to approximately 3.9 million square feet. This reduction also reduces the traffic impacts associated with the Project. This alternative would result in a somewhat reduced level of visual urban dominance, obstruction of bay views, land use and shade/shadow impacts as the proposed Project. However, these impacts would remain significant. This Project does not contain a Cultural Arts Facility. This alternative has been identified as an economically feasible alternative by the decisionmaker(s). However, the alternative is rejected because it results in the same impacts as the Subcommittee Alternative without the added social benefit of the Cultural Arts Facility. Alternative 9. Alternative DevelQped in Re$pOnse to Public Comment This alternative would create a long, narrow lagoon corridor along the nprthern and western edges of the Midbayfront Project site adjacent to the National Wildlife Preserve. The technical feasibility of this lagoon corridor is questionable for the following reasons: 1. A 14OQ-foot long breakwater to protect against erosion by wave action would be required to create a saltmarsh habitat along the exposed shoreline; 2. The breakwater would disrupt several acres of mudflat bayward of the lagoon corridor; 3. Installation of a breakwater would almost certainly result in increased wave erosion of both ends of the breakwater; J Page 71 _..'·M......... ."__._....____. --.-- 4. The geometric relationship of the corridor and two adjoining marshes and the long, narrow channel-like shape of the corridor would result in tidal water velocities that would cause progressive erosion and/or sediment buildup at various locations; and · 5. The establishment and maintenance of a viable low marsh vegetation is doubtful because of erosion and/or sediment buildup. As noted above, this alternative would not create a "viable" community that would attract retail establishments needed to sustain the development. Further, the Redevelopment Agency's major goal of generating revenue for the Transient Occupancy Tax would be impeded by the approval of this alternative which reduces the number of hotel rooms within the Midbayfront area. · Based upon these and other factors, this alternative is determined to be infeasible. Alternative 10. ~front Subcommittee AJternative This alternative is a result of the referral by the City Council to the Bayfront Planning Subcommittee. The Project was referred to the Subcommittee by the City Council to study land use aspects of the Midbayfront Plan and to determine whether or not a suitable compromise could be reached between the differing positions of the developer, the Planning Department, and the community groups. The Subcommittee Alternative proposes a further reduction from AJternative 8 to encompass a total of 1610 hotel rooms and a total of 1000 dwelling units. In · addition, plan designation and/or wning of the City-owned parcel adjacent to 1-5 would be modified to allow flexibility as to its ultimate use. This alternative has also redesigned the I northern residential portion of the Project by relocating the towers just to the east of the residential lagoon and in their place, substituting low-rise residential adjacent to the buffer areas. In addition, there have been further reductions in the height of structures located within the core so that the maximum height permitted would be 22 stories or 229 feet. The site of the proposed luxury hotel, which was to be located on the west side of Marina Parkway, has now been designated for park use and the