HomeMy WebLinkAboutAgenda Packet 1992/11/24
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CAIJ... TO ORDER.
1.
ROll. CAlL:
Councilmembers Horton _, Malcolm _, Moore _, Rindone -' and Mayor Nader
2. PLEDGE OF ALLEGIANCE TO 1HE FLAG. SILENf PRAYER.
To earn their citizenship badge, Cub Scout Pack #863 of Chula Vista will give the flag ceremony.
3. APPROVAL OF MINlITES: November 10,1992
4. SPECIAL ORDERS OF 1HE DAY:
a. Oath of Office: Adrien M. Myers - Resource Conservation Commission.
b. Proclaiming the Month of November 1992 as -ALZHEIMER'S DISEASE AWARENESS
MONTH" - The proclamation declaring the month of November 1992 as "ALZHEIMER'S
DISEASE AWARENESS MONTH" will be presented by Mayor Nader to Ms. Helen Strong,
Caregiver Alzheimer's Association.
CONSENT CALENDAR
(Items 5 through 12)
The staff recommendLltions regarding the following items listed wuler the Consent Caleru1ar will be enacted by the
Council by one motion without discussion unless a CounciImember, a member of the public or City staff requests
that the item be pulled for discussion. If you wish to speak on one of these items, please fill out a -Request to
Speak Form- available in the lobby and submit it to the City Clerk prior to the meeting. (Complete the green form
to speak in favor of the staff recommendation; complete the pink form to speak in opposition to the staff
recommendation.) Items pulled from the Consent Ca1endm will be discussed after Boards and Commission
RecommeruJations and Action Items. Items pulled by the public will be the first items of business.
5. WRITfEN COMMUNICATIONS:
a. Letter requesting adoption of a resolution to establish an uncompensated Veterans Advisory
Commission - Robert L. McCauley, 1987 Bucknell St., Chula Vista, CA 91913.
6.
ORDINANCE 2534
ADDING CHAPTER I7.nA TO 1HE MUNICIPAL CODE RELATING TO 1HE
MITIGATION OF 1HE IMPACT OF LEGISIATIVE ACTIONS ON SCHOOL
FACIliTIES (second readin~ and adoption) - The purpose of this ordinance
is to assist the Chula Vista Elementary and Sweetwater Union High School
Districts in achieving full mitigation for impacts on school facilities. The
circumstance would be when a residential development requires a
legislative action by the City. Staff recommends Council place the
ordinance on second reading and adoption. (Deputy City Manager Krempl)
Agenda
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November 24, 1992
J/;.9~
7. RESOLUI10N J6894. ACCEPTING BIDS AND AWARDING CONTRACT FOR PURCHASE OF
mUCKS - Bids were received for the purchase of three trucks approved in
the Fiscal Year 1992-93 budget. The three trucks are provided for in the
Equipment Replacement budget and are for use by the Public Works
Operation Department. Staff recommends approval of the resolution.
(Director of Finance)
8. RESOLUI10N 16857 APPROVING TI-IE 1991~92 GRANTEE PERFORMANCE REPORT FOR 1HE
COMMUNIlY DEVELOPMENT BLOCK GRANT PROGRAM AND
AUffiORIZING ITS SUBMISSION TO 1HE U.S. DEPARTMENT OF
HOUSING AND URBAN DEVELOPMENT - The City annually submits a
Grantee Performance Report (GPR) to the U.S. Department of Housing and
Urban Development (HUD). The GPR provides detailed information on the
use of Community Development Block Grant (CDBG) funds including the
progress achieved and the status of funds. HUD reviews the GPR and
evaluates whether the City has carried out its activities in accordance with
the City's 1990-93 Community Development Plan and federal requirements.
Staff recommends approval of the resolution. (Director of Community
Development)
9. RESOLUI10N 16895 ACCEPTING RIGIITS TO INSTALL UNDERGROUND FACIUTIES OVER. A
PORTION OF AN IRREVOCABLE OFFER OF DEDICATION FOR STREET
PURPOSES OF A PORTION OF LOT NINE IN 1HE PERRY PARK
SUBDMSION AND LOT FIVE IN 1HE BLANKENSHIP mACT SUBDMSION
AND DIRECTING 1HE CIlY a.ERK TO RECORD nus RESOLUI10N AND
LEGAL DESCRlPTIONS - During periods of moderate rainfall, storm water
collects in the unimproved cul-de-sac at the west end of Welton Street.
The existing street grade does not adequately direct flow of storm runoff
to the existing open channel at the end of the street. In addition, the
condition and alignment of the existing channel is very poor. Funds for
design and construction of drainage improvements at the end of Welton
Street west of Fifth Avenue were allocated from Community Development
Block Grant (CDBG) funds in the Fiscal Year 1988-89 Capital Improvement
Program (CIP) budget to correct the problem. Staff recommends approval
of the resolution. (Director of Public Works)
10. RESOLUI10N 16896 APPROPRIATING FUNDS; mANSFERRING FUNDS; ACCEPTING BIDS AND
AWARDING CONTRACT FOR -CONSffiUCTION OF DRAINAGE
IMPROVEMENTS AT END OF WELTON AVENUE WEST OF FIFTH
AVENUE- - Sealed bids were received for construction of drainage
improvements at the end of Welton Avenue west of Fifth Avenue. Work
includes removal and disposal of existing improvements, saw cutting,
placement of asphalt concrete and processed miscellaneous base, traffic
control, installation of a six foot high chainlink fence, manhole adjustment,
curb and gutter, twelve-inch PVC pipe, five foot curb inlet, construction
surveying, driveways and protection, and restoration of existing
improvements. Staff recommends approval of the resolution. (Director of
Public Works) 4/5th's vote required.
11. REPORT REQUESTING APPROVAL TO CONSffiUCT PHASE I OF TI-IE CHULA VISTA
COMMUNIlY PARK - In recent discussions with the Sweetwater Union
High School District, it has been determined that a need exists to
incrementally construct the Community Park at EastLake Greens. Park
development of Phase I will allow joint-use of the athletic fields for
Agenda
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November 24, 1992
community youth groups and the high school's athletic teams. An
agreement can be negotiated between the City and the District whereby the
District will assume the maintenance responsibilities and the City will
assume the utility costs of the park. Staff recommends acceptance of the
report and approval of the resolution. (Director of Parks & Recreation)
RESOLUUON 16897 AMENDING TIlE FISCAL YEAR 1992-93 BUDGET TO APPROPRIATE
FUNDS FOR MAINfENANCE AND OPERATION OF PHASE I OF CHill.A
VISfA COMMUNllY PARK - 4/Sth's vote required.
12.
REPORT
PCM-93-06 - CONSIDERING TIlE AIR QUAUlYIMPROVEMENf PLAN AND
WATER CONSERVATION PLAN FOR EASTI..AKE GREENS SEcnONAL
PLANNING AREA - EASTI..AKE DEVELOPMENT COMPANY - The Air Quality
Improvement Plan and Water Conservation Plan have been submitted for
approval in order to comply with General Plan and Municipal Code
requirements prior to consideration of two tentative subdivision maps in
Eastlake Greens, Championship Classics I, PCS-92-03 and Championship
Classics II, PCA-92-Q4. Staff recommends acceptance of the report and
approval of the resolution. (Director of Planning)
RESOLUUON 16898 APPROVING TIlE AIR QUAUlY IMPROVEMENf PLAN AND WATER
CONSERVATION PLAN FOR EASTI..AKE GREENS SPECIFIED PLANNING
AREA
* * END OF CONSENT CALENDAR * *
PUBliC HEARINGS AND RELATED RESOLUUONS AND ORDINANCES
The following items have been advertised and/or posted as public hearings as required by law. lfyou wish to speak
to any item, please fill out the -Request to Speak Form- available in the lobby and submit it to the City Clerk prior
to the meeting. (Complete the green form to speak in favor of the staffrecommendation; complete the pink form
to speak in opposition to the staff recomrnendation.) Comments are limited to five minutes per individual.
13.
PUBliC HEARING
CONSIDERING APPROVAL OF INDUSTRIAL REVENUE BONDS PURSUANT
TO SECllON 147(f) (2) OF TIlE INTERNAL REVENUE CODE - Council has
previously reviewed and agreed to issue Industrial Development Revenue
Bonds in order to assist SDG&E in the financing of certain gas and electric
facilities. This is the final action required of Council with bonds tentatively
scheduled to be sold on 12/2/92. Staff recommends approval of the
resolution. (Director of Finance)
RESOLUTION 16899 APPROVING TIlE ISSUANCE AND SALE OF NOT TO EXCEED $250,000.000
AGGREGATE PRINCIPAL AMOUNT OF INDUSTRIAL DEVELOPMENT
REVENUE BONDS TO FINANCE OR REFINANCE cosrs OF CERTAIN GAS
AND ELECfRlC FACIUTIES FOR SAN DIEGO GAS & ELECfRlC COMPANY
AND AUTI-lORIZlNG TIlE EXECUTION AND DEliVERY OF A BOND
PURCHASE AGREEMENT AND OFFICIAL SfATEMENT IN CONNECllON
TI-lEREWITII AND AUTI-lORIZlNG AND APPROVING RELATED MATTERS
Agenda
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November 24, 1992
14. PUBUC HEARING CONSIDERING AN AMENDMENT TO TIlE GENERAL PLAN, FINAL
SUPPLEMENTAL ENVIRONMENTAL IMPACf REPORT, AMENDMENTS TO
TIlE EL RANCHO DEL REY SPECIFIC PLAN, RANCHO DEL REY
(SECTIONAL PLANNING AREA I PLAN) SPA I, RANCHO DEL REY
PLANNED COMMUNI1YDISTRICfREGULATIONS, RANCHO DEL REY SPA
I, II AND III, PUBUC FACIUTIES FINANCING PLAN, NEW AIR QUALIlY
IMPROVEMENT PLAN, WATER CONSERVATION PLAN, TENTATIVE MAPS
CHULA. VISTA TRACf 92-05 AND 93-01, PLAZA AMENA STREET NAME
CHANGE, DEVELOPMENT AGREEMENT, CEQA FINDINGS, MITIGATION
MONITORING AND REPORTING PROGRAM, AND STATEMENT OF
OVERRIDING CONSIDERATIONS - The applicant is requesting approval of
an amendment to the General Plan and the EI Rancho del Rey Specific Plan
to redesignate the westerly 55 acres of the existing Rancho Del Rey
Employment Park from Light Industrial/Employment Park designation to
Retail Commercial/Commercial Center. The proposed amendment also
involves modification to the Employment Park Design Guidelines, Planned
Community District Regulations, Public Facilities Financing Plan, New Air
Quality Improvement Plan, and Water Conservation Plan. In addition, the
proposal includes tentative maps to consolidate lots 1-3 and 12-24 of the
original Employment Park Subdivision and a request to change the name
of Plaza Amena Street to Tierra Del Rey. Staff recommends Council place
the ordinance on first reading and approval of the resolution. (Director of
Planning)
A. ORDINANCE 2535 APPROVING PCM-91-16 AMENDMENT TO TIlE RANCHO DEL REY
SPECIFIC PLAN, PLANNED COMMUNIlY DISTRICf REGULATIONS AND
DEVELOPMENT AGREEMENT, ADOPTING MITIGATION MONITORING
AND REPORTING PROGRAM AND STATEMENT OF OVERRIDING
CONSIDERATION FOR SEIR-92-02 (first readinS/:)
B. RESOLUTION 16900 CERTIFYING TIlE FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACf
REPORT (SEIR-92-02), APPROVING GPA-93-01, PCM-91-16, AMENDMENT
TO TIlE RANCHO DEL REY SECTIONAL PLANNING AREA PLAN I (SPA I)
INCLUDING TIlE EMPLOYMENT PARK DESIGN GUlDEUNES,
AMENDMENT TO TIlE PUBUCFACIUTIES FINANCING PLAN, TENTATIVE
MAPS PCS-92-05 AND 93-01 AND STREET NAME CHANGE FROM PLAZA
AMENA TO TIERRA DEL REY
15. PUBUC HEARING REQUESTING AMENDMENT TO TIlE GENERAL PLAN FROM "VISITOR
COMMERCIAL- TO ~TAIL COMMERCIAL, - TO ADOPT A SPECIFIC PLAN
TO BE KNOWN AS "BONITA GATEWAY", AND REZONE FROM C-V-P AND
A-8 TO C-C FOR 2.23 ACRES OF PROPERlY LOCATED AT TIlE
NORTI-IEAST QUADRANT OF BONITA ROAD AND 1-805 - GPA-93-02 AND
PCZ-93-B - ROBINSON PACIFIC, INC. - The applicant is requesting an
amendment to the General Plan, the adoption of a specific plan governing
the development of 2.23 acres located at the northeast quadrant of Bonita
Road and I-80S, and a change of zone for said property. The applicant
owns the westerly parcel of the two separate parcels which constitute the
property in question. Staff recommends Council place the ordinance on
first reading and approval of the resolution. (Director of Planning)
A. ORDINANCE 2536 AMENDING TIlE ZONING MAP OR MAPS ESTABUSHED BY SECTION
19.18.010 OF TIlE MUNICIPAL CODE REZONING 2.23 ACRES LOCATED
AT TIlE NORTI-IEAST QUADRANT OF I-80S AND BONITA ROAD TO C-C
(first readin~)
B. RESOLUTION 16901 AMENDING TIlE GENERAL PLAN AND ADOPTING A SPECIFIC PLAN
KNOWN AS BONITA GATEWAY GOVERNING TIlE DEVELOPMENT OF 2.23
ACRES AT TIlE NORTI-IEAST QUADRANT OF BONITA ROAD AND I-80S
I "''...''...____..,.''..".''.._._____.M..'''.
Agenda
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November 24, 1992
16. PUBliC HEARING CONSIDERING TENfATIVE SUBDMSION MAPS FOR CHAMPIONSI-llP
CLASSICS I, Cl-UJLA. VISTA TRACf PCS-92-03, AND CHAMPIONSI-llP
~ICS II, Cl-UJLA. VISTA TRACf PCS-92-04 - PARCEL R-24/R-25
liMnED PARTNERSI-llP - The applications are for the subdivision of 5.1
acres of land located at the southeast quadrant of EastLake Parkway and
Greensview Drive into sixteen lots and the subdivision of 7.9 acres of land
located at the southeast quadrant of EastLake Parkway and Clubhouse
Drive into nineteen lots. Staff recommends approval of the resolutions.
(Director of Planning)
A RESOLUTION 16902 APPROVING TI-IE TENfATIVE SUBDMSION MAP FOR CHAMPIONSI-llP
~ICS I, Cl-UJLA. VISTA TRACf 92-03, MAKING TI-IE NECESSARY
FINDINGS, AND READOPTING TI-IE STATEMENf OF OVERRIDING
CONSIDERATIONS AND TI-IE MITIGATION MONITORING PROGRAM
B. RESOLUTION 16903 APPROVING TI-IE TENfATIVE SUBDMSION MAP FOR CHAMPIONSI-llP
~ICS II, Cl-UJLA. VISTA TRACf 92-04, MAKING TI-IE NECESSARY
FINDINGS, AND READOPTING TI-IE STATEMENf OF OVERRIDING
CONSIDERATIONS AND TI-IE MITIGATION MONITORING PROGRAM
ORAL COMMUNICATIONS
This is an opportunity for the general publU; to address the CiIy Council on any subject 11UItteT within the Council's
jurisdiction that is not an item on this agenda. (State lflw, Iwwever, generally prohibits the CiIy 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 complete the yellow -Request to Speak Under Oral Communications Form- available in the lobby
and submit it to the CiIy Clerk prior to the meeting. Those who wish to speak, please give your 1IIlI1Ie and address
for record purposes and follow up action. Your time is limited to tJuee minutes per speaker.
BOARD AND COMMISSION RECOMMENDATIONS
This is the time the CiIy Council will consider items which have been forwarded to them for consideration by one
of the CiIy's Boards, Commissions and/or Committees~
None submitted.
ACTION ITEMS
The items listed in this section of the agenda are expected to elU;it substantial discussions and deliberations by the
Council, staff, or members of the general public. The items will be considered indivUlually by the Council and staff
recommendations may in certain cases be presented in the altenwtive. Those who wish to speak, please fill out
a -Request to spemc- form available in the lobby and submit it to the CiIy Clerk prior to the meeting. PublU;
comments are limited to five minutes.
17. RESOLUTION 16904 APPROVING COUNCIL POliCY REGARDING USE OF CIlYVEI-llCLES AND
AUTO AlLOWANCES - On 6/30/92, Council directed staff to prepare a
recommended policy regarding personal use of City vehicles and guidelines
on the types of vehicles purchased for assignment to Executive Managers.
Staff recommends Council approve the resolution, implement the Policy,
and direct the Fleet Manager to prepare a report with recommended
guidelines and recommendations. (Administration)
Agenda
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November 24, 1992
18.
REPORT
ALTERNATIVE METI-lODS FOR TI-lEDElJVER.Y OF FIRE PROTECTION AND
EMERGENCY MEDICAL SERVICES - On 3/17/92, Council directed staff to
undertake a comprehensive review of Fire Department operations, produce
a comprehensive report discussing the array of alternatives in the delivery
of fire protection services with an emphasis on emergency medical service,
and include input from all levels of fire service personnel. Staff
recommends acceptance of the report. (Fire Chief)
ITEMS PUllED FROM TI-IE CONSENT CALENDAR.
This is the time the City Council will discuss items whidl have been removed from the Consent Calendar. Agenda
items pu11ed at the request of the public will be consiJlered prior to those pu11ed by Councilmembers. Public
comments are limited to five minutes per individual
OrnER BUSINESS
19. CITY MANAGER'S REPORT(S)
a. Scheduling of meetings.
20. MAYOR'S REPORT(S)
21. COUNCIL COMMENTS
Councilman Malcolm
a. City Clerk salary review and possible action for salary increase.
Councilman Moore
b. City Manager and City Attorney salary review and possible action for salary increase.
c. Approving limited use of potable water at EastLake Greens Golf Course.
ADJOURNMENT
The City Council will meet in a closed session immediately following the Council meeting to discuss:
Institution of litigation regarding acquisition by eminent domain of certain real properties located
in public rights-of-way throughout the City - Pursuant to Government Code Sections 54956.8 and
54956.9(c)
Frank Scott v. City of Chula Vista - Pursuant to Government Code Section 54956.9(b) (1) Potential
Litigation
The meeting will adjourn to (a closed session and thence to) the Regular City Council Meeting on December
8, 1992 at 6:00 p.m. in the City Council Chambers.
