HomeMy WebLinkAboutReso 1984-11573
RESOLUTION NO. 11573
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING RESIDENTIAL USE OF LOT 331 OF HIDDEN
VISTA VILLAGE
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, Financial Scene, Inc. and Terra Nova
Associates have requested that the approved Rice Canyon Section
Planning Area (SPA) of the El Rancho Del Rey Specific Plan be
amended in order to allow the use of approximately 3.4 acres of
property (Lot 331 Hidden Vista Village Subdivision) presently
designated for commercial recreation use to be used for
residential purposes, and
WHEREAS, the Environmental Review Coordinator has found
that the information contained in EIR-79-8, which was previously
certified by the Council, is adequate for the proposed project and
satisfies CEQA review requirements and recommends that said EIR be
recertified, and
WHEREAS, on February 22, 1984, the Planning Commission,
in accordance with Resolution PCM-80-13-A, approved the residen-
tial use of Lot 331 of Hidden Vista Village, and
WHEREAS, the City Council has held a public hearing on
March 20, 1984 to consider the amendment to the Rice Canyon SPA,
and having heard testimony thereon, recommends approval of the
residential use of Lot 331 of Hidden Vista Village.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby approve residential use of Lot
331 of Hidden Vista Village in accordance with Planning Commission
Resolution PCM-80-13-A.
BE IT FURTHER RESOLVED that the City Council does
hereby recertify EIR-79-8 for the Hidden Vista Village development
and has considered the information contained therein in reaching a
decision on this project.
Presented by
Approved as to form by
~~-:J~r~tor
Planning
of
~" ,
~~L:'_ .--;-:ell) -"..."r/t..-: ~/'f'-'
, Thomas J. Harron, City
Attorney
HULA VISTA, CALIFORNIA, this
~ 84
ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
22nd day of March
, by the following vote, to_it:
,YES: Councilmen
IAYES: Councilmen
,BSTAIN: Cot.ncilmen
BSENT: Councilmen
Cox, Moore, McCand1iss, Scott, Malcolm
None
None
None
'I Ma r the City of Chura Vista
,TTEST ~ ./.1Z--?~ ?J;c;Jth A~
(/ City Clerk t::'
!l.(J"
;TATE OF CALIFORNIA )
:OUNTY OF SAN DIEGO ) 5 s.
:!TY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
10 HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOLUTION NO. 11573
,and that the some has not been amended or repealed.
IATED
(seal)
City Clerk
X-660
RESOLUTION NO. PCM-80-13-A
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE THE USE OF COMMERCIALLY DESIGNATED
PROPERTY FOR RESIDENTIAL PURPOSES WITHIN THE RICE
CANYON SECTIONAL PLANNING AREA OF THE EL RANCHO
DEL REV SPECIFIC PLAN
WHEREAS, the City Council adopted Resolution 10081 approving the
development plans for the Rice Canyon Sectional Planning Area of the El Rancho
del Rey Specific Plan, and
l~HEREAS, on January 12, 1984, Fi nand al Scene, Inc. and Terra Nova
Associ ates requested penni ssi on to al ter the desi gnated 1 and use of
approximately 3 acres of 1 and located on the south si de of East IIH" Street
opposite Ridgeback Road from commercial recreation to residential in order to
develop a 150-unit senior citizen housing project on said property, and
WHEREAS, the Planning Commission set the time and place for a hearing
on the change in land use designation and notice of said hearing together with
its purpose was given by its publication in a newspaper of general circulation
in the City at least ten days prior to the hearing, and
WHEREAS, the heari ng was hel d at the time and pl ace as adverti sed,
namely 7:00 p.m., February 22, 1984, in the Council Chambers, 276 Fourth
Avenue, before the Planning Commission and said hearing was thereafter closed,
and
WHEREAS, the Planning Commission recertified EIR-79-8 and noted that
the information contained in the report was considered in reaching a decision
on this proposal.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds the
proposed resi denti al development is in conformance wi th the text of the El
Rancho del Rey Specific Plan.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that
the City Counci 1 adopt a resol uti on amendi ng the Ri ce Canyon SPA to permit
residential development of Lot 331 of the Hidden Vista Village Subdivision
subject to the fOllOWing conditions:
1. A parcel map or a lot line adjustment plat shall be required for
the adjustment of the common property line between Lots 331 and
332.