possible location of a Cultural Arts Facility and support retail. In addition, the public park, semi-public park, and open space acreage has been increased to a total of 71.4 acres. With this modification, the total square footage of the project has been · reduced from approximately 3.4 million square feet down to approximately 3.3 million square feet. This reduction will also reduce the traffic impacts associated with the project, although not to a level of insignificance. This alternative would result in a somewhat reduced level of visual urban dominance. obstruction of bay views, land use, shade/shadow impacts as compared to the proposed Project. This alternative has been identified as a feasible alternative by the deci~ionmaker(s) to address issues which have been identified in the Environmental Impact Report. Since this alternative is economically feasible and the applicant has agreed to prepare a revised LCP Resubmittal · document to reflect the reduced density plan proposed by the Bayfront Planning Subcommittee, the decisionmaker(s) finds that this alternative substantially lessens the significant environmental J - Page 72 effects as identified in the final EIR. The decisionmaker(s) have also elected to adopt a Statement of Overriding Considerations pursuant to California Administrative Code Section 15093. IX. STATEMENT OF OVERRIDING CONSIDERATIONS Pursuant to CEQA Guidelines section 15093, the Chula Vista City Council in approving the various permits that are the subject of the FEIR, having considered the information contained in the FEIR, and having reviewed and considered the public testimony and record, makes the following statement of Overriding Considerations in support of the Findings and the action of the City Council approving the Project. The City Council finds and concludes that the public benefits of the Project outweigh the identified significant unmitigated impacts set forth in the Findings (pages 1 to 73). The decisionmakers find that the following factors support the approval of the Project, Subcommittee Alternative, despite the FEIR identified significant environmental impacts and other alleged potential environmental impacts. Therefore, the City Council sets forth and adopts the following Statement of Overriding Considerations: 1. The Project will help fulfill attainment of various goals in the City of Chula Vista Redevelopment Plan with a use and density that is appropriate for the site. 2. As set forth in the findings, mitigation measures have been incorporated into the Project or made binding on the applicant through the adoption of the findings, which to the extent feasible, reduce impacts below a level of significance. 3. Approval of the Midbayfront Plan Subcommittee Alternative will result in the following specific economic, social, and other considerations which the City considers beneficial, including, but not limited to: A. Careful management of the sensitive, natural resources on site. Additionally the Project will allow for controlled public access to natural areas and parks. B. Construction of needed circulation improvements. C. Construction of necessary service and utility improvements in the Midbayfront area. D. Identification of Chula Vista as an important seaside hub on the southern coastline of California. The destination resort will be equally accessible to downtown San Diego and to the City of Tijuana. E. Direct access for the public to 36.8 acres of public open space including but not limited to a 10 acre lagoon, an Educationa1lInterpretive Park Page 73 __..