A Special Meeting of the Redevelopment Agency will be held immediately following the City Council
meeting.
November 19, 1992
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council ~\I
Sid W. Morris, Assistant City Manager~\
~
City Council Meeting of November 24, 1992
This will transmit the agenda and related materials for the regular City Council
meeting of Tuesday, November 24, 1992. Comments regarding the Written
Communications are as follows:
Sa. Th i s is a 1 etter from Robert L. McCau 1 ey request i ng adopt i on of a
resolution to establish an uncompensated Veterans Advisory Commission. IT
IS RECOMMENDED THAT THIS REQUEST BE REFERRED TO THE HUMAN RELATIONS
COMMISSION FOR REVIEW AND RECOMMENDATION TO THE CITY COUNCIL.
SWM:mab
trans
October 21, 1992
MEMO TO:
city Clerk's Office
FROM:
Patty Wesp, city Council office
SUBJECT:
NOVEMBER 24 COUNCIL MEETING - FLAG CEREMONY
Cub Scout Pack #863 of Chula vista would like to give the Flag
ceremony at the beginning of the November 24, 1992 City Council
meeting.
Mayor Nader asked that I inform your office of this request in
order that the Scouts can earn their Citizenship Badge. Should you
have any questions, you may phone Bruce Murray, Cubmaster, at
482-9422 (res) or 422-6173 (bus).
Thank you.
cc: Mayor Nader
cub
COUNCIL AGENDA STATEMENT
Item
7'b
Meeting Date 11/24/92
ITEM TITLE: Proclamation - Proclaiming the Month of November 1992 as
lIALZHEIMER"S DISEASE AWARENESS MONTHlI
SUBMITTED BY:
Mayor Tim Nader ..J= ~~~
(4/5ths Vote: Yes___ No~)
The proclamation declaring the month of November 1992 as "ALZHEIMER'S DIESEASE
AWARENESS MONTH" will be presented by Mayor Nader to Ms. Helen Strong, Caregiver
Alzheimer's Association.
Form A-113 (Rev. 11/79)
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~"tJING THE 1IONTIi~. ... AS
-AI2HEIIIER"S CH.~IE .......
.. THE cnv C. CfU.A lA, QAL.IIQMIIA
WHEREAS, AIzheimer'. Oiae... II. PftlO . likely <il1lbIIng neut~ diM_a
that destroys the IiYes d vtctims as wet . "* kMKt OM8; ..:I
WHEREAS, many Ioc8I r8lidentl.... tom Alzheirner":s Dill.', ~ -..re
emotional, medical and financial.... an thIW m..rIIn; .x:f
WHEREAS, Alzheimer's DiM... costs ArNhica.1S mor.'" _ ~.-vlUIlIly
and is the fourth most common cause d death in the ~ StIdIIs b peraonI 80 years
and okier, with the incidence inaReing in 1he higher 1IgB~; Met
WHEREAS, although great actvanoernents tww. been made in recent yurs to help
us understand Alzheimer's DiM_, continued inYotvement of t-.Ilh care p.~JlI'ioneUs
and government officials will reaut in even gr&IIter progress IInCI improvement inpatient
care; and
WHEREAS, California and San Diego County are among the natioIlS' leaders in
the care of Alzheimer's patients through the prtMsion of epedaIized _ vtcea 8nd vital
research :
NOW, THEREFORE, I, nil! NADER, Mayor of the City dI ~ VIIita, CIifomia.
do hereby proctllim the month of Novwnber 1992 _ w..zH&IIIER'I Gl n&SE
AWARENESS MONTH" i't h CIty of 0tUa v.ta ..s jotn .... .xt IIIppOrt the
Alzheimer's AsaociIItion which is ..1* 'Q .. victimI 1M l1li17 I d.... ~ by
this dreIldfuI ... e. "
:f)atetf this.l&.hcff1d/!!f Nonmber , 19 -2L
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llJt~or!f t~e [Iff!f attfa o/lSta
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SENT BY: COMNAVAIRPAC CTPL :11-13-92 3:16PM
6195451483~
425 6184:** 1
.ov.mbe~ 13, 19;a
Bobert L. McOaule,
lQ87 8uaknel1 St?eet
Chula Vi.ta, OA 81913
(SID) 6~1-"3'7
Th. Honorable T1. H&d.~
Mayor of Chvla Vi.ta
276 Fourth Avenue
Chul. Vi.t., OA ~l~lO
D.ar Mayor .&d.~:
It ha. eome to ., attention, a. Act1n, Chalrman of th~ Chula Vi.ta
Veteran. Council, that the City of Chula Vista does n~t bave a
oommi..10n o~ Veteran. Adv1.o~y Oounail. '
Bealizin' that bbth the City and County of San Die,o,; by ordinance
w1thin there Admini.t~atlve Code., have .uoh eommi8.1~ns and
Advl.ory Councll. % que.tion why the City of Chula Vl~t. do.. not
have the .ame Gonaern. reCardins veterans? .
I .~ronCly feel that The Oity of Chula Vi.ta .hould .
policy to take the leadership role in identifying and
the needs of military veteran. and active duty millt
th.y relate to the oommunity. In ord.r to fulfil tbe
to this policy there 8hould be .stablished a Chula Vi
Advisopy Councll. The Couneil would funct10n a8 an 1
~odY in oa~ryln, out it. duti.. and respon8ib11itle.,
directing to tbe Mayor and City Coun~11. a. well a. t
Nanagep. .
This Council would .erve to adv1.. the City on matt~ relatinC to
veteran. i..u.. for both aot1ve an4 retired. suoh tters a. a
Southern C&lifQ~nl. Veterans Homa, veteran employm.nt policy,
eont~.atin, opportunities for veterans. Vete~an. ~ 1al Servioe.,
ju.t to name a few could be within the duties and.e onaibilitie.~"
to r....~ch, .tudv and provide adviSe. ~~
. ~~
Therefore 1 pray that the City Council adopt a re.Ol~ion to ~~(~
..ta blieh an uncompensat.d Vaterans Advi80ry Commis.lon, or similar
named entity, to repre.ent tbe int.r..t of the mlIlt y (both
aotiv. and retired) that reside 1n the community who ow baVe no
.uoh forum.
t..blillh
adelre..in,
y iSSUeS ..
t..ks ~el.t.e<l
ta V.tel'ana
d.pencient
r.portin.
e City
Should. suoh a resolution b. adapted. I would be honO~d to ..~ve
.uch a aause, inaludln. tbe establi.hment and cievelo nt of the
,roup. charter o~Saniz.tton lnol~d1ns membership, re ort., meeting
to inolude eo..l1anc. with the Brown Act. organi.at1 n. and duti...
WJJ)JLC~
BOBERT L. NCCAVLIY ~
ole- CI,y C.olM: lC...
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EN COMMUNICATIO
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SENT BY: COMNAVAIRPAC CTPL :11-13-92 3:17PM
6195451483..,.
425 6184:1:1 2
T~pioal D~ti.. and B..pon.ibilit1.s would lnolude:
(.xoerp~ Iro. B~ Co~ty A~tlo1. XLVIII. of tbe &dmlnl.t~&tlon
Ood., S.otion 820.)
1. To ..~ve a8 an information p..ource to the City 0
i..ye. related t~ milita~y veterans, and aotive duty
i..ue. .. they relate to the community.
2. To promote eoo~dinat. .ffort. of publio and prlva
orlaniEations en,a.ed 1n ..pvlee. to m11lta~~ vet.~an
facilitat. a city app~o&ob to the p~ovi.ions of .e"vi
vet.pan..
3. To develop an~ make policy reoommendation. to thel City Mana.er
and Cltp Counoil p.,ardin, veteran. i..ue. a. they re~ate to the
oommunit,..
4. To provide a publio fOrum for the discussion of i..uea relatin.
to military ve'.rans and aattve duty military pereonn.l ae the~
relate to the oOMmUnit~.
5. To re.pond to reque.t. from the City to review l'~ue' relating
to military vetepan. and aotive duty military p.r.onn~l a. tbe~
relate to the ~ommunlty.
e. To ...1,t apPPopPiat. d.p.~~m.nt. in the ~evelop~nt of plan.
fop 'e~vioe. to a11itary vet.ran. an~ active duty m11litary
per.onnel .. they relate ~o th. cammuni~y.
7. To ...1.t .ppropPiate department. pevlewin. 1..isllation to
military veteran. and .otive duty militar,. pe~.onnel ~. they relate
to the communit,_
Sa.. ' ;<
COUNCIL AGENDA STATEMENT
ITEM TITLE:
O d' ;5JJ/,
r lnance . - ~provlng
Residential Properties
It... ~ %
Meeting Date 1~ //'..2~
.r l>DOPJ\O~
R'tJ-.t)\~G ~~t)
S~~tigation Requirements for
SUBMITTED BY: Deputy City Manager Krempl
REVIEWED BY: City Manage~ (4/5ths Vote: Yes No-X-)
The purpose of this ordinance is to assist the Chula Vista Elementary and
Sweetwater Union High School Districts in achieving full mitigation for impacts
on school facilities. The circumstance would be when a residential development
requires a legislative action by the City of Chula Vista.
RECOMMENDATION: That the City Council place the ordinance on first reading.
BOARDS/COMMISSIONS RECOMMENDATION: N.A.
DISCUSSION
The City of Chula Vista has policies concerning new development that ensure that
the elementary and high school districts have the necessary school sites and
funds to meet the needs of students concurrent with development. These policies
are embodied in the Chula Vista General Plan, Growth Management Ordinance and
Threshold Standards.
Since school fees are inadequate to be able to provide new schools when needed,
the City of Chula Vista has attached conditions on all major planned communities
and other residential projects requiring a legislative act, that full mitigation
be required as stipulated by the school districts. The net effect of this has
been that all of the major projects - Eastlake, Rancho del Rey, Sunbow and Salt
Creek I, have been required to participate in Mello Roos Community. Facilities
Districts to construct new schools.
For some time now, the City and the school districts have been meeting to explore
ways of assisting the districts in obtaining funds to finance new facilities to
serve growth. As a first step of good faith in that effort, the districts have
asked the City to memorialize an ordinance requiring mitigation of school
impacts. This is similar to an ordinance adopted by the County of San Diego in
May 1991. The ordinance requires no more or less than the current practice of
the City. The imperative for moving forward with this ordinance at this time,
however, is the recent passage of Senate Bill 1287 which takes effect on January
1, 1993.
The bill removes the authority of the City to condition projects requiring a
legislative act to provide full mitigation of school impacts. The legislation
,,/
is a result of a compromise to get the votes to place on the June 1994 ballot a
proposal to reduce the required vote for a General Obligation Bond to a simple
majority. Should this not be approved, the authority to require full mitigation
for legislative acts would be reinstated. Unfortunately, an 18 month window is
created during which neither the City nor the district can require more than the
statutory $1.50/square foot (to be increased by $1.00) for school mitigation.
With pending projects, such as Otay Ranch, Rancho San Miguel, Salt Creek Ranch
and Telegraph Canyon Estates still facing discretionary planning actions by the
City, both school districts have concerns.
A provision of the bill states that it shall have prospective application only
and shall not affect any action taken by a local agency prior to the effective
date of the section. Existing agreements are likewise unaffected by this
legislation.
It is staff's understanding that all of the major developers in the Eastern
Territories have expected and anticipated being part of a Mello Roos Community
Facilities District for schools, just as the developing projects have. Copies
of the ordinance are being provided to them with the agenda statement.
One provision of the draft ordinance, Section F, mandates that the Council
condition its approval of a legislative action upon school impact mitigation to
the satisfaction of the district. An alternative, not recommended, would be to
make such a requirement permissive instead of mandatory, thereby giving the
Council the ability to make overriding findings of school impacts. Staff feels
this option is unnecessary and supports the ordinance as drafted. The school
districts' policies as well as the City's, are well established, known and _
accepted by all parties, i.e., Mello Roos and the City, may not want to get in
the middle of a school district issue as to what constitutes appropriate
mitigation. In a worst case scenario, the City could amend or rescind the
ordinance as well.
.-..
FISCAL IMPACT
For 18 months, up until the June 1994 election, school districts will otherwise
only be able to collect fees and not fully mitigate school impacts. This
ordinance will allow Chula Vista, the school districts and the developers to
continue to implement current policy.
GK:mab
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t.-.2
CA SB 1287
11/10/92
Page 1
Enacted
SENATE BILL No. 1287
CHAPTER 1354
Lockyer
An act to add and repeal Article 5 (commencing with section 17760)
of Chapter 22 of Part 10 of the Education Code, to amend sections 65995
and 65996 of, and to add and repeal sections 65995, 65995.3, and 65996
of, the Government Code, and to repeal Section 34 of Chapter 1209 of the
Statutes of 1989, relating to school facilities.
[Approved by Governor September 30, 1992. Filed with
Secretary of State September 30, 1992.]
SB 1287,
LEGISLATIVE COUNSEL'S DIGEST
School facilities.
(1) Under existing law, the State Allocation Board is authorized to
apportion funding for school facilities projects, for designated
construction purposes, on behalf of applicant school districts under the
Leroy F. Greene State School Building Lease-Purchase Law of 1976.
This bill would repeal that program, pursuant to certain legislative
findings, as of January 1, 1996.
The bill would state that the changes specified above shall become
e'r..cative only if ACA 6 is approved by a majority of the voters voting
on that measure.
(2) Existing law authorizes local agencies to impose limited fees or
other charges against certain development projects to fund the
construction or reconstruction of school facilities.
This bill would authorize the levy of an additional fee, for school
facilities purposes, on certain residential construction of up to $1 per
square foot of assessable space.
Existing law prohibits the legislative body of a local agency from
levying development fees or other requirements for the construction or
reconstruction of schools, other than pursuant to designated statutory
authority.
This bill would specify that this prohibition applies to both
administrative and legislative action of the legislative body of a local
agency.
Under existing law, development fees or other requirements to fund
school construction or reconstruction may be imposed against residential
construction other than new construction only where the resulting
increase in assessable space, as defined, resulting from the
C',.......c;truction exceeds 500 square feet. Existing law also excludes
l .gnated school facility expenses from the "construction or
reconstruction" purposes for which the developer fees or other
t,,;!
CA SB 1287
11/10/92
Page 2
consideration may be expended, authorizes the expenditure of up to 3% of
the fees collected in any fiscal year for administrative costs incurred
in collecting the fees or other consideration, defines the "assessable
space" of residential development, and the "chargeable covered and
enclosed space" of commercial or industrial development, that are
subject to a development fee or other requirement, and specifies that
the dollar amount of the maximum developer fee or other requirement
shall be increased for inflation every 2 years.
-
Existing law also contains the legislative finding that the
provisions of existing law described in the preceding paragraph are
declaratory of existing law.
This bill would repeal that legislative finding.
(3) Existing law prescribes the exclusive methods that may be
required by local agencies to mitigate environmental effects related to
the adequacy of school facilities when considering, under the California
Environmental Quality Act ("CEQA"), the approval, or the establishment
of conditions for the approval, of a development project, which is
defined to mean a project undertaken for the purpose of development,
including a project involving the issuance of a permit for construction
or reconstruction. Existing law also prohibits a public agency, under
CEQA or the Subdivision Map Act, from denying approval of a project on
the basis of the adequacy of school facilities.
This bill would prohibit a public agency, in the exercise of its ~
authority to adopt general plans, zoning laws, and other land use
legislation, from either denying approval of a project on the basis of
the adequacy of school facilities or imposing conditions, other than the
requirement to pay the limited school facilities fees, on the approval
of a project for the purpose of providing school facilities.
The bill also would delete the definition of development project, as
described above, and would specify that the restrictions described above
upon the mitigation of environmental effects under CEQA apply to both
administrative and legislative action taken by a public agency under
CEQA.
The bill would specify that these changes shall have prospective
application only.
(4) This bill would specify that the changes described in (2) and
(3) are repealed on the date that ACA 6 fails to receive the approval of
a majority of the voters voting on that measure.
The people of the State of California do enact as follows:
SECTION 1. It is the intent of the Legislature to enact a new
program for the financing of school facilities in accordance with the
following principles:
(a) Primary financial responsibility for school facilities should
rest with school districts.
.-...
(b) School districts should be authorized to raise a sufficient
~-r
CA SB 1287
11/10/92
Page 3
c Int of revenue locally to finance a majority of their school facility
n. _js.
(c) The role of the state should be limited to:
(1) Using state funds to supplement the local revenues of those
school districts having low assessed valuation.
(2) Using state funds to finance needed school facilities for those
school districts that have met or exceeded their debt capacity.
(3) Using state funds to provide interim school facilities for those
school districts that are unable to supply the expected level of local
revenues.
SEC. 2. Article 5 (commencing with Section 17760) is added to
Chapter 22 of Part 10 of the Education Code, to read:
Article 5. Repeal of Chapter
17760. This chapter shall remain in effect only until January 1,
1996, and as of that date is repealed, unless a later enacted statute,
which is enacted before January 1, 1996, deletes or extends that date.
SEC. 3. Section 65995 of the Government Code is amended to read:
65995. (a) Except for a fee, charge, dedication, or other
requirement authorized under section 53080, or pursuant to Chapter 4.7
(commencing with section 65970), no fee, charge, dedication, or other
requirement shall be levied by the legislative body of a local agency
against a development project, as defined in section 53080, for the
construction or reconstruction of school facilities.
(b) In no event shall the amount of any fees, charges, dedications,
or other requirements authorized under section 53080, or pursuant to
Chapter 4.7 (commencing with section 65970), or both, exceed the
following:
(1) One dollar and fifty cents ($1.50) per square foot of assessable
space, in the case of any residential development. "Assessable space,"
for this purpose, means all of the square footage within the perimeter
of a residential structure, not including any carport, walkway, garage,
overhang, patio, enclosed patio, detached accessory structure, or
similar area. The amount of the square footage within the perimeter of a
residential structure shall be calculated by the building department of
the city or county issuing the building permit, in accordance with the
standard practice of that city or county in calculating structural
perimeters.
(2) In the case of any commercial or industrial development,
t~nty-five cents ($0.25) per square foot of chargeable covered and
f .osed space. "chargeable covered and enclosed space," for this
~. _pose, means the covered and enclosed space determined to be within
the perimeter of a commercial or industrial structure, not including any
storage areas incidental to the principal use of the.d7velopme~t,
garage, parking structure, unenclosed walkway, or ut1l1ty or d1sposal
~~5
CA SB 1287
11/10/92
Page 4
area. The determination of the chargeable covered and enclosed space
within the perimeter of a commercial or industrial structure shall be
made by the building department of the city or county issuing the
building permit, in accordance with the building standards of that city
or county.