1(-11577
2. Lot 332 (approximately 3.4 acres) shall be designated for senior
citizen housing subject to Design Review Committee approval.
The project shall not exceed a maximum of 150 units. The actual
number of uni ts shall be based upon archi tectura1 desi gn
considerations, site planning, and the livability of the
project. A parking ratio of 1/2 space for each one-bedroom
dwelling unit and 1 space for each two-bedroom unit shall be
required. The building height shall be limited to three stories.
3. Lot 331 (approximately 11.6 acres) shall be designated for
residential land use at a maximum density of 232 units or
'approximately 20 uni ts per acre. The development shall adhere
to the City.s R-3 zoning standards and the adopted Chu1a Vista
Design Manual, subject to Design Review Committee approval.
4. A mi nimum of 20% of the 232 apartment units and 100% of the
senior units shall be designated for low-income families subject
to the approval of an agreement between the developer and the
Ci ty Counci 1.
5. Joint access agreements for Lots 331 and 332 shall be recorded
in accordance with the approved site plans.
And that a copy of this resolution be transmitted to the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 22nd day of February, 1984, by the following vote, to wit:
AYES: Commissioners Pressutti, Green, Guiles, Cannon and 01Nei11
NOES: None
ABSENT: Johnson and Shipe
~o).~
J n W. 01Nei11, Chairman
ATTEST:
~~~L:~
Ruth M. Smith, Secretary
WPC 0795P
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City of Chu1a Vista
Chula Vista, Canfornia
RECOMMENDATION AND FINDINGS OF THE ENVIRONMENTAL REVIEW COORDINATOR
Pursuant to the provisions of the California Environmental Quality Act of
1970, as amended, the Environmental Review Coordinator on January 20, 1983,
considered the following project:
IS-83-13, Shell Oil Company Service Station
On the basis of this initial study the following recommendation and findings
are offered:
A. RECOMMENDATION
The Environmental Review Coordinator finds that the EIR-77-2 (Bonita Glen
Specific Plan) is adequate and satisfies CEQA review requirements for the
proposed project and recommends that the Planning Commission, City Council
and Design Review Committee certify EIR-77-2 in that regard.
B. FINDINGS
An initial study application'has been submitted (IS-83-13, Shell Oil Company
Service Station) to determine whether the information contained in the EIR-77-2
adequately discusses the environmental effects of the proposed project.
The project involves an amendment to the Bonita Glen Specific Plan to include
a self service gasoline station and car wash as permitted land uses in addition
to development of these uses at the southeast corner of Bonita Road and Bonita
Glen Drive.
Information contained in the EIR remains valid since no development has occurred
on the site and ci rcumstances surroundi ng the project site have changed very
little.
Mitigation contained in the EIR, which would be implemented with the development
of the project, will include a signalized intersection at Bonita Road and Bonita
Glen Drive and a raised median along the project frontage of Bonita Road. The
City Engineer is currently coordinating efforts for these improvements. Other
mitigation measures will be included as conditions of approval by the decision
making body.
Potential environmental effects which may result from the project implementation
hav~ been adequately addressed in the EIR-77-2.
;P-I/57,/
.
.
CO.'
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- 0
-2-
The initial study application and evaluation forms for the proposed project
are on file and available for public review at the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
DATE: January 20, 1983
/?-11.r7~
I
FINAL
ENVIRONMENTAL IMPACT REPORT
BONITA GLEN SPECIFIC PLAN
EIR-77-2
Issued by
Environmental Review Committee
March 17, 1977
Adopted by
Chula Vista Planning Commission
April 20, 1977
,
.
j
I
/(-1/57:J
TABLE OF CONTENTS
Section 1.0
Introduction
. . . .
. . . .
2.0
Project Description.
. . . .
. . . . . . .
3.0
Impact Analysis. . . .
4.0 Unavoidable Adverse
. . . . . . . . . . . .
5.0 Alternatives to the Proposed
:. . . . . . . . . . .
. . . . . . .
6.0
Relationship between local short
term use of the environment and
the maintenance and enhancement
of long term productivity. . . .
. . . . . . .
7.0
Irreversable Environmental changes
that will result from the proposed
project. . . . . . . . . . . .
. . . . . .