~.___m'_. "--"-~' -_.~--_.__. ..-..". .---.--,...- .._-~-,_.",.,-_..- adjacent to the wetlands, and a public beach along the lagoon. In addition to the areas of public access, over 300 acres of marsh habitat and wetlands will be preserved, portions of which will be restored and enhanced. / F. Development of a Cultural Arts Facility that would provide space for . municipal festivals and events. In addition, an outdoor amphitheater on the lagoon for outdoor events and concerts is contemplated. G. Development of a housing product currently not available in the City of Chula Vista. For example, the Project will include high-rise and mid-rise towers with ocean views and residential units over commercial uses in the core of the Project. H. Construction job opportunities as well as permanent jobs in an economy which is currently lacking job opportunities. I. Generation of transient occupancy tax, increased sales taxes and tax increment to the City of Chula Vista through the City of Chula Vista Redevelopment Agency. Finally, the decision makers conclude that the Project as approved is financially feasible and rely on evidence generated by the applicant and the applicant's economic consultant, Price Waterhouse. Essentially, the applicant has shown that assumptions that were incorporated into the City's economic model, the Williams Kuebelbeck Study, were inaccurate, in particular those related to construction costs, potential revenues, potential sales prices and fmancing. (festimony of Fred Pierce, December 18, 1991, before the Chula Vista Planning Commission.) Additionally, Williams Kuebelbeck, in a memorandum dated January 3, 1992 noted that the Subcommittee Alternative would potentially be financially feasible using the applicant's assumptions and phasing plan. Consequently, the Council believes that the concept plan set forth in the Subcommittee Alternative is the superior alternative despite the significant environmental impacts that will result from implementation of the Project. [C,IWPS I IBA YFIlONTIFINDINGl.TXTI ¡For City CouocilIl14/92] / Page 74 Attachment 4 . TAIŒ- - United States Department of the Interior PRIOEIN AMERKA FISH A.'iD \\lLDLIFE SERVICE .- - FISH AND WILDLIFE ENHANCEMENT - . SOUTHERN CALIFORNIA FIELD STATION Laguna Niguel Office Federal Building, 24000 Avila Road Laguna Niguel, California 92656 January B, 1992 Ms. Diana Richardson Environmental Facilitator Community Development Department City of Chula Vista P.O. Box 1087 Chula Vista, California 92012 Re: Clarification of Certain Mitigation Measures Specified in the Recirculated Draft ErR for the Proposed Midbayfront Development Dear Ms. R.i.c~ardson: On December 30, 1991, Martin Kenney of my staff received a telephone call frem Tina Thomas, an attorney representing the City of Chula Vista (City) . She requested c:arification of specific mitigation features that would be part of the proposed Midbayfront project. This letter addresses this issue and requests that the wording of two mitigation measures set forth in the Biology Sec~i~n of the Recirculated Draft EIR for the Midbayfront project be modified. The U.S. Fish and Wildlife Service's (Service) letter dated May 23, 1991 (copy enclosed), to the City commented in detail on various aspects of the Recirculated Draft Environmental Impact Report (EIR) for the proposed Chula Vista Investors (CVI) Midbayfront development. As indicated in our May 23 letter, CVI and CVI's consultants have been working closely with the Service over the pa5~ year