~,
(3) The amount of the limits set forth in paragraphs (1) and (2)
shall be increased in 1990, and every two years thereafter, according to
the adjustment for inflation set forth in the statewide cost index for
class B construction, as determined by the state Allocation Board at its
January meeting, which increase shall be effective as of the date of
that meeting. The state Allocation Board shall not raise the amount of
the district matching share calculated under section 17705.5 of the
Education Code, as a result of the increase under this paragraph, until
at least 90 days after the date of that increase.
(c) (1) Notwithstanding any other provision of law, during the term
of any contract entered into between a subdivider or builder and a
school district, city, county, or city and county, whether general law
or chartered, on or before January 1, 1987, that requires the payment of
a fee, charge, or dedication for the construction of school facilities
as a condition to the approval of residential development, neither
section 53080 nor this chapter applies to that residential development.
(2) Any development project for which a final map was approved and
construction had commenced on or before September 1, 1986, is subject to
only the fee, charge, dedication, or other requirement prescribed in any ~
local ordinance in existence on that date and applicable to the project.
(d) For purposes of Section 53080 and this chapter, "residential,
commercial, or industrial development" does not include any facility
used exclusively for religious purposes that is thereby exempt from
property taxation under the laws of this state, any facility used
exclusively as a private full-time day school as described in Section
48222 of the Education Code, or any facility that is owned and occupied
by one or more agencies of federal, state, or local government. In
addition, "commercial or industrial development" includes, but is not
limited to, any hotel, inn, motel, tourist home, or other lodging for
which the maximum term of occupancy for guests does not exceed 30 days,
but does not include any residential hotel, as defined in paragraph (1)
of subdivision (b) of Section 50519 of the Health and Safety Code.
(e) The Legislature finds and declares that the subject of the
financing of school facilities with development fees is a matter of
statewide concern. For this reason the Legislature hereby occupies the
subject matter of mandatory development fees and other development
requirements for school facilities finance to the exclusion of all local
measures on the subject.
(f) Nothing in this section shall be interpreted to limit or
prohibit the use of Chapter 2.5 (commencing with Section 53311) of
Division 2 of Title 5 to finance the construction or reconstruction of
school facilities.
~
(g) This
shall remain
section shall become inoperative on January 1, 1993 and
. . . ,
1noperat1ve unt11 the date that Assembly Constitutional
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CA SB 1287
11/10/92
Page 5
~.~ndment 6 of the 1991-92 Regular Session fails to receive the approval
( majority of the voters voting on the measure, and as of that date
tl._.:> section shall become operative.
SEC. 4. Section 65995 is added to the Government Code, to read:
65995. (a) Except for a fee, charge, dedication, or other
requirement authorized under Section 53080, or pursuant to Chapter 4.7
(commencing with Section 65970), no fee, charge, dedication, or other
requirement shall be levied by the legislative body of a local agency
against a development project, as defined in Section 53080, whether by
administrative or legislative action, for the construction or
reconstruction of school facilities.
(b) In no event shall the amount of any fees, charges, dedications,
or other requirements authorized under section 53080, or pursuant to
Chapter 4.7 (commencing with Section 65970), or both, exceed the
following:
(1) One dollar and fifty cents ($1.50) per square foot of assessable
space, in the case of any residential development. "Assessable space,"
for this purpose, means all of the square footage within the perimeter
of a residential structure, not including any carport, walkway, garage,
overhang, patio, enclosed patio, detached accessory structure, or
similar area. The amount of the square footage within the perimeter of a
residential structure shall be calculated by the building department of
t',~ city or county issuing the building permit, in accordance with the
~ dard practice of that city or county in calculating structural
perimeters.
(2) In the case of any commercial or industrial development,
twenty-five cents ($0.25) per square foot of chargeable covered and
enclosed space. "Chargeable covered and enclosed space," for this
purpose, means the covered and enclosed space determined to be within
the perimeter of a commercial or industrial structure, not including any
storage areas incidental to the principal use of the development,
garage, parking structure, unenclosed walkway, or utility or disposal
area. The determination of the chargeable covered and enclosed space
within the perimeter of a commercial or industrial structure shall be
made by the building department of the city or county issuing the
building permit, in accordance with the building standards of that city
or county.
(3) The amount of the limits set forth in paragraphs (1) and (2)
shall be increased in 1990, and every two years thereafter, according to
the adjustment for inflation set forth in the statewide cost index for
class B construction, as determined by the State Allocation Board at its
January meeting, which increase shall be effective as of the date of
that meeting. The State Allocation Board shall not raise the amount of
the district matching share calculated under section 17705.5 of the
Education Code, as a result of the increase under this paragraph, until
at~~east 90 days after the date of that increase.
(c) (1) Notwithstanding any other provision of law, during the term
of any contract entered into between a subdivider or builder and a
school district, city, county, or city and county, whether general law
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CA SB 1287
11/10/92
Page 6
or chartered, on or before January 1, 1987, that requires the payment of
a fee, charge, or dedication for the construction of school facilities ~
as a condition to the approval of residential development, neither
section 53080 nor this chapter applies to that residential development.
(2) Any development project for which a final map was approved and
construction had commenced on or before September 1, 1986, is subject to
only the fee, charge, dedication, or other requirement prescribed in any
local ordinance in existence on that date and applicable to the project.
(d) For purposes of section 53080 and this chapter, "residential,
commercial, or industrial development" does not include any facility
used exclusively for religious purposes that is thereby exempt from
property taxation under the laws of this state, any facility used
exclusively as. a private full-time day school as described in Section
48222 of the Education Code, or any facility that is owned and occupied
by one or more agencies of federal, state, or local government. In
addition, "commercial or industrial development" includes, but is not
limited to, any hotel, inn, motel, tourist home, or other lodging for
which the maximum term of occupancy for guests does not exceed 30 days,
but does not include any residential hotel, as defined in paragraph (1)
of subdivision (b) of Section 50519 of the Health and Safety Code.
(e) The Legislature finds and declares that the subject of the
financing of school facilities with development fees is a matter of
statewide concern. For this reason the Legislature hereby occupies the
subject matter of mandatory development fees and other development
requirements for school facilities finance to the exclusion of all local
measures on the subject.
~
(f) Nothing in this section shall be interpreted to limit or
prohibit the use of Chapter 2.5 (commencing with Section 53311) of
Division 2 of Title 5 to finance the construction or reconstruction of
school facilities.
(g) This section shall remain in effect only until the date that
Assembly Constitutional Amendment 6 of the 1991-92 Regular Session fails
to receive the approval of a majority of the voters voting on the
measure, and as of that date this section is repealed.
SEC. 5. Section 65995.3 is added to the Government Code, to read:
65995.3. (a) In addition to the fee, charge, dedication, or other
requirement specified in subdivision (b) of Section 65995, an additional
fee, charge, dedication, or other requirement of one dollar ($1) per
square foot of assessable space may be levied by the governing board of
a school district against that residential construction described in
subparagraphs (B) and (C) of paragraph (1) of subdivision (a) of Section
53080 for the construction or reconstruction of school facilities.
(b) This section shall remain in effect only until the date that
Assembly Constitutional Amendment 6 of the 1991-92 Regular Session fails
to receive the approval of a majority of the voters voting on the ~,
measure, and as of that date this section is repealed.
SEC. 6. Section 65996 of the Government Code is amended to read:
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CA SB 1287
11/10/92
Page 7
65996. (a) The following prov1s1ons shall be the exclusive methods
of mitigating environmental effects related to the adequacy of school
facilities when considering the approval or the establishment of
conditions for the approval of a development project, as defined in
section 53080, pursuant to Division 13 (commencing with section 21000)
of the Public Resources Code:
(1) Chapter 22 (commencing with section 17700) of Part 10 of the
Education Code.
(2) Chapter 25 (commencing with Section 17785) of Part 10 of the
Education Code.
(3) Chapter 28 (commencing with Section 17870) of Part 10 of the
Education Code.
(4) Article 2.5 (commencing with Section 39327) of Chapter 3 of Part
23 of the Education Code.
(5) section 53080 of the Government Code.
(6) Chapter 2.5 (commencing with Section 53311) of Division 2 of
Title 5 of the Government Code.
,.- (7) Chapter 4.7 (commencing with Section 65970) of Division 1 of
.e 7 of the Government Code.
(b) No public agency shall, pursuant to Division 13 (commencing with
Section 21000) of the Public Resources Code or Division 2 (commencing
with Section 66410) of this code, deny approval of a project on the
basis of the adequacy of school facilities.
(c) This section shall become inoperative on January 1, 1993, and
shall remain inoperative until the date that Assembly Constitutional
Amendment 6 of the 1991-92 Regular Session fails to receive the approval
of a majority of the voters voting on the measure, and as of that date
this section shall become operative.
SEC. 7. Section 65996 is added to the Government Code, to read:
65996. (a) The following provisions shall be the exclusive methods
of mitigating environmental effects related to the adequacy of school
facilities when considering the approval or the establishment of
conditions for the approval of a development project by administrative
or legislative action pursuant to Division 13 (commencing with section
21000) of the Public Resources Code:
(1) Chapter 22 (commencing with Section 17700) of Part 10 of the
Education Code.
,-,.._- (2) Chapter 25 (commencing with Section 17785) of Part 10 of the
~ation Code.
(3 ) Chapter 28 (commencing with section 17870) of Part 10 of the
Education Code. ~~~
CA SB 1287
11/10/92
Page 8
(4) Article 2.5 (commencing with section 39327) of Chapter 3 of Part
23 of the Education Code.
--
(5) section 53080 of the Government Code.
(6) Chapter 2.5 (commencing with section 53311) of Division 2 of
Title 5 of the Government Code.
(7) Chapter 4.7 (commencing with section 65970) of Division 1 of
Title 7 of the Government Code.
(b) No public agency shall, pursuant to Division 13 (commencing with
section 21000) of the Public Resources Code or Title 7 (commencing with
section 65000), deny approval of a project on the basis of the adequacy
of school facilities, or impose conditions on the approval of a project
for the purpose of providing school facilities that exceed the amounts
authorized pursuant to this chapter.
(c) This section shall have prospective application only, and shall
not affect any action taken by a local agency prior to the effective
date of this section.
(d) This section shall remain in effect only until the date that
Assembly Constitutional Amendment 6 of the 1991-92 Regular Session fails
to receive the approval of a majority of the voters voting on the
measure, and as of that date this section is repealed.
--
SEC. 8. section 34 of Chapter 1209 of the Statutes of 1989 is
repealed.
SEC. 9. (a) The Legislature finds and declares that paragraph (2)
of subdivision (a) of Section 53080 of the Government Code and paragraph
(1) of subdivision (b) of section 65995 of the Government Code, as
amended by Chapter 1209 of the Statutes of 1989, are declaratory of
existing law.
(b) This section shall become operative on the date that Assembly
Constitutional Amendment 6 of the 1991-92 Regular Session fails to
receive the approval of a majority of the voters voting on the measure.
SEC. 10. sections 1 and 2 of this act shall become operative only
upon the approval of Assembly Constitutional Amendment 6 of the 1991-92
Regular Session by a majority of voters voting on the measure.
-,
(,,'/1/
providing the educational facilities and equipment
required to serve the development to be permitted
by the Legislative Action.
D. The beneficiary or beneficiaries of the Legislative
Action shall follow the process of the School
District to obtain an irrevocable and binding
agreement with the School District in which the
beneficiary or beneficiaries shall agree to pay
supplemental school facilities fees in a mutually
agreeable amount or such other agreement as the
District and the beneficiary of the Legislative
Action shall deem mutually acceptable.
E. The City shall give the School District notice of
the City hearings on the Legislative Action. The
City may consider the Legislative Action
notwi thstanding a lack of the binding agreement.
The details of the agreement, or lack thereof,
shall be included in the report of the Planning
Department to the Planning Commission and City
Council on the Legislative Action. This chapter
shall not apply to publicly initiated Legislative
Acts nor to Legislative Acts relating exclusively
to non-residential development.
F. If the City Council approves the Legislative
Action, it shall be conditioned upon mitigation of
school impacts to the satisfaction of the school
district(s) .
Sec. 17.11A.040
Responsibilities.
~ The school districts have responsibilitv for
explorinq all alternate fundinq mechanisms for new
school construction. includinq State funds. When
obtained. the Districts should attempt to apply
such funds to reduce the need for assessment
district or development fees imposed on new
development.
B.
The responsibility for negotiating the
agreement between the school district
beneficiaries of the Legislative Action
borne by those parties.
binding
and the
shall be
SECTION II: The ci tv Council shall review this
ordinance and its operation and effect not later than August. 1994
for the purpose of determininq if it should be continued. modified
or repealed.
3 ~ -/3
SECTION III: This ordinance
effect on the thirtieth day from and a
-.
Presented by
George Krempl, Deputy City
Manager
Bruce M.
Attorney
P: \home\aUomey\171lA
-,
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4 t -IJ/
~\o~
~<:)o
~~<:)
~~G
AN ORDINANCE OF THE CITY OF CH~ ~~A ADDING
CHAPTER 17. llA TO THE CHU~_\~A MUNICIPAL
CODE RELATING TO THE MITIGA~N OF THE IMPACT
OF LEGISLATIVE ACTIONS ON SCHOOL FACILITIES
ORDINANCE NO.
2534
follows:
The City Council of the City of Chula Vista ordains as
SECTION I: That a new Chapter 17.11A is hereby added to
the Chula Vista Municipal Code to read:
CHAPTER 17.11A
MITIGATION OF THE
LEGISLATIVE ACTIONS
DISTRICTS.
IMPACT OF
ON SCHOOL
Sec. 17.11A.Ol0
Purpose.
The purpose of this
adequate educational
concurrently with new
legislative actin by the
ordinance is
facilities
development
ci ty Council.
to ensure that
are available
resul ting from
The City Council of the City of Chula Vista finds and
declares as follows:
A.
B.
C.
D.
Sufficient, adequate school facilities should be
available to serve new development.
City review of proposed legislative action provides
the opportunity to ensure that adequate school
facilities are available when needed.
Sufficient funds for the expansion or construction
of school facilities and the purchase of
educational equipment necessitated by increased
enrollment are not available in the Chula vista
Elementary School District and Sweetwater Union
High School District. Any City legislative actions
that increase the impact on schools would further
exacerbate funding problems.
The public health and safety and the general
welfare of the community and all its citizens are
negatively affected by a lack of facilities
sufficient to provide for the education of the
children of the City of Chula Vista.
E.
City involvement is needed to alleviate the impacts
on existing educational facilities And equipment of
'-I
development from legislative actions by the City
Council.
~
F. For these reasons, enhanced metnods of mitigat' g
e impact on school facili ties caused by
islative actions are needed in the City of hula
Sec. Definitions.
e fOllowing words are used in t is Chapter,
e the meaning ascribed to hem in this
Whenever
they shall h
section.
A. Equipment" any capital
facilities a equipment used by school district
for the expan ion, construction or reconstruction
of school faci 'ties, including land acquisition.
B. "Legislative Ac for t e purpose of this
chapter means th adoption amendment of any of
the following: 1) Gener. 1 Plan; (2) Specific
Plan; (3) General evelop nt Plan; (4) Sectional
Planning Area Plan SPA an); (5) Pre-annexation
Pre-zone or adopti 0 a rezone changing the
allowable use of pro r
C.
"School District"
School District
District.
.-.,
the Chula Vista Elementary
Sweetwater Union School
Sec. 17.11A.030
The beneficiary or benefic of a Legislative
Action have the righ to the t mely processing of the
request by the affect d school di tricts. Consequently,
the following proce re is estabI'shed.
B.
The city
proposed
provide
allowed
private reque t for a Legislative
initiated, th beneficiary or
of the action sha 1 notify the school
ing the area in w ich their property
A.
At the time
Action is
beneficiarie
district se
is located.
all notify the School District when a
Legislative Action is initiated and
etails of the potent~ 1 development
y the proposed Legislative Action.
C.
01 District shall document e impact of
ect resulting from the propose Legislative
on its facili ties and equipme t and work
with e beneficiary or beneficiaries of the action
to d vise an equitable and timely method of
-
2
~-/~
COUNCIL AGENDA STATEMENT
Item
?
;;;'7~5
Meeting Date 11/24/92
Resolution ~ Accepting bids and awarding contract for
the purchase of trucks
SUBMITTED BY: Director of Finance 'c?jfJ
REVIEWED BY: City Manager ,jt~ ~ ~{I
{j /t
ITEM TITLE:
(4/5ths Vote: Yes_No..xJ
Bids were received and opened at 2:00 p.m. on October 23, 1992, in the office of the
Purchasing Agent for the purchase of the below listed trucks:
ITEM QTY DESCRIPTION DIVISION
1 1 5 cubic yard Dump Truck with Emulsion Sprayer Street Maintenance
2 1 10-12 cubic yard 3-axle Dump Truck Street Maintenance
3 1 4 cubic yard Transit Mix Truck Street Maintenance
RECOMMENDATION:
Item 1 & 3 - That Council award bids to Pacific Freightliner Trucks.
Item 2 - That Council award bid to Pressley Peterbilt.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
Item 1 - 5 cubic yard Dump Truck with Emulsion Sprayer
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Pacific Freightliner Trucks $45,481.00 $3,524.78 $-8,500 $40,505.78
Lakeside
Pressley Peterbilt 46,108.01 3,573.37 -5,500 44,181.38
San Diego
Clippinger Chevrolet 45,870.35 3,554.95 0 49,425.30
Covina
Miramar Ford Truck 49,928.00 3,869.42 -3,500 50,297.42
San Diego
7.r/
Page 2, Item--2-
Meeting Date 11/24/92
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Fuller Ford 49,512.00 3,837.18 -3,000 *50,349.18
Chula Vista
Dion International Trucks, Inc. 55,261.00 4,282.73 -4,687 54,856.73
San Diego
*Even taking into account the sales tax received by the City from local vendors, Pacific Freightliner
Trucks is the lowest bid.
The low bid of Pacific Freightliner Trucks meets specifications and is acceptable.