8.0 Growth-inducing Impact of the
proposed action. . . . . .
. . . . . . . .
9.0
Effects found not to be
significant. . ....
Input . . . . . . . .
. . . . . .
10.0
List of Figures
Location . Map
Conceptual Plan Alternative A
Conceptual Plan Alternative B
seismic Map
Noise Contours Map
Appendices on file in the Planning Dept. and available for
public review.
A. Initial Study 76-114
B. Bonita Glen Specific Plan
C. Noise Analysis
1f-1157/
page
1
2
6
17
17
17
18
18
18
19
21
22
23
24
25
Section 1.0 Introduction
1.1 Purpose
.
This Environmental Impact Report (EIR) has been prepared
by the City of Chula Vista to provide the public and
decision making authorities with an analysis of the
possible environmental consequences of implementing
the Bonita Glen Specific Plan. This document will
also discuss methods by which adverse impacts could
be mitigated and possible alternatives to the project
as proposed. This EIR has been prepared in compliance
with the Environmental Review Policy of the City of
Chula Vista and the Calif. Environmental Quality Act
of 1970, as amended.
Discretionary acts to be reviewed in consideration of
the project include adoption of the specific plan,
rezoning of a portion of the site, prezoning of
another area and annexation of about 1.42 acres to
the City of Chula Vista.
Appendix A of this EIR is the evaluation form which
resulted from the Initial Study of this project. This
document will discuss those aspects of the project
which could involve substantial and adverse environ-
mental impacts identified in the initial study.
1.2 Executive Summary
1.2.1 This project involves the adoption of a
specific plan wh1ch would regulate the develop-
ment located at the southwest quadrant of Bonita
Road & I-80S. The project could involve a
mixture of commercial and residential uses.
1.2.2 There is an inferred earthquake fault
trace which could transverse the site. A
Registered Engineering Geologist should be
present during the grading of the site to insure
that no substantial hazard is present.
1.2.3 The site does have adverse soil conditions,
however these environmental impacts can be mitigated
through standard development regulations.
1.2.4 Any adverse effect on ground water due to
this project and any impacts on this project due
to ground water can be fully mitigated. However,
on a long term cumulative basis, continued develop-
ment in this general area will reduce the quality
of ground water significantly.
/<~IIS7~
1.2.5 Although a portion of the project site
is located on .the fringe of the Sweetwater
River flood plain, there will be no adverse
effects due to this project.
1.2.6 There will be an irreversible change in
the land form of the project site. These impacts
can be mitigated through standard development
regulations.
1.2.7 The project will have an individually
insignificant impact on air quality, but an
incremental and cumulatively significant impact.
1.2.8 Mitigation measures can reduce the adverse
noise impacts from I-80S traffic to an insignificant
level.
1.2.9 Through the specific plan regulations,
implementation of the gateway policies of the
Scenic Route Element of the General Plan can be
assured.
1.2.10 The elementary and junior high school
facilities which serve this project are currently
over capacity. If the residential element of the
plan becomes more dominant, a potentially signi-
ficant impact could result.
1.2.11 The project will result in a substantial
increase in traffic volumes. Through mitigation
proposed in this EIR, Bonita Glen Dr. and its
intersection with Bonita Rd. ~an adequately
accommodate the increased volumes. However, the
proposed access directly onto Bonita Rd. could
cause a substantial and adverse impact on the
ability of Bonita Rd. to accommodate future
traffic volumes and the safety of motorists near
the Bonita Rd.-I-805 interchange. Through
mitigation proposed in this EIR, which would
preclude left hand turn movements, this
significant impact can be avoided.
la ~~Sy
2.0 Project Description
This project involves the~adoption of a Specific Plan
to regulate the development of the subject property
in accordance with standards specified in the plan. The
specific plan is incorporated in this document as
Appendix B.
.
The general objectives of the Bonita Glen Specific
Plan are as follows:
2.1 The establishment of standards and requlations
for the planned development of 8.74 acres
of land generally bounded by the I-80S/Bonita Rd.
interchange, Bonita Rd., Bonita Glen Drive and Vista
Drive, and graphically described on Exhibit A, of
the Specific Plan. (See Fig. 1)
2.2 The encouragement of the development of an
integrated residential-commercial project based
upon special standards and regulations, and a
predetermined conceptual plan, which is graphically
depicted on Exhibit B, of the Specific Plan. (See
Fig. 2 & 3)
2.3 The encouragement of higher levels of design
freedom and land-planning innovation than those which
could be achieved through the application of con-
ventional zoning provisions.