and a half to develop significant compensation measure that would offset project impacts and biological concerns raised by the Service. The Service's letter includes a summary of 10 specific major compensation measures jointly arrived at by CVI and the Service that would be incorporated into the prcposed Midbayfront Project. The letter also states that CVI and the Service are currently negotiating a contractual agreement which will formalize C~l¡ commitments to implement the agreed-upon package of compensation measures. In addition, specific measures were identified in the Biology Section of the Recirculated Draft EIR. Based on our review of this document we recommend that the wording for two mitigation measures identified in the EIR be modified. The adjustments requested would bring the wording for these mitigation measures into conformance with the specific intent of the Service ~.,.... .··._..__n·._·u ,._.__.._...__..'-.__.___. Ms. Diana Richardson 2 J in stipulating the equivalent compensation measures to which Chula Vista · Investors has agreed. Specifically, we request adjustment in wording for Mitigation Measures No. 17 and No. 26 as follows: For Mitigation Measure No. 17 (on page 3-113 of the Recirculated Draft EIR), we recommend be modified to read: "Revenues generated from the .selling, leasing or operation of the hotels, residences and commercial properties associated with the proposed Midbayfront would fund two (2 ) full-time staff people employed by the U.S. Fish and Wildlife Service, Sweetwater Marsh National wildlife Refuge (Refuge) . Funding of these two staff positions would be · in perpetuity. These employees would specifically be responsible for controlling avian and mammalian predators of endangered species, performing law enforcement responsibilities on the Refuge, and ensuring mitigation requirements of the Midbayfront development are implemented in a reasonable, effective and a timely manner." For Mitigation Measure No. 26 (page 3-115), we recommend be modified to read: "New saltmarsh habitat totalling no fewer than 13.2 acres shall be created at locations in the Sweetwater Marsh National Wildlife Refuge acceptable to the U.S. Fish and Wildlife Service. The location, size, I mix of habitat types, and detailed design of this replacement wetland · habitat will be worked out in cooperation with and subject to the approval of the U.S. Fish and Wildlife Service's Enhancement and Refuge offices. In addition to the wetland acreage noted above CVI would be responsible for specifically creating 5.3 acres of wetland habitat adjacent to "FIG" Street Marsh, 2.0 acres of wetland habitat immediately west of "FIG" Street Marsh, and 3.8 acres of wetland habitat within Sweetwater Marsh National Wildlife Refuge or within the boundaries of Midbayfront Project." By incorporating the suggested rewording, these mitigation measures will be · brought into conformance with the equivalent measures previously stipulated by the Service and agreed to by CVI. The Service wants to work closely with the City regarding development of the Midbayfront. In particular, we want the opportunity to review and comment on all future draft EIR's that discuss specific developments within the Midbayfront. Coordination on the Midbayfront Development should continue to be conducted · J Ms. Diana Richardson 3 with Martin Kenney of my staff at (714) 643-4270 and Thomas Alexander, Refuge Manager, Southern California Coastal Refuge Complex at (619) 575-1290. Sincerely, ------, ~~ ~ - ß (l . .. 't-"\,~ é ,]'-k..