Item 2 - 10-12 cubic yard 3-axle Dump Truck
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Miramar Ford $69,912.00 $5,418.18 $-5,000 $70,330.18
San Diego
Pressley Peterbilt 74,654.00 5,785.69 -7,000 73,439.69
San Diego
Pacific Freightliner Trucks 77,790.00 6,028.73 -8,500 75,318.73
Lakeside
Dion International Trucks, Inc. 80,079.00 6,206.12 -6,213 80,072.12
San Diego
The low bid of Miramar Ford does not meet specifications. Specifications required a
minimum 330 HP engine with an engine brake and control. The Ford truck bid is powered
by a 300 HP engine without brake and control. The truck will be used to tow a trailer with
roller in addition to carrying a load of street maintenance materials. The size engine
specified was the minimum horsepower that would adequately perform its intended use. The
brake and control are engine braking devices that allow the engine to de-accelerate and allow
for better braking.
Specifications also required the front springs to be rated at a minimum 16,000 Ibs. The Ford
is equipped with 14,600 lb. springs. The load capacity would be too great for these springs
and would require that City staff build them up after receipt of the truck.
The Fleet Manager recommends purchase of the second low bid of Pressley Peterbilt. The
unit meets specifications and is acceptable.
?,~
Page 3, Item--2
Meeting Date 11/24/92
Item 3 - 4 cubic yard Transit Mix Yard
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Pacific Freightliners Trucks $60,689.00 $4,703.40 $-1 ,200 $64,192.40
Lakeside
Dion International Trucks, Inc. 65,886.00 5,106.17 -2,237 68,755.17
San Diego
McNeilus Truck & Mfg. 68,750.00 5,328.13 0 74,078.13
Colton
The low bid of Pacific Freightliner Trucks meets specifications and is acceptable.
The trade-in allowances are compatible to what the trucks would probably bring in at auction.
To save staff time, the trucks will be traded.
FISCAL IMPACT: Sufficient funds are provided for in the FY 92-93 Equipment Replacement
Budget for the purchase of the three trucks. The budget provided $176,000. Purchase cost
will be $175,028.36.
WPC F:\HOME\WPC\PURCHASE\316.92
'?~:3 /7-1/
RESOLUTION NO.
4 ~
) (, I~J
~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
ACCEPTING BIDS AND AWARDING CONTRACT FOR THE PURCHASE
OF TRUCKS
WHEREAS, bids were received and opened at 2:00 p.m. on October 23, 1992 in the
office of the Purchasing Agent for the purchase of the below listed trucks:
ITEM QTY DESCRIPTION DIVISION
1 1 5 cubic yard Dump Truck with Emulsion Street Maintenance
Sprayer
2 1 10-12 cubic yard 3-axle Dump Truck Street Maintenance
3 1 4 cubic yard Transit Mix Truck Street Maintenance
WHEREAS, the following six bids were received for Item 1:
Item 1 - 5 cubic yard Dumo Truck with Emulsion Sorayer
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Pacific Freightliner Trucks $45,481.00 $3,524.78 $-8,500 $40,505.78
Lakeside
Pressley Peterbilt 46,108.01 3,573.37 -5,500 44,181.38
San Diego
Clippinger Chevrolet 45,870.35 3,554.95 0 49,425.30
Covina
Miramar Ford Truck 49,928.00 3,869.42 -3,500 50,297.42
San Diego
Fuller Ford 49,512.00 3,837.18 -3,000 50,349.18
Chula Vista
Dion International Trucks, Inc. 55,261.00 4,282.73 -4,687 54,856.73
San Diego
WHEREAS, the low bid of Pacific Freightliner Trucks meets specifications
and is acceptable; and,
WHEREAS, the following four bids were received for Item 2:
Item 2 - 10-12 cubic yard 3-axle Dumo Truck
'I'>
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Miramar Ford $69,912.00 $5,418.18 $-5,000 $70,330.18
San Diego
Pressley Peterbilt 74,654.00 5,785.69 -7,000 73,439.69
San Diego
Pacific Freightliner Trucks 77,790.00 6,028.73 -8,500 75,318.73
Lakeside
Dion International Trucks, Inc. 80,079.00 6,206.12 -6,213 80,072.12
San Diego
WHEREAS, the low bid of Miramar Ford does not meet specifications which
required a minimum 330 HP engine with an engine brake and control and the Ford truck
is powered by a 300 HP engine without brake and control; specifications also required the
front springs to be rated at a minimum 16,000 Ibs. and the Ford is equipped with 14,600
lb. springs; and,
WHEREAS, the Fleet Manager recommends purchase of the second low bid
of Pressley Peterbilt which meets specifications and is acceptable; and,
WHEREAS, the following three bids were received on Item 3:
Item 3 - 4 cubic yard Transit Mix Yard
BIDDER UNIT PRICE SALES TRADE-IN AMOUNT
TAX ALLOWANCE
Pacific Freightliners Trucks $60,689.00 $4,703.40 $-1,200 $64,192.40
Lakeside
Dion International Trucks, Inc. 65,886.00 5,106.17 -2,237 68,755.17
San Diego
McNeilus Truck & Mfg. 68,750.00 5,328.13 0 74,078.13
Colton
WHEREAS, the low bid of Pacific Freightliner Trucks meets specifications
and is acceptable.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Chula Vista does hereby accept the bids for the purchase of trucks and awards the
contract for Items 1 and 3 to Pacific Freightliner Trucks and for Item 2 to Pressley
Peterbilt.
2
?~;,
BE IT FURTHER RESOLVED that the Purchasing Agent of the City of Chula
Vista is hereby authorized and directed to execute said contracts for and on behalf of the
City of Chula Vista.
Presented by
Lyman Christopher, Director
of Finance
F: \home \attorney\ trucks
as t~rm by
Bruce M. Boogaard, City
Attorney
3
7-7
COUNCIL AGENDA STATEMENT
Item
Meeting Date 11/24/92
r
ITEM TITLE: RESOLUTION J'~~~~ Approving the resolution
accepting the 1991-92 Grantee Performance
Report and authorizing its submittal to the
U.S. Department of Housing and Urban
Development ~~,
SUBMITTED BY: Community Develog~ent DirectorOVL
REVIEWED BY: city Manag~~~\/5ths Vote: YES___NO~)
The city annually submits a Grantee Performance Report (GPR)
to the U. S. Department of Housing and Urban Development
(HUD). The GPR provides detailed information on the use of
Community Development Block Grant (CDBG) funds including the
progress achieved and the status of funds. HUD reviews the
GPR and evaluates whether the City has carried out its
activities in accordance with the City's 1990-93 Community
Development Plan and federal requirements.
RECOMMENDATION: That the City Council adopt the resolution
accepting the 1991-92 Grantee Performance Report and
authorizing its submittal to HUD.
BOARDS/COMMISSIONS RECOMMENDATIONS: Not applicable.
DISCUSSION:
The Grantee Performance Report (GPR) states, for each
project, the amount of CDBG funds expended, the amount of
funds remaining, and the progress achieved on each project.
The City expended $1,837,914 in CDBG funds during 1991-92
and had a balance of $1,579,660 as of June 30, 1992.
The largest expenditure was for the Norman Park Senior
Center, in the amount of about $1.25 million. Other CDBG-
funded capital improvement projects included construction of
the Oxford Drainage Project and Otay Community Center
Parking Lot; and, design of the Otay Area Street
Improvements and Crested Butte/Welton Drainage Improvements.
The GPR also includes an assessment of how well the City met
its Community Development objectives; demographic
information on the people who derived direct benefit from
CDBG-funded human services programs; and, a summary of the
City's Fair Housing Program activities.
FISCAL IMPACT:
No fiscal impact.
(CDBG\GPR.AGN)
y, / /8-~
RESOLUTION NO.
1'&".5'7
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING THE 1991-92 GRANTEE PERFORMANCE REPORT FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM AND AUTHORIZING
ITS SUBMISSION TO THE U.S. DEPARTMENT OF HOUSING AND URBAN
DEVELOPMENT
WHEREAS, the City of Chula vista receives Communi ty
Development Block Grant funds from the U. S. Department of
Housing and Urban Development (HUD) for the implementation
of programs and projects to benefit low and moderate income
persons and aid in the prevention of slums and blight; and,
WHEREAS, the City is required to submit annual Grantee
Performance Reports to HUD to report on the progress
achieved and the status of funds; and,
WHEREAS, the 1991-92 Grantee Performance Report has
been prepared according to HUD regulations and instructions;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF
CHULA VISTA DOES HEREBY FIND, DETERMINE, ORDER, AND RESOLVE
AS FOLLOWS:
Section 1. The City Council hereby approves the 1991-92
Grantee Performance Report, attached hereto.
Section 2. The community Development Director is hereby
authorized to submit the 1991-92 Grantee Performance Report
to the U.S. Department of Housing and Urban Development.
Section 3. This resolution shall take and be in full
force and effect immediately upon the passage and adoption
hereof.
Section 4. The City Clerk shall certify to the passage
and adoption of this Resolution; shall enter the same in the
book of original Resolutions of said City; and shall make a
minute of the passage and adoption hereof in the inutes of
the meeting at which the same is passe nd ado d.
Presented by:
~L~
Chris Salomone
Community Development Director
grJj 8-1f
Grantee Performance Report
U.S. OepartmentofHouslng
and Urban Development
Community Development
Block Grant Program
~
,r
OMS Approval No. 2506-0077 (exp. 3/31190)
Cit of Chula Vista
2. Grant Nu!lt>er
B-91-MC-06-0540
1. Name of Grant....
3. Grant...... Mdt....
Community Development
276 Fourth Avenue
Chula Vista, CA 91910
David Harris
5. Telephone Nuntler
619
691-5016
6/30/92
6. this report consists ofthe following forms showing progress achieved through (date) :
a. Activity Summary, form HUD-4949.2.
b. Status of Funds - Part I and Part II, form HUD-4949.3.
c. low I Mod Benefit Worksheet, form HUD-4949.3a.
. d. Status of Funds - Part U1, form 4949.4.
e. Direct Benefit Activities, form HUD-4949.5.
f. Actions to Affirmatively Further Fair Housing, form HUD-4949.6.
,g. Displacement, form HUD-4949.7.
See HUD handbook 6510.2, -Entitlement Grantee Performance Report Instructions. for guidance on completing the GPR
7. this report also contains:
a. Assessments by the grantee of the relationship of the use of Community Development Block Grant (CDBG) funds to:
(1) locally identified community development objectives;
(2) the National Objectives which require that each CDBG assisted activity must either benefit low and moderate income persons, aid in the prevention or
elimination of slums or blight, or meet community needs having a particular urgency; and
(3) the Primary Objective which requires that in the aggregate at least 60 percent of all CDBG funds expended during the one, two or three consecutive
program years specified by the grantee in its certification will be for activities which benefit low and moderate income persons;
b. Descriptions of:
(1) the nature of and reasons for changes in the grantee's program objectives; and
(2) how the grantee would change its program as a result of its experiences;
c. Summary of any comments received by the grantee on its program from citizens in its jurisdIction.
8. Thegrantee'.authorlzed Official Representatlvecertlflesthat:
a This report contains all items identified in items 6 and 7 above.
b. To the best of his I her knowledge and belief the data in this report is true and correct as of the date in item 6.
c. Federal assistance made aV8.l1able under the Community Development Block Grant (COBG) Program has not been utilized to reduce substantiafty the
amount of local financial support for community development activities below the level of such support prior to the start of the most recently completed
COBG program year.
Warning: Section 1 00 1 of Tltle18 ofthe United State. Code (Crlmln.' Codund Crlmln.' Procttdure) ahallapplyto the foregoing certification. TItle
18 provldes,amongotherthlngs, thatwhoever ,knowlnglyandwlllfullymakea orusesadocumentorwrltlngcontalnlng any false, f1ctltlou.,or
fraudulent statement orentry, In any matter within the Jurisdiction of any department or agency of the UnltedState.,.hall be fined not more than
$10,000 or Imprisoned not more than f1v.year., or both.
~. Typed Name and Hie of Authorized OIfidaJ Representative
Tim Nader, Mayor
'0. Signalure
11. Dale
I November 24, 1992
letain this record for 3 years
'revious edition is obsolete
o,f>
formHUD-4949.1 (4188)
ref. handbook6510.2
<,_.~~~------
" .,- ._.....~~_._.__._'".._.,<-"..~._~._'^_.."_..~~~-~'~"..~'.".",.,.,
Grantee Performance Report
Status of Funds
Parts f and If
U.S. DepartmentofHouslng
snd Urban Development
Community Oevopment
Block Grant Program
~
1r
Name 01 Gfant_ I Granl NUtOOef P.,lod C<we<...:l
Ci tv of Chula Vista B-91-MC-06-0540 From 7/1/91 To 6/30
Psrtl: Summaryof Resourcessnd Expend/lures COSG Funds
1. Unexpended COBG funds at end of previous reporting period $
1,200,465
2. Additional COBG funds received $
a. Entitlement Grant (HUO-7082, line 8b) 1,297,000
b. Surplus from Urban Renewal I NOP Settlement (HUD-7082,/ine lOb) $
0
c. Loans guaranteed under Section 108 $
750,000
d. Program income received during the program year (as shown in Status at Funds Part III, oolumn f) $
202,705
e. Return of grant funds $
0
3. Total COBG funds available for use during this reporting period (sum of lines 1 thru 2e) $
3.450,170
4. T etal COBG funds expended during this reporting r.;;od $
8. Amount shown on Activity Summary forms, 00 umn 9 1 .R17.914
b. COBG funds used for Section 108 payments $ 32,596
5. Unexpended balance of COBG funds at the end of lhis reporting period (line 3 minus lines 4a and 4b) $ 1,579,660
OMS Approval No. 2506-00n (exp. 3/31190)
/92
lv.
Partll: Overall Program Benefit to Low and Moderate Income Peraons
A. Low/Mod BenefltDul1ngthls Reporting Period
6. 8. Total COBG funds expended (from line 4a above), except for Sec. 108 payments
b. Less: Planning and program administration oosts (as shown in Activity Summcuy forms, column g)
$ 1,837,914
$ 142,108
$ 1 695 806
$ 1 670 677
98.5 %
c. Net expenditures subject to program benefit calculation (line 6a minus line Gb)
7. Expenditures benefitting low and moderate income persons (as shown in law/Mod Benefit Worksheet
Part IV)
8. Percent benefit to low and moderate income persons (line 7 as a percent of line 6c)
9. Program year(s) oovered in certification
PY~ py~ py~
B. Low/Mod BenefitforMultl- Y ear Certlflcatlons (completeonlylf certificatIon period exceeds one year)
10.8. Cumulative net expenditures subject to program benefit calculation
$
4,075,146
b. Cumulative expenditures benefitting low and moderate income persons
$
4,050,017
c. Percent cumulative benefit to low and moderate income persons (line lOb as a percent of line 10a) 99.4 %
formHU0-4949.3 (~)
=letaio lhls record for 3 years ref. 24 CFR part 570 and' handbook 6510.2
:>revious editions are obsolete
~..,~
,~ . ...._.~,.,_..........,_,._,__...."'._.,M_.._~."'"..=.._","~.....~~..,,.~._.~~...~-,~. .,
REVISED
Grantee Performance Report
Status of Funds
Parts I and II
U.S. OepartmentofHouslng
and Urban Development
Community Oevopment
Block Grant Program
~
,r
Name 01 Grantee I Grat1! Nu_ Period Covered
City of Chula Vis ta B-90-MC-06-0540 From 711/90 To 6/30/
Part I: SummaryofResourcesand expenditures COBG Funds
1. Unexpended COBG funds at end of previous reporting period $ 2,509,206
2. Additional COSG funds received $
a. Entitlement Grant (HUD-7082, line 8b) 1,161,000
b. Surplus from Urban Renewal I NDP Settlement (HU0-7082, line lOb) $
0
c. loans guaranteed under Section 108 $
0
d. Program income received during the program year (as shown in Status of Funds Part III, column f) $
88,788
e. Return of grant funds $
0
3. Total COBG funds available for use during this reporting period (sum of lines 1 thru 2e) $
3,758,944
4. Total COSG funds expended during this reporting r:::::,od $
a. Amount shown on Activity Summary forms, co um" 9 2,558,529
b. COBG funds used for Section 108 payments $ 0
5. Unexpended balance of COBG funds at the end of this reporting period (line 3 minus lines 4a and 4b) $ 1,200,465
OMB Approval No. 2506--0077 (exp 3/31190)
91
Part II: Overall Program Benefit to low and Moderate Income Persons
A.lowlMod Benefit Ourfngthls Reporting Period
6. a. Total CDBG funds expended (from line 4a above), except for Sec. 108 payments
9. Program year(s) covered in certification
PV qo pv-.iL PV C1'l.
$ 2 558 529
$ 179,189
$ 2 379 340
$ 2 379 340
%
",/
b. less: Planning and program administration costs (as shown in Activity Summary forms. column g)
c. Net expenditures subject to program benefit calculation (line 6a minus line 6b)
7. Expenditures benefitting low and moderate income persons (as shown in lowlMod Benefit Worksheet
Part IV)
8. Percent benefit to low and moderate income persons (line 7 as a percent of line 6c)
B.lowlMod Benefltfor MultJ- V earCertlflcatlons (completeonlylfcertfflcatlon perIod exceeds one year)
10.a. Cumulative net expenditures subject to program benefit calculation
$
2,379,340
b. Cumulative expenditures benefitting low and moderate income persons
$
2,379,340
c. Percent cumulative benefit to low and moderate income persons (line lOb as a percent of line 10a)
100 %
Retain this record for 3 years
Previous editions are obsolete
formHUO-4949.3 (4-88)
ref. 24 CFR part 510 and' handbook 6510.2
g~')
Grantee Performance Report
Low/Mod BenefitWorksheet
U.S. DepartmentofHoualng
and Urban Development
Community Development
Block Grant Program
Na/necfG_
Grant Nurrber
~
,r
OMS Approval No. 2506~n (exp. 3131190)
Period c:o....r.d
City of Chula Vista B-91-MC-06-0540
Part I: Direct Expendlturee for the Acquisition, Construction or Rehabilitation of Property for Housing
% of total
units to be
oocupied
by low/mod
households
c
From 7/1/91
To 6/30/92
Activity
Activity Name
Total
cost
Max
low / mod
aedit
COBG
share of
cost
CDBG
Reduction expenditures
ratio this
reporting
.
e
9
low/mod
aedit this
reporting
nod
Number
Not applicable
Part U: CDBG ExpendlturasUaed Onty for Statt and Overhead toAsslst Inthe Acqufsltlon, Construction or Rehabilitation ofPropertyforHouslng
% of units
In program
to be
oocupied
by low/mod
households
c
Activity Number
Activity Name
Name of Program Assisted
Total admin
cost this
reporting period
low / mod
aedit this
reporting period
a
b
d
e
Not applicable
o
Part Ill: Total ExpendlturasThla Reporting PeriodforAIIOtharActlvltleaauanfylngaalow/Mod Benefit
$
1,670,677
Part IV: Total Low/Mod BenefltfromPartal,lI,andlll
Retain this record for 3 years
Previous edition is obsolete
~-r
$
1,670,677
formHUD-4949.3a (4-88)
ref. 24 CFR part 570 and handbook 6510.2
Grantee Performance Report
Status of Funds
Part III
u.s. DepartmentofHouslng
and Urban Development
Community Devopment
Block Grant Program
Name 01 Grant..