2.4 The establishment of procedures for the
administration and amendment of the Bonita Glen
Specific Plan.
The specific standards and regulations of the specific
plan are as follows:
2.S The following land uses, when consistent with
the adopted conceptual plan, and when approved under
the project plan process and procedure, pursuant to
Section 6.2; are permitted within the project area
of the Bonita Glen Specific Plan.
a. Book, stationary, clothing, shoe, variety,
and jewelry stores.
b. Pharmacies, saddle shops, cycleries, travel
agencies, and restaurants.
c. Specialty food stores, antique shops, and
dry cleaning agencies.
d. Small theatres and artists' studios.
e. Banks, savings and loan offices, insurance
offices, and real estate offices.
f. Apartments, condominiums, residential hotels,
motels, motor hotels.
g. Other retail stores and services approved
by the Planning Commission.
2
;:? -IIS7,1
.
2.6 The standards and regulations contained herein
represent the policy of the Planning Commission and
City Council with regard to development in the
Bonita Glen area. It is intended that the standards
be considered as mor~ than guidelines but that they
not be as inflexible as ordinance standards. The
Planning Commission, upon the recommendation of the
Zoning Administrator, may adjust said standards and
regulations upon finding that said adjustment will
not adversely affect the nature, character, design,
order, amenity or intent of the Bonita Glen project
or Specific Plan. An appeal from the action of the
Planning Commission may be filed with the City Council,
provided that it is filed within ten (10) days of the
Planning Commission's action.
2.7 The following bulk, height, setback, parking,
landscaping, urban design, and sign-control regulations
shall apply to all uses and structures established
and constructed within the project area of the Bonita
Glen Specific Plan.
a. Bulk Requirements
Maximum building coverage: 40% of the net area
of the site. Minimum distance between buildings:
As determined by the Zoning Administrator, who
shall use the height, location, length, and
occupancy load of the involved building or
governing criteria.
b. Height Regulations
Maximum building height: 30 ft. (2 stories)
Maximum height of clock towers, spires, cupolas,
belvederes and architectural features: 45 ft.
c. Setback Requirements
All buildings and structures shall be setback
a minimum of 25 ft. from the street rights-of-
way which abut upon the Retail Commercial area.
d. Off-Street Parking Requirements
Retail stores, restaurants, and dry cleaners:
1 off-street parking space per 200 sq. ft. of
gross floor area.
Offices: I Off-street parking space per 300
sq. ft. of gross floor area.
Studios: I off-street parking space per 400
sq. ft. of gross floor area.
Theatres: 1 Off-street parking space per 3.5
fixed seats.
Residential apartments: Same as zoning regulations,
see Section 19.62.050 of the Chula Vista Municipal
Code.
Residential hotels: 1 off-street parking space
per guest room or suite.
Other uses: To be determined by the Planning
Commission~
1 ~~n~
e. Landscaping Requirements
A minimum of 15% of the net area of the project
area of the Bonita Glen Specific Plan shall be
devoted to landscaping, which may take the form
of planted areas, architectural flooring, plazas,
fountains, open enclosures, ponds, and mall
furniture.
f. Urban Design Requirements
The design of each proposed land use, building,
structure, sign, parking area, and site plan
shall be reviewed by the Director of Planning,
and shall be subsequently referred to the
Planning Commission for its consideration and
action. The Commission shall consider each
proposed design from the standpoint of its
consistency with the nature, character, and
design quality of the Bonita Road-Bonita Glen
Drive area, and the Bonita Community at large.
The applicant, within 10 days after the date
of Commission action, may file an appeal from
the decision of the Planning Commission with
the City Council.
g. Sign Control Regulations
A maximum of one sq. ft. of sign area per each
lineal foot of building frontage, but not more
than 50 sq. ft. of sign area shall be
permitted for each land use in the project
area. Said sign shall be located parallel to
and attached to the front of the use it
advertises or represents.
In addition to the above signs, the entire project
area may be represented by one 25' high, free-
standing sign. The said sign shall not exceed
100 sq. ft.