-<¡J ;fJd - ~ __ - /' Brooks Harperi.--' ~ry' Office Supervisor cc: CDFG, La Mesa, CA (Attn: T. Stewart) Southern California Coastal Refuge Complex, USFWS, Imperial Beach, CA (Atto: T. Alexander) California Coastal Commission, San Diego, CA (Attn: D. Lee) Ms. Tina Thomas, Remy & Thomas, Sacramento, CA Mr. Matthew A. Peterson, Peterson & Price, San Diego, CA ..'.--'..-..-.--.--. . . ','-_.. _._~....._-- ------ I , , 1rJHITI§ 1P AGE ]BLANK . ! , . -' . -~ ~ ..,.., .., ;....~.~. United States Department of the Interior ."-"'.' -.... .òì~~~;~' ~îJ) FISH Al'iD WILDLIFE SERVICE -..-:... .'~?", FISH AND WILDLIFE E~~CEMENT ~.; ..~ SOUTHERN CALIFO~~IA FIELD STATION Laguna Niguel Office Federal Building, 24000 Avila Road Laguna Nigue1, California 92656 May 23, 199: SO''''':': =-~S D. R2id E:-:'·::':-G~....LT.e;.:.,;=- RevieT~ CoorC::':1ator F~â~n~~g De?âr~~ent C.:. ::; c f C::-:'...:.~a Vis ta P.c. Bo:·: E~~ C:c-..::a \":'5~a~ Califor:1ia 92012 Ro· Re·;:e~ of Ci:y of Chula Vista's Recir~~:ated Draft EnviYor~ental Im~ac: Re;:or:: f~r t::-:e Proposed Mí¿bay:ront Developme~t, Ch1.l1a V:"st3., San DiegQ CO'...:~-'t:: , Califor::.ia De~:- ~r. Re:'c: I 7:.2 r.s. F:'s~ ar.è ~:'lèlife Se~J:"ce (Ser.Tice) r.as rev:"e~eå Y0~r A?r:'~ 199: Ee::.r::·...:.2.:::e¿ Draf: En·,iro~.rr:ental Impact: Repar: (DE~~), L . C . P oca~ ùas:a~ rogrõæ Res"':'::2.:::a2.. ~:o. 8 Amenê..ment (LCP) , and Appen¿:"x C "Biolog:cal Resources" ......v,;. t::e propcsed èevelopülent of the Midbayfront De~Jeloprnent, Chula V:'sta, Ca.::":":or:::"a. The SerJice in a May 22, 1991 t:lephor.e conser~at:'on with Rooi~ F~:~a~ of your staff requested a t~o day time extension to re~Jiew and co~~e~: on t~e DEIR. The Ser~ice requested this time extension because of the ~ecessity to appear in federal court to testi:y as an expert wit~ess. Ms. Putr.~ gyanted this request. T:-:e Ser:ice's review of these documents focused on the direct and secondary l.:::'.~Qcts the proposed development of the project would have on fish and .....·ildlife resources and their associated habi:ats in Sweet~ate~ Marsh National ~ildlife Ref·.lge (Refuge) and San Diego Bay (Bay) both of which lie imme¿:'ately to t~e ~est and are adjacent to the subject PFoper:y. Protection of b:'o::"ogical i~tegrity of the Refuge is paramount to the SerJice as the Re:uge is irthaoit:d by five endangered species, contains over 90 percent of the re~a:'ning coastal salt marsh habitat found on the Bay, and is one of only t~ree Federal refuges located in coastal southern California. The SerJice previously reviewed the proposed projec~ in a let~e~ of c~mrnent dated Se?ce~ber 26, 1990, whic~ was submit~ed to the City of Chula Vista on the ini:ial DEIR daced August 1990. This let::er identified a n~~ber of sig:-1ificant issues and concerns relative to the potential impac:s the Midba7f~ont Development would have Federal and State listed endangered species a~¿ other bialogical resources within the Ref~ge and Bay. Since the submittal of our September 26, 1990, lel:ter. Chula Visa Investors (CIl) , the project applicant, and eVI's con~ultants have been ~orking closely ----,-----" . . ----~---------'----"-"-"----------'-- Mr. Douglas D. Reid 2 with the Se:r-.~ice to develop sig~ific.3.nt compensation meas~:-es t~a:: ·,.;culè offset project impacts and biological concerns raised by t::e Se.r-lice. 1"e spe.cific compensation measu:-es jointly ar-:-ived at by cn anà the Sèr;:'ce ar-:: documer,ted i:1 CVI let::ers dated December 1ó, 1990; J anuar:: 15, 19;;;:': ~.:lr:.:-. ' ' 199i.; and May 8, 1991, that have been submitted to the Ser-;:.ce. F',lr~71è. ::-::;'0 r::: . CVI and the SerJice are currently negotiati:1g a c:¡r:.trac'::.:.al ag'::'ee!::è.