GIant NufT'ber
~
,r
OMS Approval No. 2506-00n (exp. 313119O)
Period Covered
City of Chula Vista
Program Income and Stalus of l.AJmp Sum Aecounta
Activity
Number Activity Name and NatlJre of Income
B-91-MC-06-0540 From 7/1/91
To 6/30/9L
Rec'd Revol
by Sub- ing
recipient Fund
Lump
Sum
Program Income
Received
..
a
b
c
d
e
1. 132
Rehabilitation: Single-family residential loan
program (CHIP)
x
202,705
3.201
Public Facilities and Improvements:
Economic Development Fund
x
o
Retain this record for 3 years
Previous edition is obsolete
1~li:ll.j1ili.jl;I~.ljllj~ijili~ji.~:jljli~ji'i::il:jjIj:;::i1'~j.I..:jj:jjj~jjjjj:lilj.jj.lljljj::r'. :"j:1iljl::.:I.III.~.I\i~llli.li.II~::jl:i..j:jjlil:j::\:ijj:jj................. .]':jl:j.:j.~ljijj::jj.~.:...:.i::I:\jjl\::ii~j:jl'.j:1\:II:::I.~j:I::::~i::~: Total $ 2 0 2 , 7 0 5
1 f 1 0 formHUD-4949.4(<H38)
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"'-,-~.~_._,.--------,
Grantee Performance Report
Rehabilitation Activities
U.S. Department of Housing
and Urban Development
Community DellOpment
Block Grant Program
~
1r
OMS Approval No. 2506-0077 (exp. 3131190)
Public Reporting Burden for this collection of information is estimated to average 4 hours per response, including the time for reviewing instructions, search-
ing existing data sources, gathering and maintaining ~ da~ neede~, an~ completing and. reviewing the. collection of information. Send comments regarding
this burden estimate or any other aspect of thIS collecbon of Informabon, Including suggesbons for reducing thiS burden, to the Reports Management Officer,
Office of Information Policies and Systems, U.S. Department of Housing and Urban Development. Washington, D.C. 2041~600; and to the Office of
Management and Budget. Paperwork Reduction Project (2506-0077) Washington, D.C. 20503
Name 01 GrMltee Gtal1 Nurrt>er
B-90-MC-06-0540
1/90 To 6/30/92
Multifamily
Activities
(Two or More Unit Structures)
Single Family
Activities
(One Unit Structures)
Staffing
1. Number of staff years
o
o
FTE staff years
FTE staff years
Activity Delivery Costs:
2. Activity delivery cost from all sources
a. staft costs
b. other direct costs
$56 010
$ 2 244
Units Rehabilitated:
4. Units committed
66
$13 278
$ 0
$ 0
$ 0
Units 4 Units
Units 4 Units
Weeks 0 Weeks
$ 13,278
$ 0
$ 13,278
$ 0
$ 0
$ 13,278
$ 0
$ 13,278
$ 0
3. Activity delivery cost from CDBG funds
a. staft costs
b. other direct costs
$ 0
$ 2 244
5. Units completed
66
6.
Obligations:
7. Amount obligated from all sources
$758,254
a. CDSG funds obligated
$ 2,244
b. other public (Federal, state, local) funds obligated
$756,010
c. private funds obligated
$ 0
d. unliquidated obligations at end of year
Expenditures:
8. Amount expended tram all sources
$ 0
a. CDBG funds expended
$
758,254
$
2,244
b. other public (Federal, state, local) funds expended
$
756,010
$
c. private funds expended
o
Retain this record for 3 years
8"-l7 /f~.28
form HUD-4949.2a (10-89)
ref. 24 CFR part 570 and handbook 6510.2
CITY OF CHULA VISTA
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
1991-92 PROGRAM ASSESSMENT
The City fulfilled all objectives in the 1990-93 Community
Development Plan in one or more ways during the 1991-92
program year. Each objective and the activities which met
the objective are described below:
1. Provide assistance to organizations serving the varied
needs of senior citizens, including housing, nutrition,
health, transportation, and related services.
a. Meals on Wheels delivered low-cost meals to senior and
disabled residents unable to prepare meals themselves.
b. Chula vista Human Services Center provided information
and referral services.
c. south Bay Adult Day Health Care Center provided
activities and health services to frail elderly.
d. Woodlawn Park Community Center served weekly lunches and
organized activities for seniors.
e. Shared Housing provided housing opportunities for
seniors, matching those seeking inexpensive housing to
households with extra rooms.
f. The parking lot at otay Community Center provides
additional parking for seniors attending the daily nutrition
program.
g. Renovation and expansion of the Norman Park Senior
Center provides more space for social and recreational
activities as well as a variety of housing, nutrition, and
legal services.
2. Provide assistance to organizations serving the varied
needs of youth and their families, including prevention and
counseling programs for substance abuse, child abuse, and
juvenile delinquency.
a. Jobs for Youth provided job referrals for young people
b. South Bay Community Services provided counseling,
literacy, and delinquency prevention programs for youth in
crisis and operated an eight-bed homeless shelter.
c. YMCA Family Stress Center provided counseling for abused
children and their families.
d. Woodlawn Park Community Center provided year-round
8'*'.)i
social activities for neighborhood youth and a Summer Youth
Program.
e. South Bay Family YMCA provided opportunities for
disadvantaged youth to participate in Summer Camp and in
afterschool childcare at three school sites.
f. Boys and Girls Club of Chula vista Teen Outreach program
provided social and recreational activities for youth.
g. The New Chance program provided childcare for infants
and toddlers of single mothers on public assistance.
3. Provide assistance to organizations which provide
counseling and support to adults recovering from substance
abuse or involved in domestic violence.
a. YMCA Family Stress Center provided counseling to
families affected by domestic violence.
b. Options for Recovery provided treatment for pregnant
women and new Moms engaged in substance abuse..
4. Provide assistance to organizations which provide basic
needs assistance and/or assist people who homeless,
unemployed, or disabled to become self-sufficient.
a. Project Hand Emergency Assistance Center provided food,
shelter, clothing, transportation, and medicine to homeless
families and individuals.
b. Community Service Center for Disabled provided social
services to needy clients.
c. AIDS Foundation San Diego provided social services to
needy clients.
S. Provide assistance to organizations which promote adult
literacy.
a. The Chula vista Literacy Team provides one-on-one
tutoring for adult learners.
6. Construct public improvements to alleviate pubic hazards
and revitalize deteriorating neighborhoods, including,
street, drainage, and lighting improvements.
a. Design of Otay Area Street Improvements- Phase I
completed (construction also completed but with other
funds) .
8" J 0
b. Construction of drainage improvements on sierra Way
began.
7. Construct public improvements to enhance the quality of
life for residents, including parks, community centers,
libraries, and other public facilities.
a. The city completed construction on the renovation and
expansion of Norman Park Senior Center.
b. The City completed construction of a 12 space parking
lot at the Otay Community Center.
c. The Boys and Girls Club installed a permanent public
address system in their Oleander st. facility.
8. Promote small businesses and the creation of jobs
through planning studies, infrastructure improvements,
technical assistance, and financial programs.
a. The City completed environmental review for a new
shopping center which will create jobs for low and moderate
income persons.
9. Provide assistance to neighborhood and community-based
organizations to initiate neighborhood revitalization,
economic development, and affordable housing programs.
a. The Otay committee, a neighborhood improvement group,
met once a month to plan activities
b. Town Centre, Broderick Acres, and Wests ide neighborhood
groups undertook neighborhood revitalization activities
including minor repair and painting of homes and fences,
removal of debris, and planting of trees.
c. South Bay Community Services Community Development
Program undertook neighborhood revitalization and community
economic development activities, including graffiti
eradication, a KIDBIZ program for young entrepreneurs, and
grantwriting and pre-development activities for affordable
housing development.
10. Furnish fair housing information, counseling, and
mediation services.
a. The Fair Housing officer provided information and
referral on fair housing issues for 10 hours a week.
~'J/
b. San Diego Resident Relations provided information,
referral and mediation services on fair housing and related
housing problems.
c. The Fair Housing Council did testing for racial and
familial discrimination in rental housing.
NATIONAL OBJECTIVES AND PRIMARY OBJECTIVES
In the aggregate, all program activities met the national
and primary objective of benefitting at least 70% low and
moderate income persons. For most of the public service
sUb-recipients, between 90 and 100% of persons provided
services were low-income. Each area benefit activity
included at least 51% low and moderate-income households.
All activities, with the exception of the neighborhood
revitalization activities, were undertaken to meet the low
and moderate income objective. The neighborhood
revitalization activities met the objective of removal of
spot blight.
CHANGES IN THE CITY'S OBJECTIVES
No changes are anticipated.
POTENTIAL CHANGES IN THE CDBG PROGRAM
No changes are anticipated.
CITIZEN COMMENTS
The City did not receive any comments regarding its CDBG
program or the 1991-92 Grantee Performance Report. Several
public hearings were held in preparation of the 1992-93
Final Statement.
8''' J.2..
COUNCIL AGENDA STATEMENT
Item~
Meeting Date 11/24/92
Resolution It, 8'?f Accepting rights to install underground
facilities over a portion of an irrevocable offer of dedication for street
purposes of a portion of Lot 9 in the Perry Park Subdivision and Lot
5 in the Blankenship Tract Subdivision and directing the City Clerk
to record this resolution and legal descriptions
Director of PU.bIiC wor.kks,Js
City Manager j" ""~ ~ (4/5ths Vote: Yes_No..xJ
Funds for design and construction of drainage improvements at the end of Welton Street
west of Fifth Avenue were allocated from Community Development Block Grant (CDBG)
funds in the Fiscal Year 1988-89 Capital Improvement Program (CIP) budget to correct
drainage problems in the area. The proposed project includes reconstruction of the
pavement in the cul-de-sac; installation of curb and gutter; and installation of a curb inlet
and 12" PVC pipe.
ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
The proposed pipe alignment requires acquisition of two drainage easements. The two
easements are within areas over which the City has irrevocable offers to dedicate. These
offers are before the Council for partial acceptance.
In order to construct the drainage facilities at the end of Welton Avenue, it is necessary
for the Council to accept these easements. The construction of the drainage
improvements is the subject of a subsequent item on tonight's agenda.
RECOMMENDATION: That Council approve the resolutions.
BOARDS/COMMISSIONS RECOMMENDATION: Not applicable.
DISCUSSION:
The Council is being requested to accept two easements at the end of Welton Street that
are required for construction of the proposed drainage improvements. The proposed
alignment of the 12" PVC pipe crosses portions of Lot 9 and Lot 5 which are reserved for
future street purposes. Staff has reviewed possibilities for acquiring easements within Lot
9 and Lot 5. Council may accept partial offers of dedication. Typical street dedications
within the City include rights of access to construct and maintain utility facilities such as
sanitary sewers and storm drain systems. Council may accept rights only to construct
and maintain underground facilities within the portions of Lot 9 and Lot 5 reserved for
future street purposes. One advantage of this action is City acquires right to construct
and maintain underground facilities without accepting responsibility for maintenance of the
unimproved surface area of Lot 9 and Lot 5.
9~/
Page 2, Item 9
Meeting Date 11/24/92
The largest easement crosses a portion of Lot 9 of the Perry Place subdivision, Map No.
4330, which was offered for future street purposes. This subdivision is within the
Montgomery Annexation area and the offer of dedication of property for street purposes
was not accepted by the County. When this area was annexed, all rights were
transferred to the City. Council may accept a portion of the area offered for dedication.
The area staff recommends Council accept is 143.06 sq. ft. which is 26.6% of the total
dedicated area of Lot 9 (see Exhibit B).
The final easement crosses a portion of Lot 5 of the Blankenship Tract Subdivision Map
No. 4343, reserved for future street purposes. This subdivision is also within the
Montgomery Annexation area and the offer of dedication of this parcel was not accepted
by the County. The area staff recommends Council accept is 133.63 sq. ft. which is 46%
of the total dedicated area of Lot 5 (see Exhibit C).
The acceptance of these two easements will allow the construction of the proposed
drainage improvements at the end of Welton Street.
FISCAL IMPACT: The acceptance of the easements will allow the construction of
needed drainage facilities. These facilities will eliminate the flooding at the end of Welton
Avenue and the existing ponding water. The continued ponding water after storms has
resulted in a deterioration of the existing pavement in the cul-de-sac.
SH:AO-080
WPC F:\home\engineer\agenda\undrgrnd.fac
9-,,2
RESOLUTION NO.
1"~4Jf
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ACCEPTING RIGHTS TO INSTALL
UNDERGROUND FACILITIES OVER A PORTION OF AN
IRREVOCABLE OFFER OF DEDICATION FOR STREET
PURPOSES OF A PORTION OF LOT 9 IN THE PERRY
PARK SUBDIVISION AND LOT 5 IN THE BLANKENSHIP
TRACT SUBDIVISION AND DIRECTING THE CITY CLERK
TO RECORD THIS RESOLUTION AND LEGAL
DESCRIPTIONS
WHEREAS, funds for design and construction of drainage
improvements at the end of Welton Street west of Fifth Avenue were
allocated from Community Development Block Grant (CDBG) funds in
the Fiscal Year 1988-89 Capital Improvement Program (CIP) budget to
correct drainage problems in the area which project includes
reconstruction of the pavement in the cul-de-sac; installation of
curb and gutter; and installation of a curb inlet and 12" PVC pipe;
and,
WHEREAS, the proposed pipe alignment crosses three
parcels and thus requires acquisition of drainage easements; and,
WHEREAS, the easement along one of the lots has been
acquired by staff and accepted by the City Clerk, however, the
other two easements are within areas over which the City has
irrevocable offers to dedicate; and
WHEREAS, the largest easement crosses a portion of Lot 9
of the Perry Place Subdivision, Map No. 4330, which was offered for
future street purposes which subdivision is within the Montgomery
Annexation area and the offer of dedication of property for street
purposes was not accepted by the County; and,
WHEREAS, the final easement crosses a portion of Lot 5 of
the Blankenship Tract Subdivision, Map No. 4343, reserved for
future street purposes which subdivision is within the Montgomery
Annexation area and the offer of dedication of property for street
purposes was not accepted by the County; and
WHEREAS, when this area was annexed, all rights were
transferred to the City and Council may accept a portion of the
area offered for dedication; and
WHEREAS, the area staff recommends Council accept is
133.63 sq. ft. which is 46% of the total dedicated area of Lot 5;
and 143.06 sq. ft. which is 26.6% of the total dedicated area of
Lot 9; and,
1
9~3
WHEREAS, the acceptance of these two easements will allow
the construction of the proposed drainage improvements at the end
of Welton Street.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the city of Chula vista does hereby accept that portion of an
irrevocable offer of dedication for street purposes of a portion of
Lot 9 in the Perry Park Subdivision and Lot 5 in the Blankenship
Tract Subdivision consisting of the subsurface of the area shown in
Exhibits Band C (Exhibit A omitted) for the purpose of installing
and maintaining a drainage pipe, and for drainage.
BE IT FURTHER RESOLVED that the City Clerk of the City of
Chula vista is hereby authorized and directed to record this
resolution and legal description in the office of the San Diego
County Recorder.
BE IT FURTHER RESOLVED that the remaining portion of the
irrevocable offer not hereby accepted is not rejecte and remains
as an irrevocable offer to the city.
Presented by
John P. Lippitt, Director of
Public Works
F: \home \attomey\LotSBlnk
2
9~'1
EXHIBIT "An
1- - ----PiRR't1 PARK MAP No14330, - - T
I' I I !
*1 (P18-360-0S)1 (P18-360-0Uj i (P18-361HJ1) i
~ ~ : ~ I 548 I I 544 I : I 536 I :
~ ~ ~ Iii LOT 9 L: LOT 8 I LOn I
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>-+-+- EXIST CLF / /' ~ ---L - - - - - - - -
EXISTCLF I f! ~= ======
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EXIST 8LK WALL
C/L 12" I'Ve DRAINAGE
DRAINAGE EASEMENT
NAPASUCA TRUST
PARCEL 2, PARCEL MAP /6412
, CURB INLeT ?" =. WELTON Sf. ~ ~
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l'1 '<:~( I I
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: : I I
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tJ~ _ _ -P~fl!~HJ~ TRACT _M~~ i~4~ _ _ ~
I
12223 PORTIONS OF
LOT 9 AND LOT 5
RESERVE/) FOR FUTURE
STREET PURPOSES,
I
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w . o. AO 08.
DATE ///7/92
SHT.
ITLE
DRAINAGE EASEMENTS
WELTON STREET
PREPARED BY:
LMe
DRAWN BY ARR
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APPROVED BY:
SLH
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EXHIBIT"S-I"
"EXHIBIT A"
LEGAL DESCRIPTION
A PORTION OF LOTS 7 AND 10 IN QUARTER SECTION 145 OF CHULA VISTA,
IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE
MAP THEREOF 505 FILED IN THE OFFICE OF THE RECORDER OF SAID SAN
DIEGO COUNTY MARCH 13, 1888 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 9 OF THE PERRY PARK
SUBDIVISION ACCORDING TO MAP NO. 4330 THEREOF FILED IN THE
RECORDER'S OFFICE OF SAID SAN DIEGO COUNTY ON SEPTEMBER 10, 1959 AS
FILE NUMBER 185894 SAID CORNER ALSO BEING THE SOUTHWEST CORNER OF
A PORTION OF SAID LOT 9 RESERVED FOR FUTURE STREET PURPOSES AS
SHOWN ON SAID MAP 4330; ; THENCE NORTHERLY ALONG THE WESTERLY
BOUNDARY OF SAID LOT 9 NORTH 18022' 40" WEST 13.00 FEET; THENCE
DEPARTING SAID WESTERLY BOUNDARY NORTH 71042' 40" EAST 10.71 FEET TO
A POINT ON THE EASTERLY BOUNDARY OF LOT 9 SAID POINT BEING THE
BEGINNING OF A NON-TANGENT CURVE HAVING A RADIUS OF 50 FEET A
RADIAL TO SAID POINT BEARS SOUTH 74000'03" WEST; THENCE SOUTHERLY
ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 14059'53"
13.09 FEET; THENCE ALONG THE SOUTHERLY BOUNDARY OF SAID LOT 9 SOUTH
71042'40" WEST 11.87 FEET TO THE POINT OF BEGINNING.