The Planning Commission may permit, in addition to
the above signs, external directories and graphics.
h. Access and Circulation
Access to the site shall be as generally shown
on Fig. 2 & 3. The access drive to Bonita Rd.
shall be considered as a "trial" access point.
This access may be closed by the City at such
time as the City Council finds that the
following conditions exist:
1) The use of the driveway adversely affects
the movement of traffic on Bonita Rdi and
2) Adequate access to the center is available
from Bonita Glen Dr. and Vista Dr.
4
tf...../IS73
In order to provide an adequate on-site circula-
tion system and off-street parking area, non- .
exclusive access easements shall be provided
for the benefit of all property owners in the
area.
.
5
a~~
3.0 Impact Analysis
3.1 Geology
3.1.1
Project Setting
According to Special Report 123 prepared by the
Calif. Division of Mines and Geology, there are
two known earthquake faults located within
600 ft. of the site and two inferred faults
located within 800 ft. (see Fig. 5) An
investigation of the inferred fault to the west
. traversing San Miguel Ranch, resulted
in negative" findings and it is possible that
the suspected fault trace does not exist farther
north where it is projected to be located
adjacent to the Bonita Glen boundary.
3.1.2 Potential Impact
If the project site is transversed by a fragment
of local earthquake fault traces, the project
could be adversely effected by ground rupture.
Thus the project and its occupants would be
exposed to a greater seismic hazard than is
normal for the So. Calif. area.
3.1.3 Mitigation
A registered Engineering Geologist should be
present during grading of the site to ensure
that no fragments of earthquake fault transverse
the property. If the site is subject to a
ground rupture hazard the geologist should
make recommendations regarding adequate structure
set-back, foundation design, etc.
3.1.4 Analysis of Significance
If all recommendations of the geologist are
followed, the project will not be exposed to
any greater seismic hazard than any other
. area of Southern Calif.
3.2 Soils
3.2.1 Project Setting
The soils exposed on the site are classified
by the United States Department of Agriculture
Soil Survey of the San Diego area as part of
the Huerhuero series. These soils consist of
moderately well drained loams that have a clay
subsoil and slopes of 2 to 30 percent.
h
I( ~ / 1~2~__._ . __.m.
3.3 Ground Water
3.3.1 Project-Setting
Soils reports prepared for projects in the area
of this project have indicated that ground water
levels are aroung 20 ft. below grade. The
Sweetwater River ground water is used for irri-
gation of the Bonita Golf Course to the north of
the projct site.
.
3.3.2 Potential Impact
The development of the site will decrease the
peremability of the property and lessen the in-
flow of water into the underlying ground .water..
If ground water is found to be higher than
anticipated, there will also be a greater
potential for liquifaction. Liquifaction is the
process by which the bearing ability or the
cohesion of a soil is severly dimenished during
an earthquake. This is to to an increase in the
pressure of water in the soil caused by shaking
and the soil properties.
3.3.3 Mitigation
Any problem relating to liquifaction can be
mitigated by several structural and grading
techniques. In preparing a soils report for
development of the site, questions regarding the
ground water level and the potential for
liquifacation should be addressed.
3.3.4 Analysis
Potential impacts on ground water due to the
development of the project will be insignificant
because of the small portion of the total water
shed involved. However, on a long term
. cumulative basis, development within this general
area and the proposed provision of the Sweetwater
flood control channel will reduce the quality
of ground water significantly.
All impacts due to the potential for liquifaction
can be avoided or mitigated to an insignificant
level if the reco~endations of a soils engineer
are followed.
A'IIS/7)
The distribution of the grading will likely
be in the form of cuts at the higher elevations
with fill being placed at the lower elevations.
Also some redistribution of soils may be
necessary due to the adverse soil conditions.
The grading may result in a greater potential
for erosion, siltation and drainage problems
until the landscaping of exposed surfaces is
completed.and the planting matures.
The grading operation could also result in short
term impacts due to the creation of dust and
noise.
3.5.3 Mitigation
The impacts associated with land form change can
be mitigated through proper landscaping and
maintenance of the slope areas. Although the
land form change is irreversible, the natural
land form in the project area is not a significant
aesthetic feature of the community and the change
is not adverse and substantial.
3.5.4 Analysis
The impacts due to land form change can be
mitigated to an insignificant level.