~.:: ·...c:.c:'. ·,.;-i11 for:nali=e CVI corru:ni t:nerlt:s to i~?le!D.e~t: the ag~eed-u~or:. ?ack~~~ of compe~satior. measures. Some of the major cornpe;.sat:'on Œe~S~res C"C r'.as ag:"=~:' in princ ip 1e to implement i:1clu¿e: l. Resto:-3.:::"on 0: 3.5 acres c: f=ês~~a:2r mar~~ a:"'.c. 2.3 3.C;:'25 c: :::i~S::';_ s ~ 1 - rr:arsn on highl:; d:'s::~r=e¿ habitats t::'2.t a¿~ 0:':1 "? G" c: --=.:- :!.3.r::::-. . ~-- "'" -- - -- 2. 1:"1 a¿¿:'::'on to t~e mer:.tior.ed above, C- has C:¡;;w":1~::::è.G. :0 . . acreage ' ~ cc:"..::.:::,:-.~ 3.5 ac'::'es of land wes': of "FIG" S::r-~e: Ma.::S:1. A??::c:-::'~a::e~? , ac=~S 0: t~is lar.è whic~ is irr.rne¿:'atel? a¿j aC2r.t to -,. Ea.:r .....~...:.:.~ be C:::::2:-::2¿ -- .....c: c:Jastal salt marsh habi=a~ ~hic~ would grea::y e:1r..:i;-.c:? t:"le ..._._~- p:::'s::: :i: t:1e mar:;h. 3. C'~ ·..;o~là c :Jns t.::·..lC ': a 50-feat. lor.g si~g;l:? s~a:1 br~¿Z2 ~~:h ô. .:.....- ::ì'; ~ . - ~/er"C.ical clearance across :1ar:'::a Park,.;-ay t~ fac:'::':.a:2 ::;e ::;';';02;:-.2:"'.: 0: :r:ar.:sh birds, pa::::'c'..llarl·,¡ t~e e:-.da!"!.gered li;:-.::-foo:2':' C:3.F~2= rail (rail) . " I:: aèd:'::ian to t:1e bridge ¿i.sc·..lssed aoo're, a m:'::i::ic...-:¡ - - .....- -- -. -..'-.' ) ¿:'3.:::TIe:er C'..l: ·;er:.5 ,.,.,¡auld be placed s:..:.bs::.::.:-.:ia:::: i::c::-=.::iS¿ . :0 ...- --- flushi::g of "F/G" S:ree:: ~arsh. 5. Detailec àes ig:1 requir2:TIe!1ts for project b~i~èi:1gs, ". . a:-.G. ia::.cSC2.~ :':-.§;, lighti::g would be inco=?orate:¿ i:1 order to m:':l.i:¡¡i::e p:::-:jec: i=~ ac t.3 a:: b:'ological resources. Po key ele~ent of the ¿esig:"'. req\..:ire~e!1::'; T",,'as to eliminate potential avian preåator perches t~at could facili::a=e predation by rapters on the e!1àangered California leas't tern (:ern) and the rail. 6. Þ.:,. a¿¿i :ior.al 100 fee:: ta t~è 100· foo: wide buffer s:i?ulate¿ --- Set,:leme:l.t Agreement (5' e::::a Club ~arsh) would be provided t::1a: ." v. so ô__ developme~t and pub lic would be a minimum. of ')("" fe.et f::oIn ":;"" ac:::ess ._v ~ s~:,=et, 'lener, and Swee:~at:er Marshes. The aèditional lOO-rao't bU::::2:" lands, t~at: total appro:<.i:na't21:r 8.8 ·,.;-ould be ~ .' . coas::J.::' aC':::'es, p.;.antec. ',.;:.::1 sage scr"..lb vegetation. A fence being approxirnat:aly 3.3~O f~.:>- ~:1 l2:",.g::: ·,.¡oulà be placed in the inland por~ion of t:'e buffer as a means :0 cQn:::-J:' p,-.:.b 1 ic access to t::-.€ Re :'.lge . Se?ar3.te fer.cing ar.d planting 0: coas:3.:' sage sC:-·..lb vegeca:ion ~ould be provided a: "F/G" S t:.:¿;¿ t ~.:.=:~.. 7. FQ:: t~e life of the Mi¿ba:l~ron: Developme!1:: , cn ·....ou~¿ f·..lnd a :naj or pr:=dator man.J.g¡;:ment program to prot2c: t¿r7'.S and r~ ~ , ... and oc:-:er s~¿c:'.=s .,;,1....-... of high iDanagement priori. :::r to Ser:ice (i.e. shore, :r.arsh, ar.¿ ',o1aè::':1g bi.=d~) . This program '",ould include Öe fu:;¿i:l.g of t·...o ful:"-:::':::¡e s::3.:: p¿rsonnel for the Refuge, at least: t"...o seasor.al pre¿~::Jr rnana~~~e:;: ) specialist.s hired by U. 5. Depart:I1ent o E A.gric'..ll :·..lre , Ar:.imal DG.~:..ge Control, and a professional orni ;:ho logis t ;.;ho has e:<:pertise i~ h,:¡r.d:i:",·s Mr. Douglas D. Reid " and capturing rap tors . 8. Approxi~a~ely 15 aC~2S 0: sal=~ar3h h~~~:~t on "D" S t:-2-e t F· -- ~n¿ - ;:¡~;"".::; ~f f....psnwater haoi:.3.t or: Gunpo.....¿:;~ ?Q i:1t would be c~ea::.=¿. 30 ::-. si::es a~e located on lar.