PORTION OF SAID LOT 9 DESCRIBED ABOVE LIES WITHIN AN AREA
DESIGNATED AS RESERVED FOR FUTURE STREET PURPOSES SHOWN ON SAID MAP
NO. 4330.
SAID PARCEL CONTAINS 0.0033 ACRES (143.06 SF)
(LMC\WELLT9.LGL)
9-t
DRAWN BY.
CfSAR V.MAGBUHAT
DATE. SHEET 2
10-09-92 OF 2 SHTS,
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V . N71048'00"E ' '661.25' . , 'f
N710H'00"E 660.91' -^_ 495.80'
- - - - - ~ ,- - - - - ~- - - - - -y-- - - - --
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LOT 7.1/4 SEC 1~5.MAP 505
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MAP NO 4330
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TITLE.
9
EASEMENT
STREET
COMPUTER FILE NO.6A0080DR
PREPARED BY.
LYNNE M.CENTER
APPROVED BY.
SHALE l.HANSON
LOT
DRAINAGE
WELTON
-7
EXHIBIT "C_ln
"EXHIBIT A"
LEGAL DESCRIPTION
A PORTION OF LOT 10 IN QUARTER SECTION 145 OF CHULA VISTA IN THE
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA ACCORDING TO MAP THEREOF
505 FILED IN THE OFFICE OF THE RECORDER OF SAID SAN DIEGO COUNTY
MARCH 13, 1888 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 5 OF THE BLANKENSHIP TRACT
ACCORDING TO MAP NO. 4343 THEREOF RECORDED AT THE RECORDERS OFFICE
OF SAID SAN DIEGO COUNTY ON SEPTEMBER 22, 1959 AS FILE NO. 195375
SAID CORNER ALSO BEING THE NORTHWEST CORNER OF A PORTION OF SAID
LOT 5 RESERVED FOR FUTURE STREET PURPOSES; THENCE SOUTHERLY ALONG
THE WESTERLY BOUNDARY OF SAID LOT 5 SOUTH 18022' 40" EAST 10.00
FEET; THENCE DEPARTING SAID WESTERLY BOUNDARY NORTH 71042'40" EAST
15.25 FEET TO THE BEGINNING OF A NON-TANGENT CURVE HAVING A RADIUS
OF 50 FEET A RADIAL LINE TO SAID POINT BEARS SOUTH 46052'38" WEST;
THENCE NORTHERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL
ANGLE OF 12007'32" A DISTANCE OF 10.58 FEET;THENCE DEPARTING SAID
NON-TANGENT CURVE SOUTH 71042' 40" WEST 11. 87 FEET TO THE POINT OF
BEGINNING.
PORTION OF SAID LOT 5 DESCRIBED ABOVE LIES WITHIN AN AREA
DESIGNATED AS RESERVED FOR FUTURE STREET PURPOSES SHOWN ON SAID MAP
NO. 4343.
SAID PARCEL CONTAINS 0.0031 ACRES (133.63 SF)
(LMC\WELLT5.LGL)
,-y
EXHIBIT .c _28
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660.80'
R=50'
C/l WELTON
N710i2'i0"E is!
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PORTION Of LOT 5
RESERVED fOR FUTURE
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LENGTH
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AREA TO 8E ACCEPTED
L//'/'/'A = 0.0031 ACRES = 133,65 S.F
DRAWN BY' T lTLE.
CESAR V.MAGBUHAT
DATE. SHEET 1
10-09-92 OF 2 SHTS.
660.35'
COMPUTER FILE NO.6A0080DR
PREPARED BY.
LYNNE H.CENTER
APPROVED B~:
SHALE L.HANSON
lOT 5
DRAINAGE EASEMENT
WELTON STREET
9-tj
;'
EXHIBIT · 0-1"
RECORDING REQUESTED BY
AND RETURN TO:
City Clerk
. City of Chula Vista
P.O. Box 1087
Chula Vista, CA 92012
NO TRANSFER TAX DUE
Assessors Parcel
No. 618-152-26
(THIS SPACE FOR RECORDER'S USE)
==================================================================
EASEMENT FOR DRAINAGE PURPOSES
Print Name(s):
Napasuca Trust
Steven E. Kende and Eva Zimmerman. Co-Trustees
FOR A VALUABLE CONSIDERATION, receipt of which is hereby
acknowledged, the undersigned does hereby grant to the City of
Chula Vista, in the County of San Diego, State of California, an
easement and right-of-way for, and the right to construct,
maintain, operate, replace, remove, or enlarge a drain sewer and
appurtenant structures in, upon, over and across that certain real
property situated in said City of Chula Vista and more particularly
described as follows:
SEE LEGAL DESCRIPTION DESIGNATED EXHIBIT nA" ATTACHED HERETO AND BY
REFERENCE MADE A PART HEREOF.
!o!ORE SPEC!!l'!CA!..L~ SP.Olffl C!o! MAP DESIGNATED EXHIBIT "B" ATTACHED
HERETO AND BY REFERENCE MADE A PART HEREOF i
together with the right to enter upon and to pass and repass over
and along said easement and the right-of-way and to deposit tools,
implements, and other materials thereon by said City of Chula
Vista, its officers, agents, and employees and by any contractor,
his agents and employees engaged by said City, whenever and
wherever necessary for the purposes set forth above.
9"/p
t'
EXI1IBIT -0-2.
E.X- ~ ,a ,,..
II "
A.
Legal Description
That portion of Parcel 2 according to Parcel map thereof Number
16412 filed in the office of the County Recorder of said San Diego
County, February 28, 1991 as file number 91-0088317 of the Official
Records of said San Diego County, conveyed to NAPASUCA TRUST,
STEVEN E. KENDE and EVA ZIMMERMAN as joint trustees by quitclaim
deed Recorded September 1, 1987 as Recorder's file number 87-496063
of the Official Records of said San Diego County and more
particular described as follows:
BEGINNING at the northeast corner of said Parcel 2 of
said Parcel Map 16412; thence along the northerly line of
said Parcel 2 South 710 43' 05" West, a distance of
155.00 feet; thence departing from and perpendicular to
said northerly 1 ine South 180 16' 55" East, a distance of
5.00 feet; thence parallel to and 5 feet southerly from
said northerly line North 710 43' 05" East, a distance of
155.01 feet to a point on the easterly line of said
Parcel 2; thence along said easterly line North 180 22'
04" West a distance of 5.00 feet to the POINT OF
BEGINNING.
AREA = 775.0313 square feet
ACRES = 0.0178
LMC: rb
(LMC/LEGAL3.FRM)
9.,//
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P M J. e .. J. 2 ........ --'
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SEE DETAIL
(ATTACHED tHEET 2)
LOT
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EXHIBIT "0-3-
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SCALE:
1-: 280'
ASSESSORS PARCEL NUMBER
6~8-1.52-26
PARCEL ADDRESS
1053-1059 BROADWAY
CHULA VISTA, CA. 91910
OWNERS
NAPASUCA TRUST;
STEVEN E.KENDE AND
EVA ZIMMERMAN AS
CO- TRUSTEES
O\JNEAS ADDRESS
NAPASUCA TRUST
C/O FACILITIES MANAGEMENT
2918 FIFTH AVE. * 208
SAN DIEGO, CA. 92103
W.O. A0881J
PREPAREoev'l.".C.
T%TLE,
CITY Of CKJLA VISTA DRAlNA6E EASEHENT
fROM VEST END Of VELTON STAE T TO
IROAO\lAY
DATE: SHEET 1
11-11-9 OF 2 eHTS
, EXHIBIT.D-4-
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PM 16i12
APN 618-152-26
1053-59 BROAD\JAY
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NORTHERLY LINE
LOT 9 QUARTER
. SECTION 115
AREA=775.03 S.F.
ACRES=0.02
NIB-21101.~ 165.71'
BROADWAY
ct
EXHIBIT eAe
. .
NIB-21'0"1e\l
V.O. Aoeee
P~EPA~EO .Y'l.M.C.
DATE: SHEET 2
11-11-9 OF 2 eHTS
T:lTL.E::
CITY Of CHULA VISTA DRAINAGE EASEMENT
fROM VEST END OF WElTON ST T TO
IROAD\lAY -I
COUNCIL AGENDA STATEMENT
REVIEWED BY:
Item It)
Meeting Date 11/24/92
Resolution /~ ~,~ Appropriating funds; transferring funds; accepting bids
and awarding contract for "Construction of Drainage Improvements at end of
Welton Avenue west of Fifth Avenue in the City of Chula Vista, CA
Director of Pubiic wor~.
City ManagerJol '() ~
(4/5ths Vote: Yes..x.No~
ITEM TITLE:
SUBMITTED BY:
At 2:00 p.m. on October 21, 1992, in Conference Room 2 in the Public Services Building, the Director
of Public Works received sealed bids for "Construction of Drainage Improvements at the end of Welton
Avenue west of Fifth Avenue in the City of Chula Vista, CA." Work includes removal and disposal of
existing improvements, saw cutting, placement of asphalt concrete and processed miscellaneous base,
traffic control, install 6 ft. high chainlink fence, manhole adjustment, curb and gutter, 12-inch PVC pipe,
5 ft. curb inlet, construction surveying, driveways and protection and restoration of existing
improvements.
RECOMMENDATION: That Council:
1. Appropriate $20,000 from the unappropriated balance of the Residential Construction Tax Fund
to DR11 0 - Crested Butte, Welton-Broadway, Drainage.
2. Transfer from the following accounts to the Welton/Crested Butte Drainage Project Account -
DR110:
BG201
BG218
Economic Development
Administration
TOTAL
7,550.56
5,882.44
$13,433.00
3. Accept bids and award contract to Basile Construction Company in the amount of $36,425.89.
BOARDS/COMMISSION RECOMMENDATION: Not applicable.
DISCUSSION:
Funds for construction of drainage improvements at end of Welton Street west of Fifth Avenue were
appropriated in the FY 1988-89 CIP budget (DR-11 0) to alleviate flooding at the end of Welton Street.
This construction will install curb and gutter, curb inlet and 12-inch PVC pipe drain to remove water
from this cul-de-sac. Since all right-of-way problems have finally been solved, the project is now ready
for construction.
/()-/
Page 2, Item II)
Meeting Date 11/24/92
Bids for construction of this project were received from seven contractors as follows:
1.
2.
3.
4.
5.
6.
7.
Basile Construction Company, San Diego
Superior Ready Mix, San Diego
Pacific 17, Inc., San Diego
Carolyn E. Scheidel, La Mesa
Caves, Inc., San Diego
Granite Construction Company, San Diego
Sim J. Harris, San Diego
$36,425.89
40,816.45
44,861.03
49,736.00
50,140.00
64,317.60
65,400.00
The low bid by Basile Construction Company is below the engineer's estimate of $42,073.50 by
$5,647.61 or 13.4%. Due to the need to acquire a drainage easement which was unanticipated when
the project was budgeted and higher than normal design costs because of right-of-way problems,
inadequate funds remain in the project account to award this contract. An additional $33,433 will be
required. Community Development Department has identified additional funds in the amount of $13,433
that are available and can be reappropriated for construction of this project (see Financial Statement).
Funds are available for this project due to lower than anticipated expenditures in two Community
Development projects: BG201 - Economic Development and BG218 - Administration.
Disadvantaqe Business Enterprises Goal
The bid documents set forth participation requirements, per Federal regulations, for meeting the
disadvantaged business and women-owned business goals. David Harris, Community Development
Specialist, has reviewed Basile Construction Company's effort to meet the City's DBE participation
requirements. His conclusion is that Basile Construction Company has complied with the City's goals.
Staff has also reviewed Basile Construction Company's eligibility status with regard to Federal
Procurement programs and the status of Basile Construction Company's state contractor's license.
Neither Basile Construction Company or any listed subcontractors are excluded from Federal
Procurement Programs (lists of parties excluded from Federal Procurement or Nonprocurement
programs as of September 11, 1992). Contractors license for Basile Construction Company, Peter
Basile (owner), is current and in good standing.
Environmental Status
A Negative Declaration pursuant to CEQA requirements for this project was filed on June 5, 1990 with
County Clerk's office (IS-90-48).
Disclosure Statement
Attached is a copy of the contractor's disclosure statement. It/()r S4A~AlGIJ
FINANCIAL STATEMENT:
/tI...2
Page 3, Item I ()
Meeting Date 11/24/92
The following tables show the funds required to complete the project and the funds available to meet
these requirements
FUNDS REQUIRED FOR CONSTRUCTION
A. Contract Amount $36,426
B. Staff Cost (Design and Inspection) $12,000
C. Contingencies (approx. 10%) $3,674
TOTAL FUNDS $52,100
FUNDS AVAILABLE FOR CONSTRUCTION AND STAFF EXPENSES
1. DR110 Welton/Crested Butte Drainage Project $18,667
2. Appropriation from the unappropriated balance of the Residential $20,000
Construction Tax Fund to DR11 0 Crested Butte
3. Transfer of funds reappropriated from the following projects to the 13,433
Welton/Crested Butte Drainage Project Account - DR11 0:
BG201 Economic Development $7,550.56
BG218 Admin istration $5,882.44
TOTAL $13,433
TOTAL FUNDS AVAILABLE $52,100
FISCAL IMPACT: The original budget for this project included funds in the amount of $49,700.
Design and right-of-way costs to date have utilized approximately $30,000 of these funds and only
$18,667 remain unencumbered. It is estimated that $52,100 will be required to cover construction and
remaining staff costs related to this project.
We propose to appropriate and reappropriate $34,433 from the unencumbered balances of various
accounts as listed above to cover additional expenses.
LC/File No. AO-080
F:lhome\engineer\agenda\welton
111392
/tJ-J /1' -Jf
RESOLUTION NO.
I~ B"f"
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROPRIATING FUNDS; TRANSFERRING
FUNDS; ACCEPTING BIDS AND AWARDING CONTRACT
FOR "CONSTRUCTION OF DRAINAGE IMPROVEMENTS AT
END OF WELTON AVENUE WEST OF FIFTH AVENUE IN
THE CITY OF CHULA VISTA, CA."
WHEREAS, at 2:00 p.m. on October 21, 1992, in Conference
Room 2 in the Public Services Building, the Director of Public
Works received the following seven sealed bids for "Construction of
Drainage Improvements at the end of Welton Avenue west of Fifth
Avenue in the City of Chula Vista, CA.":
1.
2.
3.
4.
5.
6.
7.
Basile Construction Company, San Diego
Superior Ready Mix, San Diego
Pacific 17, Inc., San Diego
Carolyn E. Scheidel, La Mesa
Caves, Inc., San Diego
Granite Construction Company, San Diego
Sim J. Harris, San Diego
$36,425.89
40,816.45
44,861. 03
49,736.00
50,140.00
64,317.60
65,400.00
WHEREAS, work includes removal and disposal of existing
improvements, saw cutting, placement of asphalt concrete and
processed miscellaneous base, traffic control, install 6 ft. high
chainlink fence, manhole adjustment, curb and gutter, 12-inch PVC
pipe, 5 ft. curb inlet, construction surveying, driveways and
protection and restoration of existing improvements; and
WHEREAS, the low bid by Basile Construction Company is
below the engineer's estimate of $42,073.50 by $5,647.61 or 13.4%,
however, inadequate funds remain in the project account to award
this contract with an additional $33,433 being required.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby accept said seven bids for the
construction of drainage improvements at end of Welton Avenue west
of Fifth Avenue in the City of Chula vista and does hereby award
the contract to the lowest responsible bidder, Basile Construction
Company in the amount of $36,425.89, who has assured the City that
they are a licensed contractor in the State of California who can
produce an acceptable performance bond.
BE IT FURTHER RESOLVED that the Mayor of the City of
Chula vista is hereby authorized and directed to execute said
contract for and on behalf of the City of Chula vista.
BE IT FURTHER RESOLVED that the City Council does hereby
appropriate $20,000 from the unappropriated balance of the
1
ItJ,f'
Residential Construction Tax Fund to DR110 - Crested Butte, Welton-
Broadway, Drainage.
BE IT FURTHER RESOLVED that the City Council does hereby
transfer from the following accounts to the Welton/Crested Butte
Drainage Project Account - DR110:
BG201
BG218
Economic Development
Administration
TOTAL
7,550.56
5,882.44
13,433.00
Presented by
John P. Lippitt, Director of
Public Works
F: \home\attomey\welton
2
I~'~
:J,+e~ #10
THE CITY OF CHUL4 VISTA. PARTY DISCLOSURE STA.TEMENT
Statement of disclosure of certain ownership interests, payments, or campaign contnbutions, on all matters
which will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
1. List the names of all persons having a financial interest in the contract, i.e., contractor,
subcontractor, mate~ supplier.
~ASILE CONSTRUCTION COMPANY - CONTRACTOR (Peter Allen & Dawn A. Basile)
BAKER"S CONCRETE CUTTING - SUB CONTRACTOR (Mary Baker)
ALGERT ENGINEERING, INC. ~ SUB contractor
2. H any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
NONE
3. H any person identified pursuant to (1) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
NONE
.
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes_
No~ If yes, please indicate person(s):
S. Rlease identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
Peter Allen Basile - Owner .