3.6 Air Quality
3.6.1 Project.Setting
~,
The project site is located within the San Diego
Air basin and the San Diego County Air Pollution
Control District which maintains monitoring
stations throughout the basin. The most serious
air quality problem in the basin is due to the
concentration of oxidants. This pollutant is
a result of a complex chemical reaction
involving organic hydrocarbons, nitrogen oxides
'and sunlight. The number of days per year
during which a violation of the Federal standards
of .08 parts per million, have been exceeded are
as follows:
1971 181
1972 148
1973 135
1974 127
1975 96
1976* 131
*through Sept. only
/?~IIS13
The federal standard for oxidants was exceeded at
the Chula Vista monitoring station the following
number of days =-
1972
1973
1974
1975
1976
60
67
48
42
30*
"
*through Sept. only.
The most important localized source of air
contaminants is I-80S just to the east of the
project. This type of source generates a
higher concentration of carbon monoxide in the
immediate vicinity of the roadway than is
typical of the air basin as a whole. An analysis
of the impacts of I-80S on air quality near
Telegraph Canyon Rd. was conducted in 1974 using
the Gaussian Plume model. Assuming worst case
conditions, such as Santa Ana winds, freeway
congestion, and low speeds, increases in
in concentration of 1.1 parts per million for
1976 and .7 parts per million for 1990 were
forecast. The highest one hour average ,
recorded at the Chula Vista monitoring station
was .9 parts per million. Thus the highest
one hour level likely to occur at this site
should be approximately 10.0 parts per million.
The federal standard for CO concentration is
35 parts per million using a 1 hour average
concentration.
3.6.2 Potential Impact
Although the project is located adjacent to a
freeway there will be no significant adverse
impact due to the concentration of carbon
monoxide.
.
The increase in vehicle usage due to the project
'would result in the emission of .03 tons (metric)
of reactive hydrocarbons per day. This rep-
resents a .012% increase in the overall air
basin and a .24% increase in the City of Chula
Vista's contribution to this pollutant. This
is an individually insignificant impact. On a
cumulative basis, continued growth in the air
basin will make more difficult the goal of
meeting the federal and state air quality
standards.
I? /1~7}
3.6.3 Mitigation
The project as proposed is a mixed residential
and commercial use development. This will
serve to reduce the number of vehicle trips
normally made from residential uses for commercial
services. Design of the facility and the review
of precise uses should promote this activity
rather than greater use of the automobile.
3.6.4 Analysis
The project will have an individually insignificant
but an incremental cumulatively significant impact.
3.7 Noise
3.7.1 Project Setting
A noise analysis, based on 1990 traffic
projections, was performed to evaluate the
effects of I-80S on the ambient noise level
of the project site. Figure 5 illustrates the
projected noise contours developed in the
acoustical analysis. The site will range fron
a high of nearly 76 dB Ld to a low of 55 dB
ambient noise level. n
3.7.2 Potential Impact
The residential uses and commercial customers
will be subject to potentially unacceptable
noise levels which could adversely impact the
occupants of the project.
3.7.3 Mitigation
The residential uses will be required to have
an acoustical analysis to determine what
insulation will be required to achieve a
desirable interior noise level. The mitigative
measures which result from that analysis will
.be a requirement of building permit issuance.
The graphics of the Bonita Glen Specific Plan
suggest open space areas in internal malls &
arcades. This design feature will use the
structures to shield the open space areas
from the acoustical impact.
3.7.4 Analysis
Mitigation specified above can reduce any effect
of acoustical impact from freeway noise to an
insignificant level.
12
/{-//57~
3.8 Scenic Route Policies
3.8.1 Project Setting
The portion of Bonita Rd. fronting the project,
is designated as a gateway in the Scenic Route
Element of the General Plan. Any development
proposal will be reviewed in relationship to the
goal of enhancing this entryway to the City of.
Chula Vista.
3.8.2 Potential Impact
If the project is not well designed, without
adequate landscaping, it could have a detri-
mental impact on this gateway.
3.8.3 Mitigation
The Specific Plan control of the development
of the site can ensure the enhancement of the
gateway to the community. The suggested
graphics in the plan would result in an archi-
tectural and landscape concept which would
provide an aesthetically pleasing entry into
the City of Chula Vista.