ès ad.."TI':'!listera¿ by the Refuge. 9. Specí::"c funding woul¿ be pra·..óèed to - g::-aup k:1cwi'. .=.s P:;'Qje== ~i:è::":2. whic¡'¡ is ¿eèic.3.teò to t¿~~ora~7 hc:ii:1g . ,. ~ . . :':'r::s t:-.e ....r:.c rena:::._:t.3.-:::-:; - . pre:l. 10. :..~~ :2:- _.. - "-.. c::ntr:1: 5',"5:2:.15 ·..;01-;.2..¿ :¿ :":1C:1~;:or':;'-:2¿ _..- ::¡ ~- - ~. -. - '.;:':~ :.: ~.......::;; - - ...~' -------- qua~~::: moni:Qr:':1g pr:::;:3..":J ',..;0'..'::'3. be i:::,;:e:mE:1t2¿. II". '~':"¿".,; oÎ t~e eX't.2n5:' "Je m:'::'6a::icr. ~eas~ras speci::i.e¿ -.. '::'".e .:".; r:"_ -- . - Recirc~late¿ DEI~ ê.r.è t:-"e rr:.:::.~ or ccm?ensat:"~n measures Ca'L-:ï.:' :tec "- c-· _. . - :'s t:-:e pes ~ ::'0T'. of the Ser.<ce t~ãt t~e b:'c:ogic.sl issues ê.:"..C c ::r.c.:: r:"..s .,.. -. -. - ~..:;._..:c_ i:1 O1-;.r SepC2:7:Der- 26, 1990, let~2r have bee~ satisfactorily :- = so::" "7'2 ¿ at -..- cODcep'='...1¿;l le~.~el wi~h one e:,:::eptior.. This exception incl·..:.c.e5 t::e ce·.~e .:.. 0;:::: e:". :: of ba:;d of aèditional sal~ . h·· t~a.t would provide . - .. , - JlarsZ1 ô.::)ltat a ~",·:~'':'':''::2 n:o":e;¡;ent: c:1:-:-:'dor bet",.¡ee'!1 "F,'G" s::-eet Mãrs~ an¿ S~eet~at2: ~a=3h. The cor..s~::-'.:c::'on of a 20C-f:¡oc '..;ide corrlCC::- of sâlt rna:-s~ pâ:-~:~2::~g t:".e -- 2r.è providi::.g a linK be ':·..;eer. "?/G" St::ee!: â;:è "E" S,=::-eet ~ê.:-3hes ''';ê.S è:';:.;:'.;..:se':' I ~<::::',,;e-2;: - :::C:". :;"s . ~..- ¡r.~:".': t:.:::es :::-:e C' _ .,.--,,: __ C~.7: è'...:::":-.¡ t::e ~~5: ... <::: - . --;:: G..._ -.. . . - c:::::--:-:":'c::::- rac'..:.~.s::2:¿ ':J:r :::.¿ C'':''-':_=o Ir.ë.:':1::3.::;ec. 1.....::;; ~ a S2_: ::r:a:-.s:'". --- --- '';;:'S ...... ~ :-e3.5:"":;:2 b¿::~1":5¿ i: '...rauld nc:: f~:;c::ion hy¿:-::'og:"cally, t:1¿ s:.:Ú::':i:·: of 1....<::: h.:;.::-i :.1: C:-2.:::.:e¿ ~cu::"¿ nct 13.s:: ·.....i ::-.C1,;t prQ:e::':ien or a 1 ~;;G-:oc:: b:-ea.k..;ê.::e:- , ãr.è t=-:e C:1:-:::':::O:::'- T,,;oul.à cre.3.te a nu:::ce::- of c:-:. tical proo.!.er:;s .,.¡i:~ res~e:: t "- o":e:-3o:2. p.,.......,~-,...- desig:1, P:-:Jj ec"': ec::::-.ornics, ê.!:å n:arketabili::..·. CV: ......as - - .--..; <= -- c::._..;:.... cor.ce:-:l.eè t::.a: a redesign of t~e Mi.¿bayÏror.: Developme~t p:G~, to 17:Cor'?Ora.=2: sue:--. a cor:-i.èor, ...,¡ould disr'..lpt t~e ErR anè per:ni:: schedule, rest:.lt in S2!':'Ct.:S ti:r.e delays, ãnd significa.:1tly inc!'ease project CDS ts . eJl's cor.ce:-ns w:::: a S -, - marsh corridor were si..UIll!1ar:"zed in a le:::er to the Serlice dateà April 26, a_c 1991. C~~T bel:eves compensati.on measures 1, 2, and 3 listed above, comb:r:.e:: , . w:. ::-: a cor...":J: 't~e'!1.t to desig:1 t~e shoreface of the property tQ preve~t pubi:: access to t:-:e Bay muè:-la':s, pr:)viàes aàequê.:=' compensation ror wa:er~i:-¿s ," g3.::':1 acees.:::: to the marsh a!'a2S of t::e Midbê.·,f!'ont:. In ligh: of t:-¡ese C8~~2r.sat:cn measures, en b-eli.-eves a wet~a:;d co!'::idor is r:.c:: nee¿e¿. 1:1 Jar.uar:: 1:)0' t~e C" _.. of C:"Jla ~Jista sucmit,:ad ta the S¿~¡:.c~ , frJr our ~, , - .0.- ...: re~J:'eT"¡ , èrã:: version oÎ A::er:1at:'"7e 9 "?'J.olic . . " F:'Z'..:":2 a Comment A_ternat:."¡e, 5.1· I, VO:"":"''':JE , of the DE::;'. Or.e feat'J.re of t~e pl.s.n ~o\"hic:-. 'o\'as e:':-:=2~e ::¡ ~ at::-.:ic"'::'·le to the S e ::.....,i c e ·..;as t~e r=.desig:1 or the lagoon sa t~a:: a :~es:--.'",·,::,:=:- br.:ickish mar3n cor~i¿or c:¡u:'è be c:-eãteå be:·...ree:1 "F/G" S -....-.0- M.ar.:;;:-. ar.c "::'" ~~ =_ I.. S t:-eet :-!.ü.r::;r. 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