Dawn A. Basile - Owner
6. Have you and/or your officers or agents, in the aggregate, contnbuted more than $1,000 to a
Councilmember in the current or preceding election period? Yes _ Nacxx H yes, state which
Councilmember(s): ·
~ is defined as: -Any individual, firm, co-parmmhip, joint lIeIllW't, lUSociation, soc;al club, fratmlll1 organlzDtion, corporation,
estate, mm, ncdver, syndiaJtt, rhis tJnd tJny other COWlI)'. city tJIId coun">,, dt)" municipality, district or other politictJl subdivision,
or any other group or combinadon tJcting tu a unit.-
(NOTE: Attach additional pages as necessary)
l' /' .;' ~
~ j/~'7-t...j L< D-1'L.-f'.-
Signature of contractor/applicant
Date: (){"'t-nher 21. 1992
IA.11:\ .&o:D1SCLOSE. TXT)
Dawn A. Basile
Print or type name of contractor/applicant
. (Revisec1: 1113O~1
J!J ./' 7
COUNCIL AGENDA STATEMENT
Item
Meeting Date 11!24!92
II
ITEM TITLE: Report: Requesting approval to construct Phase I of the Chula Vista
Community Park
Resolution I~K" kending the FY 92/93 budget to appropriate funds for
maintenance and operation of Phf'j I of Chula Vista Community Park
SUBMITIED BY: Director of Parks and Recreatio~
REVIEWED BY: City Manage~ (4/5lbs Vote: Yes X No_)
In recent discussions with the Sweetwater Union High School District, the District indicates a strong
need to incrementally construct the Community Park at EastLake Greens. In a spirit of cooperation,
and to begin construction of this joint use facility, staff recommends approval for building Phase I
of this park at this time. Specifically, Phase I will allow joint-use of the athletic fields for community
groups and the high school's athletic teams. In concept, the District will assume the maintenance
responsibilities, and the City will assume the utility costs of the park. This report will discuss the
construction of Phase I of the park and the requirements for funds for operation and maintenance
by the City and the District.
RECOMMENDATION: That the Council:
1. Direct staff to commence construction of 8.30 acres in Phase I for the Chula Vista
Community Park, subject to approval of a joint use agreement with the Sweetwater
District;
2. Amend the FY 92/93 budget and appropriate $6,000 for operations and maintenance
costs associated with the City's share of expenses for Phase I of Chula Vista
Community Park; and
3. Return to Council with the aforementioned Joint Use Agreement.
BOARDS/COMMISSIONS RECOMMENDATION: N/A.
BACKGROUND: Chula Vista Community Park is a future 12.9 acre park in the EastLake Greens
Sectional Planning Area (SPA) of the EastLake II General Development Plan. The park acreage
was approved by the Council on July 18, 1989. The development agreement between the City of
Chula Vista and the EastLake Development Company specifies the construction of a community
park, adjacent to the EastLake High School. The park will contain two night-lighted softball fields
with soccer field overlays, picnicking facilities, two large play areas, a sand volleyball court, parking,
restroom facilities, a multi-purpose/community center, and gymnasium. The construction of these
facilities are being phased, due to funding constraints.
[cvpar~]
1
1/-/
Item / /
Meeting Date llf24!92
DISCUSSION: The Community Park at EastLake Greens was scheduled to commence construction
during the summer of 1992. Although the development agreement with EastLake covered
construction, it did not include initial capital expenditures for equipment, nor funds for operations
and maintenance. Unfortunately, during the budget process, these costs (exceeding $200,000 for FY
92/93) were not available. It was determined that the park and community center would include three
phases: The first phase would be the construction of sports facilities in the park; the second phase
would include construction of the community center and play area; and the third phase would include
the construction of the gymnasium.
The District has approached the City to commence construction of Phase I of the park in order to
accommodate their ability to use the fields for sports practice by Spring of 1993. In order to meet
this request, the construction of the park must commence by December, 1992. Staff believes there
is merit to installing the first phase of the park. It will not only meet a District need, but a growing
need for additional athletic fields for residents in eastern Chula Vista.
Joint Use Agreement with Sweetwater Union High School District
In order to take advantage of both high school and park and recreation opportunities, staff is
presently negotiating a proposed joint use agreement with Sweetwater to share each agencies
facilities. Under the terms discussed for the joint use agreement, the City will be able to use the
District's gymnasium, football and baseball fields, tennis courts, outdoor volleyball and basketball
courts, a track complex, parking lot, and performing arts building. The District will be able to use
the City's athletic fields in the park (including two lighted softball fields with soccer field overlays).
The joint use agreement will stipulate rules and regulations for the use of each parties' facilities,
including master calendaring and quarterly scheduling meetings. The agreement will identify the
responsibilities of each party for damage, repair and costs of maintenance and operations.
The joint use agreement is an excellent opportunity for each agency to cooperate together, and it will
generate the maximum use of shrinking resources for both the City and the District. Both the park
and the school facilities will provide much needed recreational programming for the residents in the
area. It is staffs intent to bring the joint use agreement to the Council for consideration by early
December.
FY 92/93 City Costs of Maintenance and Operation of Phase I of the Park
The construction of Phase I of the park will take approximately 160 days. In order to shorten the
maintenance period, the developer will be installing sod, rather than growing grass from seed.
Following construction and the maintenance period, and after the City accepts the park, the Parks
and Recreation Department will be responsible for the cost of providing water to the park for four
(4) months for a total of $5,400. In addition, approximately $600 would be necessary to pay for
miscellaneous irrigation and maintenance supplies. The staff recommendation to appropriate funds
for the operation of the park does not include the expense of labor for mowing the grass areas, as
the District has offered to provide a mower and staff to complete this task.
[cvpark]
2
11-';<
Item 1/
Meeting Date Ilf24/92
SUMMARY:
Although some City costs will be expended for operation of the park during FY 92/93, the benefits
of building the park, in order to accommodate the athletic activities of the residents of the community
and those attending the high school, outweigh the disadvantages. Athletic and passive play areas are
scarce in the Greens. Negotiating a joint use agreement with the school district will provide
alternative activities for youth. These recreational activities are a major goal of the Department, not
only for the general population, but for at-risk youth who need activities to offer them alternatives
to destructive behavior. Decisions regarding future construction phases, and the costs therefor, will
be presented to the Council during the FY 93/94 budget process.
FISCAL IMPACT: $6,000 for FY 92/93. Should future phases be considered for construction in FY
93/94, these costs will increase proportionately.
Attachment - Map of proposed park area
[cvpark]
3
I/~J /II-if
RESOLUTION NO.
/~f{9?
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE FY 92/93 BUDGET TO
APPROPRIATE FUNDS FOR MAINTENANCE AND
OPERATION OF PHASE I OF CHULA VISTA COMMUNITY
PARK
WHEREAS, in recent discussions with the Sweetwater Union
High School District, it has been determined that a need exists to
incrementally construct the Community Park at EastLake Greens; and,
WHEREAS, park development of Phase I will allow j oint use
of the athletic fields for community groups and the high school's
athletic teams; and,
WHEREAS, an agreement can be negotiated, between the City
and the District, whereby the District will assume the maintenance
responsibilities, and the City will assume the utility costs of the
park; and,
WHEREAS, following construction of Phase I of the park
and the maintenance period, and after the City accepts the park,
the Parks and Recreation Department will be responsible for the
cost of providing water to the park for four (4) months for a total
of $5,400 and, in addition, approximately $600 will be necessary to
pay for miscellaneous irrigation and maintenance supplies.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby amend the FY 92/93 budget to
appropriate $6,000 from the unappropriated balance of the General
Fund and transfer $5,400 into Account 100-1520-5251 and $600 into
Account 100-1520-5362 for the maintenance and operation of Phase I
of Chula vista Community Park.
Jess Valenzuela, Director of
Parks and Recreation
as to
A
Presented by
Bruce M.
Attorney
F: \home\attomey\cvpark
//-5" /11-1,
m
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1m
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m
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....
.
---PHASE 1:
MAINTENANCE BLDG., SPORT FIELDS, AND PERIMETER WALKWAYS.
ALL LAWN AREAS WITHIN 1HE PERIMETER WALKWAY. SPORT FIELDS
TO BE SODDED, PASSIVE USE AREAS 10 BE SEEDED.
THE COMMUNITY CENTER, TOI'-LOI'S AND ADJACENT AREAS.
THE GYMNASIUM.
PHASE 2:
PHASE 3:
DaAWN IV
0.\1'1
11 . 13 . 92
mu
MF.S.
EASTLAKE COMMUNITY PARK
PHASING PLAN
11-') 11-8
...._-............."'-"-,..,~~,._._--'-~,_.~,.....~__'-'___,....-;_......~.,M.~".,"
".,~....,~.=,---_.,""~~,.'<~.".~'t-~._-~......~-._ .'. '.
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, California 91911-2896
(619) 691-5500
Division of Planning and Facilities
November 24, 1992
The Honorable Mayor Tim Nader
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Dear Mayor Nader:
HE: Agenda Item No. 11: November 24, 1992, City Council Meeting
Phase 1: Chula Vista Community Park; Eastlake Greens
Before you tonight is a request from the Parks and Recreation Department to
proceed with the construction of Phase I of the Chula Vista Community Park located
in EastLake Greens. I am urging that the City Council approve this request.
In the past five years, the City Manager's Department, the City Attorney's Office,
the Parks and Recreation Department, and the Sweetwater Union High School
District Planning Department have diligently worked towards making this
community park a reality. City staff has been very supportive of the District's
involvement, and we are greatly appreciative of their assistance and cooperation.
The result of our efforts go beyond the design of a community park which will
significantly enhance the character of the City. A key component of EastLake
Greens is the anticipated joint use between Eastlake High School and the
Community Park. To that end, these facilities have been carefully designed to avoid
the duplication of uses which both the City and the District are obliged to provide.
As noted in the staff report, the high school's athletic fields, tennis courts, and
performing arts building will be made available to the community after school hours.
It is my understanding that a proposed joint use agreement will be brought to the
council for consideration and approval within the month of December.
The District fully understands the financial commitment that the Council is
assuming by authorizing the construction of Phase I. We are willing to offset that
commitment by providing the labor and materials necessary to maintain the park's
turf areas for the duration of the 1992/1993 Fiscal Year.
) /~ 7
Mayor Tim. Nader
November 24, 1992
Page Two
In conclusion, I would like to emphasize that the building of the park, and
augmenting its recreational facilities with the high school, will be a great benefit to
the community, and I again urge the City Council to authorize staff to proceed with
its construction.
.,,~p':" / (::~~~?~
~incerel' ft.'.;,....'t;.r.t.. \.:\
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~
omas ilva
Assistant Director of Planning
/ / --)0
COUNCIL AGENDA STATEMENT
Item
1.2..
Meeting Date 11/24/92
SUBMITTED BY: Director of Planning
REVIEWED BY: city Manager~ (4/sths vote: Yes___No-K-1
The EastLake Greens SPA was approved prior to the adoption of the
Growth Management Program and Ordinance (CVMC Chapter 19.09) which
now requires that an Air Quality Improvement Plan and Water
Conservation Plan be approved for every SPA plan or tentative
subdivision map in the developing portions of the eastern
territories. Since these plans were not prepared in conjunction
with the EastLake Greens SPA, they must now be approved prior to
the consideration of any further subdivision maps within EastLake
Greens.
PCM-93-06 Consideration of the Air Quality
Improvement Plan and Water Conservation Plan for
EastLake Greens Sectional Planning Area - EastLake
Development compan~
J4,8'9~ .
RESOLUTION Approvlng PCM-93-06
ftc)
ITEM TITLE:
RECOMMENDATION: That Council adopt the resolution approving PCM-
93-06.
BOARDS/COMMISSIONS RECOMMENDATION: The Resource Conservation
commission will discuss this item at its meeting of November 23,
1992. The RCCfs recommendation will be reported in writing to
Council.
DISCUSSION: The Air Quality Improvement Plan (AQIP) and Water
Conservation Plan (WCP) have been submitted for approval prior to
the consideration of two tentative subdivision maps within EastLake
Greens, Championship Classics I (PCS-92-03) and Championship
Classics II (PCS-92-04), which follow on this agenda.
Air Qualitv Improvement Plan
The EastLake Greens AQIP is attached to the resolution of approval
as Exhibit "A". Although most significant air quality measures are
those policies and regulations established at the broadest
geographic level, i. e., State, Federal or Regional programs,
measures implemented on a City or project level can have a positive
impact. Air quality mitigation in the EastLake Greens AQIP focuses
on strategies and measures available to residential development
projects. These include measures taken during construction such as
dust control, scheduling and emission standards for construction
trips and equipment, and other measures related to the energy
efficiency of the resulting homes, such as energy conservation
/,2-/
PCM-93-06: EastLake Greens SPA Air Quality
Improvement Plan and Water Conservation Plan
Page 2
measures which exceed present standards, and pre-plumbing of homes
to facilitate passive solar collectors.
A new Regional Air Quality Plan is currently under development by
SANDAG and the APCD. This plan will focus on mobile source
emissions. The principal measure under consideration is a
mandatory trip reduction plan for all significant trip generators.
Any land use provisions of the adopted plan will ultimately be the
responsibility of the City. To ensure compliance with the Regional
Air Quality Plan, the Championship Classics I & II and subsequent
tentative maps in the EastLake Greens SPA are conditioned to comply
with, remain in compliance with, and implement its terms,
conditions and provisions.
Finally, the city's Environmental Resource Manager is currently
working with several City departments to develop an Air Quality
Improvement and Energy Conservation Program to be applied to all
development projects, which would implement the regional air
quality plan, as well as new State energy requirements. Compliance
with this program will be evaluated at the tentative map and
building permit stages.
Water Conservation Plan
The EastLake Greens WCP is attached to the Resolution of approval
as Exhibit "B". The WCP states that the expected water demand for
EastLake Greens before conservation measures is 1.86 million
gallons per day (MGD). However, with conservation this will drop
to 0.83 MGD, which represents a savings of 55%. The conservation
measures recommended for implementation include ultra low flow
toilets and showerheads, faucet aerators, water conservation guide,
public information seminars, a water conservation coordinator (to
be provided by EastLake), drought tolerant plants, and efficient
irrigation systems.
Consistent with the City's approach on prior projects, staff is
recommending that the developer commit to participate in any off-
site mitigation program adopted by the City designed to offset all
or a portion of their new water demand. Said program may require
one or more of the following:
. Compliance with a regional water use offset program, to
be administered by the San Diego County Water Authority.
. compliance with a local administered water use offset
program (such program may be administered by the City,
water district, or a combination of both);
\PLANNING\MARTIN\ELPLANS\93116A .113
Ic2.,2
PCM-93-06: EastLake Greens SPA Air Quality
Improvement Plan and Water Conservation Plan
Page 3
. Implementation of specific water use offset measures for
this project, if neither a regional or locally-
administered water use offset program is in place prior
to issuance of building permits for any portion of this
project.
In the event that a City-approved water offset policy is not in
effect at the time building permits are issued, the requirements
should be met through implementation of specific water offset
measures for this project, with the level of offsets and specific
measures to be approved by the city. It should be noted that the
City's Environmental Resource Manager is currently working with
several City Departments, as well as the Interagency Water Task
Force to develop a recommended water offset program.
Conclusion
These plans are in conformance with and implement
environmental documents applicable to EastLake Greens SPA.
03, EIR-86-04 and the Negative Declaration for IS-92-04
the SPA, and each Plan has incorporated any mitigation
identified in these documents by reference.
previous
EIR-81-
apply to
measures
Staff has reviewed the Plans and found them to be in conformance
with the Growth Management Element of the General Plan, the Growth
Management Program, and Chapter 19.09 of the Municipal Code.
FISCAL IMPACT: Not applicable.
\PLANNING\MARTIN\ELPLANS\9306A .113
J:;<J 112"'1
RESOLUTION NO. I~ 8'9 Y
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE AIR QUALITY
IMPROVEMENT PLAN AND WATER CONSERVATION PLAN
FOR EASTLAKE GREENS SPECIFIED PLANNING AREA
WHEREAS, the property which is the subj ect matter of this
resolution is commonly known as EastLake Greens SPA ("Property");
and,
WHEREAS, the EastLake Development Company filed a duly
verified application for an Air Quality Improvement Plan and Water
Conservation Plan ("Plans") (attached as Exhibit "A" and Exhibit
"B") for EastLake Greens SPA with the Planning Department of the
City of Chula vista on November 6, 1992; and
WHEREAS, said application requested the review and approval of
the subject Plans; and
WHEREAS, the development of the Property has been the subject
matter of a General Plan Amendment, Pre-Zone, and General
Development Plan ("GPA") previously approved by the City Council on
August 24, 1982 by Resolution No. 10996 ("GPA Resolution") wherein
the City Council, in the environmental evaluation of said GPA,
relied in part on the EastLake Final Environmental Impact Report
No. 81-03, SCH No. 80121007 ("Program EIR 81-03"), a program
environmental impact report as same is defined in CEQA Guideline
section 15168; and,
WHEREAS, the development of the Property has been the subject
matter of a second General Development Plan, sectional Planning
Area Plan and Tentative Subdivision Map ("PCS-88-03") ("SPA Plan")
previously approved by the city Council on July 18, 1989 by
Resolution Nos. 15198-15200 ("SPA Plan Resolution") wherein the
city Council, in the environmental evaluation of said SPA Plan,
relied in part on the "EastLake Greens sectional Planning Area
(SPA) Plan and EastLake Trails Pre-Zone and Annexation Final
Supplemental Environmental Impact Report No. 86-04" , SCH No.
86052803 ("FSEIR 86-04"); and,
WHEREAS, the development of the Property has been the subject
matter of an EastLake II General Development Plan Amendment, and
SPA Plan Amendment ("Density Transfer" PCM-92-03) previously
approved by the city Council on May 19,1992 by Resolution Nos.
16628 and 16629 ("Density Transfer Resolution") wherein the City
Council, in the environmental evaluation of said Density Transfer,
relied in part on the Negative Declaration for IS-92-04, ("Neg.
Dec."); and,
WHEREAS, the city Environmental Review Coordinator has
reviewed the proposed Air Quality Improvement Plan and Water
Conservation Plan and determined that they are in substantial
conformance with EIR-8I-03, FSEIR-86-04 and the Negative
Declaration for IS-92-04, therefore no new environmental documents
are necessary. /-2...f
Resolution No.
PCM-93-06: EastLake Greens SPA Air Quality
Improvement Plan and Water Conservation Plan
Page #2
NOW THEREFORE, THE CITY COUNCIL finds, determines and resolves
as follows:
section 1.
Air Quality Improvement Plan and Water
Conservation Plan Approved.
The City Council hereby finds that the Air Quality Improvement
Plan and Water Conservation Plan for EastLake Greens Specified
Planning Area conforms with and implements the Growth
Management Element of the General Plan and Chapter 19.09,
Growth Management, of the Municipal Code. Therefore, the City
Council approves the Plans as activities that will contribute
to the improvement of regional air quality and will conserve
water.
section 2.
CEQA Finding re Previously Examined Effects.
The City Council hereby finds that the Plans, as later
activities to that evaluated in the Program EIR 81-03, FSEIR
86-04, and the Negative Declaration for IS-92-04 would have no
new effects that were not examined in the preceding documents
(Guideline 15168 (c) (1) .
section 3.
CEQA Finding re Plans within Scope of Prior
EIR's and Neg. Dec.