3.8.4 Analysis
There will be no substantial adverse impact on
this gateway to the City of Chula Vista.
3.9 Schools
3.9.1 Project Setting
The schools which serve this area and their
current attendance and capacities are as follows:
School
Capacity
Attendance
-Rosebank Elementary
Hilltop Jr. High
Hilltop Sr. High
509
1600
1473
460
1440
1488
The elementary and junior high school facilities
are currently operating over capacity.
/.(-1/5?3
3.9.2 Potential Impact
If residential uses are included in the project
as proposed, there is a potential for an
exacerbation of the existing school capacity
problem in this area.
3.9.3 Mitigation
.
The school districts have indicated that if
the developers of residential projects assist
the districts in providing temporary facilities
that in this area the declining enrollment
combined with shifts in school boundaries and
bussing patterns will preclude any substantial
long term impact.
3.9.4 Analysis
There will be no likely significant impact on
the provision of educational services due to
this project. If the residential element of
the project becomes more dominant and a large
number of family oriented dwelling units is
proposed, additional analysis should be under-
taken.
3.10 Parks & Recreation
3.10.1 Project Setting
The Parks & Recreation Element of the General
Plan identifies a need for 17.2 acres of park-
land to serve the residents of this park
service district in which the project is
located. There are currently no parks in
the service district.
3.10.2 Potential Impact
The project will increase population in an area
with insufficient parks and recreational
facilities. Depending on the number of resi-
dential units, the project could cause a further
decline in the provision of parks and recreational
facilities.
3.10.3 Mitigation
The developers of any residential units will be
required to dedicate and improve park lands or
pay a park development fee.
, 4
/?-/IS7J
.
3.11
The Sweetwater Regional Park is located to the
northeast of the I-80S/Bonita Rd. interchange.
Any residents Qf this project would have access
to that facility.
3.10.4 Analysis
Due to the requirement for park fees and the
proximity to major regional park facilities,
no substantial impact on park service due to
an increase in population is anticipated.
Traffic
3.11.1 Project Setting
The project has frontage on Bonita Rd. and
Bonita Glen Dr. The existing traffic volumes
on these roads are 19,080 ADT on Bonita Rd. and
1440 on Bonita Glen Dr. The existing inter-
section is controlled by a STOP sign on Bonita
Glen Dr. Vehicles approaching this inter-
section on the minor street (720/day) are finding
sufficient gaps in the traffic on Bonita Rd. to
allow them to gain access to the major street.
3.11.2 Potential Impact
The project will result in the generation of
about 6600 daily trips. Assuming 90% of this
volume would use Bonita Glen Rd., the total ADT
would increase to 7340 which is above its
practical capacity of about .5000. This volume
would create potential traffic conjestion on
Bonita Glen Dr. One of the alternatives
proposes a trial access point onto Bonita Rd.
This access could adversely affect the movement
of traffic on Bonita Rd. and the I-80S inter-
change which is immediately adjacent to this
project site.
3.11.3 Mitigation
The increase in traffic can be accommodated
by three mitigation measures. They are: 1)
the widening of Bonita Glen Dr. to accommodate
additional traffic lanes and left hand turn
pockets; 2) the installation of a traffic
signal at Bonita Rd. and Bonita Glen Dr.; and
3) the prohibition of access directly onto
Bonita Rd. from the property or the elimination
of left hand turn movements with a raised median.
There are serious design ~roblems associated with
the signalization of the Bonita Rd./ Bonita Glen
Dr~ intersection as proposed above, due to the
proximity of the existing traffic signal on Bonita
Rd. at the southbound ramps from I-80S and the
potential future traffic signal on Bonita Rd. at
"v" ~"'...r:>r:>'" ~""/1S71
3.11.4 Analysis
If access is permitted directly onto Bonita Rd.
under existing conditions, there will be a
substantial and adverse impact on the capacity
of this segment of Bonita Rd. and the ability
to make safe turn and merger movements would be
substantially hindered. This condition would
likely result in a significant environmental
impact.
This impact could be mitigated to the maximum
extent through the elimination of any vehicular
access onto Bonita Rd. This approach would
direct access via Bonita Glen Dr. to Bonita Rd.
If that intersection were signalized with
appropriate left and right hand turn lanes,
there would be no significant impact.
Because of the multiple ownership of various
properties within the project site, it may not
be feasible to prohibit access to a public
right-of-way from properties with access only
to those roads. To mitigate this potential
traffic impact, approval of the specific plan
could be conditioned upon the installation of
a raised median in Bonita Rd. which would prohibit
left hand turn movements into and out of the
project. This mitigation would provide for the
safety of the traveling public and an adequate
capacity at the Bonita Rd/ I-80S interchange.
Under these conditions there would be no sub-
stantial environmental impact.
j(-/157.3
.
4.0 Unavoidable Adverse Environmental Impacts
Most potential impacts wh.ich would result from the
proposed project can be mitigated to an insignificant
level as discussed in Section 3.0 of this report. Due
to the nature of the project and its location adjacent
to existing family dwellings, certain short term adverse
effects such as noise and dust during construction can not
be eliminated. The Chula Vista Municipal Code does,
however, restrict hours of construction activities and
requires that various engineering techniques be
incorporated to control such impacts.
Implementation of the project will also change the nature
. of the existing residential environment and subject
those properties adjacent to the site to an increased
amount of traffic and related noise.
An incremental increase in both air pollutants and sewage
effluent will contribute to a cumulative impact on
regional air quality and limited sewage treatment capacity
respectively.
5.0 Alternatives to the Proposed Action
A reduction in the proposed land use densities could be
considered to reduce the anticipated traffic volumes and the
related incremental increase in air pollutants. Project
objectives would still be attainable, and the consumption
of energy, water and natural building materials necessary
for construction and future operations would be reduced
as well as traffic and associated effects on air quality
maintenance.
The "no project" alternative would permit the independent
development of central commercial land uses on various
parcels within the project site. Although less intense
demands for community services would result from R-l
residential development similar environmental effects
as described in Sections 3.1 thru 3.11 would result
from the commercial development. The objectives of
the proposed action would not be attained and no
significant reduction in environmental consequences
realized.
6.0 Relationship between local short term use of the
Environment and the maintenance and enhancement of
long term productivity.
Implementation of the proposed project will commit almost
9 acres of land to long term development and will reduce
the amount of potentially productive agricultural acreage
wi t:dn the planning area. Agricul tural use of
the property would be impractical due to limited acreage
and surrounding urbanization.
/{-//573
7.0 Irreversable Environmental changes that will
result from the Proposed Project.
Project implementation will result in the committment
of natural building materials, energy resources and
water resources, some of which are non-renewable.
8.0 Growth-Inducing Impact of the Proposed Action.
Adoptiori of the Bonita Glen Specific Plan will encourage
the development of the vacant lands and the redevelopment
of the existing single family residential properties on-
site, further contributing to the urbanization of the
local area. Growth patterns within the subject vicinity
have been accelerated since the construction of I-80S as
can be witnessed by recent projects and current
development proposals for adjacent vacant lands.
9.0 Effects found not to be Significant
As determined in Initial Study 76-114 (See Appendix A)
there are no significant natural or man-made resources
present within the project area which could be adversely
effected by project implementation, all utilities are
available and police and fire departments services"are
adequate to service the increased demand.
1 R f(-//S~3
Transcript of input at public hearing on EIR-77-2 for
Bonita Glen Specific Plan
April 20, 1977
Frank Ferreira:
Ladies and gentlemen, I would like to oppose the Environmental Impact
Report for the following reasons. I believe it was stated that the
Environmental Impact ~eport does adequately describe on this particular
area. I object to comments made, and one was that a geologist would be
required to be on the project during all grading. I don't think that if
a fault exists there I don't believe a geologist must be present to find
or locate a fault. I think it can be done by other means. On the larger
portion of the property which I own we have already gone in there some
years ago and established a base for the soil. It would be my intent,
if and when I ever developed this particular property, that we would
merely continue to just bring the property up to the grade required for
whatever project we developed for that. So, the geology work has been
done on the greater portion of that project.
The other portion of the EIR report that I object to is the fact that
it is implied, I believe, that there would be some impact on the
schools in the area, and I think perhaps this is correct if one assumed
that development of existing R-3 property there would be for families.
I do believe that I am the only owner of R-3 property in this particular
or the subject area and, of course, I don't feel that this particular area
is the type of area where apartments would be developed for children
because of the amount of traffic.
19 ~~~~~