The City Council hereby finds that (1) there were no changes
in EastLake Greens SPA from the Program EIR, the FSEIR and the
Neg. Dec. which would require revisions of said reports; (2)
no substantial changes have occurred with respect to the
circumstances under which the SPA Plan is being implemented
since the previous reports; and (3) no new information of
substantial importance to the SPA Plan has become available
since the issuance and approval of the prior reports; and that
therefore, no new effects could occur and no new mitigation
measures will be required in addition to those already in
existence and currently required for implementation.
Therefore, the city Council approves the Plans as activities
that are within the scope of the project covered by the
Program EIR, FSEIR and the Neg. Dec., and therefore, no new
environmental documents are required (Guideline 15168(c) (2)).
Section 4.
Incorporation of All Feasible Mitigation
Measures and Alternatives.
The City Council does hereby adopt and incorporate herein as
conditions for all approvals herein granted all mitigation
measures and alternatives, if any, which it has determined, by
the findings made in the GPA Resolution, the SPA Resolution,
and the Density Transfer Resolution, to be feasible in the
approval of the General Development Plan, the SPA Plan, and
the Density Transfer, respectively. ~~,~
Resolution No.
PCM-93-06: EastLake Greens SPA Air Quality
Improvement Plan and Water Conservation Plan
Page #3
section 5.
Notice with Later Activities.
The City Council does hereby give notice, to the extent
required by law, that this Plans are activities within the
scope of the program approved earlier in the GPA Resolution,
the SPA Plan Resolution, and the Density Transfer Resolution,
and the Program EIR, FSEIR, and the Neg. Dec. adequately
describe the activity for the purposes of CEQA (Guideline
15168 (e)).
section 6.
General Plan Findings--Conformance to the
General Plan.
Pursuant to Chapter 19.09, Growth Management, of the Municipal
Code, finds that the Air Quality Improvement Plan and Water
Conservation Plan are in conformance with all the various
elements of the City's General Plan, the EastLake Greens
General Development Plan and sectional Planning Area Plan
based on the following:
a. Growth Management The adoption of PCM-93-06
implements Objectives and Policy Areas related to
Public Facilities and Services and Regional Growth
Management. Further, these Plans implement section
5.0 - Growth Management Action Programs of this
Element.
b. Conservation - The adoption of EIR-81-03, FSEIR-86-
04 and the Negative Declaration for IS-92-04
satisfy the goals and policies of the Conservation
Element of the General Plan in that mitigation
measures listed in the forgoing documents required
to be implemented under these Plans.
section 7. Conditional Approval of the Air Quality
Improvement Plan and Water Conservation Plan.
The City Council does hereby approve, subject to the
mitigation measures stated in each respective Plan. Unless
otherwise specified, all mitigation measures shall be fully
completed to the City's satisfaction.
section 8.
CEQA Findings.
The City Council hereby finds that the Plans, as later
activities to that evaluated in the Program EIR 81-03, FSEIR
86-04, and the Negative Declaration for IS-92-04, would have
no new effects that were not examined in the preceding
documents (Guideline 15168 (c) (1) .
a. Re-adoption of Findings - The Council does hereby
re-approve, accept as its own, and re-incorporate
/.;.. 7
Resolution No.
PCM-93-06: EastLake Greens SPA Air Quality
Improvement Plan and Water Conservation Plan
Page #4
as if set forth full herein, and make each and
everyone of the CEQA Findings as found in the
Program EIR 81-03, FSEIR 86-04, and the Negative
Declaration for IS-92-04.
b. Feasibility of Alternatives - As is also noted in
the environmental documents referenced in the
immediately preceding paragraph, alternatives to
the Project which were identified as potentially
feasible are hereby found not to be feasible.
c. Adoption of Mitigation Monitoring Program As
required by the Public Resources Code Section
21081. 6, City Council hereby re-adopts the
Mitigation Monitoring and Reporting Program
("Program") incorporated herein by reference as if
set forth in full. The City Council finds that the
Program is designed to ensure that during the
project implementation and operation, the Applicant
and other responsible parties implement the project
components and comply with the feasible mitigation
measures identified in the Findings and in the
Program.
d. Statement of Overriding Considerations - Even after
the re-adoption of all feasible mitigation
measures, certain significant or potentially
significant environmental affects caused by the
project or cumulatively will remain. Therefore,
the city Council of the City of Chula vista re-
issues, pursuant to CEQA Guidelines Section 15093,
a Statement of Overriding Considerations
identifying the specific economic, social, and
other considerations that render the unavoidable
significant adverse environmental effects still
significant but acceptable.
Section 9. Notice of Determination.
City Council directs the Environmental Review Coordinator to
post a Notice of Determination and file the s with the
County Clerk.
1.2 - ~
ruce M. Boogaard
City Attorney
Presented by
Robert A. Leiter
Director of Planning
-AIR QUALITY IM:PROVEMENT PLAN-
EASTLAKE GREENS SPA
SUBMITTAL DRAFf
October 27, 1992
Approved by City Council Resolution No._
-Date-
Prepared for:
EASTLAKE DEVELOPMENT COMPANY
900 Lane Avenue, Suite 100
Chula Vista, CA 91914
Prepared by:
JAY KNIEP
739 Baylor Avenue
Bonita, CA 91902
(619) 421-8910
)c2 - I
Exhibit 1:4 II
"
Table of Contents
~
I . EXEC'UTIVE S~Y................................. 1
II. INTRODUCTION...................................... 3
A. Purpose
B. Planning Context
C. Goals
D. Approach
E. Roles and Responsibilities
III. AIR QUALITY LEGISLATION AND PLANS................. 7
A. Background
B. Air Quality Plan Requirements
C. Transportation Control Measures
D. Indirect Source Regulations
E. Transportation Demand Management
F. Public Transit Planning and Service
IV. AIR QUALITY IMPACTS............................... 15
A. Existing Climate/Air Quality Conditions
B. Project Air Quality Impacts
V. AIR QUALITY MITIGATION MEASURES................... 24
VI. MONITOR~NG/CONCLUSIONS............................ 26
A. Monitoring
B. Conclusion/Analysis of Significance
VII. REFERENCES........................................ 27
i
J~ --j tJ
"
I. EXECUTIVE SUMMARY
The purpose of this Air Quality Improvement Plan for the EastLake
Greens sectional Planning Area (SPA) is to respond to the Growth
Management policies of the City of Chu1a vista. The most signifi-
cant air quality improvement measures are those policies and
regulations established at the broadest geographic level, i.e.,
state and Federal. However, there are measures that can be applied
on a city or project level which can have a positive impact. This
report presents an overview of these issues, and offers the
following improvement measures which are to be implemented at the
local level.
1. Pedestrian and Bicycle Paths: The EastLake General Develop-
ment Plan, and subsequent SPA Plans, adopted by the City have
emphasized the use of an extensive trail system, connecting
acti vi ty centers, to enable non-vehicular travel. The proj ect
is designed wi th a single loop collector connecting the
majority of residential development and simplifying internal
circulation. The clustering of "activity uses" (high school,
community park, and retail) at a central location within the
community encourages the use of non-vehicular modes of travel
to these destinations.
There has also been a suggestion that programs to encourage
pedestrian and bicycle travel could be applied, such as
reduced parking availability at retail centers. These
concepts would require City-wide debate to fully appreciate
competing goals, and are not applicable at the project level.
2. Jobs/Housinq Balance: The EastLake General Development Plan,
adopted by the city, includes job opportunities, recreation,
education, retail and service commercial, and public facili-
ties within the community. Full implementation of the
community plan would minimize the length and number of
automobile trips because of the range of opportunities and
services available within the community.
3. Access To Regional Systems: The LOS requirements applied to
development wi thin the EastLake Greens SPA will encourage
free-flow travel, which reduces air emissions. However, there
are those who argue that transit use is actually enhanced by
congestion. These competing approaches to air quality
improvements need to be reviewed as City-wide policy to
determine the appropriate balance.
4. Transit Access: The project circulation will improve routes
for transit. Transit stops can be incorporated where desired
at key intersections without significant plan modification.
The clustering of transit destinations (i.e., schools,
shopping and emploYment) encourages the use of public transit
and simplifies routing and scheduling.
(10/27/92 )
1
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5. Educational Proarams: The master developer will participate
in an educational program for residents of homes within the
EastLake Greens SPA. This program could also be coordinated
as part of a larger City-wide program to inform residents of
the services and alternative transportation options available
to them.
6. Park-and-Ride Facilities: The provision of a Park-and-Ride
facility in proximity to the project is anticipated. Con-
struction of such a facility is required in the EastLake
Village Center, located just north of the project site. Such
a Park-and-Ride facility could also provide a staging area for
carpools, vanpools, and transit vehicles. This facility
should be incorporated into a city-wide system of similar
facilities coordinated with public transit routes, including
future light rail corridors.
7. Local and Reaional Air Oualitv Reaulations: A new Air Quality
Plan is currently being formulated will supersede the 1982
SIP. This plan, which is projected for adoption prior to the
full implementation of development within the EastLake Greens
SPA, will include increased standards and regulatory measures
to mitigate this as well as other anticipated growth in the
San Diego Air Basin. EastLake will be subject to compliance
wi th these regulations and mitigation measures as they evolve.
8. Development Monitorina: The Design Review process provides a
point for monitoring the inclusion of on-site transit stops
and trail linkages. In addition, this development will be
subject to the ongoing monitoring programs inherent in the
ci ty' s Transportation Phasing Plan and Growth Management
Program.
These local mitigation measures might have a minimal impact on Air
Quality in quantifiable terms, but their enhancement of future
transit options and public awareness should have a greater long
term public benefit.
(10/27/92)
2
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II. INTRODOCTION
A. Purpose
The purpose of this Air Quality Improvement Plan is to respond
to the Growth Management Policies of the City of Chula Vista.
The City has looked comprehensively at issues dealing with
development and the additional impacts it places on public
facili ties and services. The Growth Management Program
implements the Growth Management Element of the General Plan
and establishes an orderly process to carry out the develop-
ment policies of the city. The primary area of focus of the
Growth Management Program is east of 1-805 where most of the
remaining vacant land is located, including the project site.
B. Planning context
The planning context for this air quality plan ranges from
state-wide and regional considerations to local planning
requirements. The California Clean Air Act (CCAA) forms the
basis for most air quality management efforts. It is the
driving mechanism to the current revision to the San Diego Air
Basin Air Quality Management Plan by the regional Air Pollu-
tion Control District (APCD).
At the local level, cities must carry out their fair-share
responsibilities within a day-to-day decision making framework
to ensure attainment of the regional standards and objectives.
Although specific local policies have not been adopted, Chula
Vista is actively participating, through the growth management
program and other efforts, in the regional endeavor to
establish effective long term regional strategies to implement
the air quality standards and objectives.
The California Air Resources Board (ARB) has classified the
San Diego region as having a severe air pollution problem
because the region will not comply with State standards until
some time after 1997. According to the San Diego Air Pollu-
tion Control District (APCD), the major sources of air
pollutants in the region are motor vehicles and pollution
blown in from Los Angeles. Given this situation, local air
quality improvement efforts are focused on transportation
issues. To address air quality problems related to transpor-
tation, level of service standards for arterials, highways and
transit are being developed, as are goals for reducing solo
auto trips.
Actions necessary to achieve state and federal clean air
standards, and transportation system management (TSM) and
transportation demand management (TOM) objectives include:
reducing solo auto trips by carpooling and using transit
.( 10/27/92)
3
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promoting telecommuting and staggered work schedules
improving transit service
building additional high occupancy vehicle lanes
coordinating traffic signals and implementing other
circulation system improvements
reducing trip lengths through jobs/housing balance, mixed
use development and focusing development near transit
stations
The regional plans required by state law are now being
prepared by SANDAG and the APCD. Although the areas of focus
are well known and alternative measures have been offered for
review and comment, specific guidelines and standards have not
yet been adopted. Thus a direct comparison or evaluation of
the measures included in this plan with regional standards
cannot be made at this time. However, because of the commer-
cial nature of this project and the transportation focus of
the specific measures expected to be adopted in the regional
plan, project level consistency will be based on operational
requirements (e.g., employee commuting, goods movement/truck
operations, etc.) and design parameters. Design parameters
will include project access and parking management/pricing
which could be a design issue (i.e., reduce parking require-
ments to create a shortage so that users would be induced to
use public transit or ride-share). The following chapter will
more fully detail these issues.
At the local level, within Chula Vista, there is no local air
quali ty plan. However, the City Council has adopted the
Growth Management Program which requires Air Quality Improve-
ment Plans for major development projects (50 residential
units or commercial/industrial projects with equivalent air
quality impacts). This report for the EastLake Greens SPA has
been prepared to meet that requirement. Although such plans
are required, the City has not established any guidelines,
criteria, or other requirements for content or scope of such
plans. Additionally, the City has not adopted an Air Quality
Plan or element to its General Plan to establish local policy
in this area. Because no local plan exists or is in prepara-
tion,project compliance will need to be measured against the
anticipated requirements of the regional plan.
c. Goals
The following are goals of the EastLake Greens SPA Air Quality
Improvement Plan:
1. To minimize air quality impacts during and after con-
struction of projects within the EastLake Greens SPA.
(10/27/92)
4
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2. To comply with the air quality standards and policies of
the city of Chula Vista and San Diego County APCD.
3. To create a framework for the design and implementation
of air quality mitigation measures in these residential
development projects.
4. To be economically efficient and cost effective.
D. Approach
~he approach to air quality mitigation outlined in this plan
1S focused on the strategies and measures available to
residential development projects. As will be described in the
next chapter, few transportation/ air quali ty improvements
measures in the State and regional plans are 'addressed to
these projects. The majority address transportation system
efficiency, alternative transportation modes, heavy vehicle
restrictions, and increased vehicle occupancy. None of these
are directly influenced or effected by residential develop-
ment. Some measures are available however, and these are
described and incorporated into the project as appropriate.
These include integration of land uses, construction of
facilities to support public transportation, and the provision
of private group transportation where feasible. Efforts to
educate and increase awareness of the need to minimize air
quality impacts and the opportunities to do so, will be
directed toward future residents. The roles and responsibili-
ties of all affected parties are described in the following
section.
E. Roles and Responsibilities
In order for this plan to be effective, it is necessary to
clearly assign appropriate roles and responsibilities to all
of the participants in the development and occupancy phases of
projects within the EastLake Greens SPA. There are three
primary groups involved: developer/builders; government/ser-
vice agencies; and future residents/tenants. Each has an
important role to play, as described below.
1. DeveloDer/Builders
The master developer, EastLake Development Company, is
providing the basic planning, design, and management of this
program. community level transportation facilities, vehicular
and non-vehicular, will be implemented by the master develop-
er.
Individual builders will construct homes according to the
standards set by the master developer (and the City) and will
be responsible for energy planning and management within their
(10/21/92)
5
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1;2 ,,-!-!/
own project. Builders will also be the primary communicators
with homebuyers. In this role, they will be responsible for
identifying the energy conservation features incorporated in
the project, and educating homebuyers regarding a continuing
conservation effort.
2. ProDertv Owners/Residents/Tenants
The long term success of the air quality mitigation effort
rests with residents who choose their own modes of transporta-
tion, driving habits and lifestyles. In the aggregate,
choices by residents/tenants affect the air quality in the
region more than any effort by the City or developer.
Generally, commercial and industrial are the land uses which
have significant opportunities to incorporate air quality/
transportation mitigation measures because of the concentrated
number of automobile trips associated with them. The decision
to utilize public transit or non-vehicular transportation will
rest with future residents, influenced by the availability and
convenience of such facilities.
3. Government/Service Aaencies
The city of Chula vista will review project plans and monitor
this plan. Because of its development approval role, the City
can effectively enforce transportation phasing and other
standards for new construction. Some local public transporta-
tion systemEf are operated under authori ty of the ci ty , in
cooperation with regional operators. The City can also be a
source of on-going education and air quality awareness through
citizen communication programs.
The San Diego APCD will adopt regional air quality plans which
will implement measures to meet State and Federal standards.
Although these plans will focus primarily on transportation
issues, land use and indirect source guidelines will also be
included. State law prohibits the intrusion of the APCD on
the land use decision authority of the city, so it will be up
to the City to implement any such guidelines.
To a certain extent, the local school districts also have a
role to play based on the transportation they offer to
students. Bussing of students to school facilities, instead
of parent auto trips, can have beneficial effects in the same
way that using public transit for employment commuting reduces
total trips, improving air quality and traffic congestion.
(10/27/92)
6
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, ,_...".,.._-".-.~._,--~._.~-~=.,~,"......,._....~~--,
III. AIR QUALITY LEGISLATION AND PLANS
A. Background
Based on air quality data from the regional air quality
monitoring network, the California Air Resources Board
classified San Diego County as a "non-attainment area" for the
State Ozone (03) and Inhaleable Particulate Matter (PM10) Air
Quality Standards. In addition, the western portion of the
County was classified "non-attainment" for the State Nitrogen
Dioxide (N02) and Carbon Monoxide (CO) Standards. The eastern
portion of the County is classified "attainment" for these
standards.
Ozone is the principal pollutant of concern in San Diego
County. Because violations of the CO and N02 standards are
marginal compared to the significant 03 problem, the principal
focus of the regional air quality effort will directed toward
reducing reactive organic gases and oxides of nitrogen, which
are ozone precursors.
The ARB motor vehicle pollution control program will continue
to provide significant reactive hydrocarbon, oxides of
nitrogen, and CO reductions from motor vehicles. Transporta-
tion control measures will also reduce these emissions. Since
80% of the region's CO and 50% of the N02 pollution is from
on-road motor vehicles, this combination of measures will
substantially contribute to attaining and maintaining these
two standards. While transportation control measures and
motor vehicle emission controls will be major elements in the
CO and N02 control program, additional stationary source
control measures may be necessary to control oxides of
nitrogen.
B. Air Quality Plan Requirements
1. Involved Agencies
The four agencies involved in the air quality planning process
are the Environmental Protection Agency (EPA), which is
responsible for the administration of the federal Clean Air
Act; the State Air Resources Board (ARB), which is responsible
for the implementation of the California C1.ean Air Act of
1988; the San Diego County Air Pollution Control District
(APCD), which is responsible for the development of the Air
Quali ty Plan mandated by the State Clean Air Act and for
regulating the emissions in the region; and SANDAG, which is
responsible for the preparation of the transportation control
measures component of the Air Quality Plan. The Plan is to be
consistent with the traffic congestion management and regional
growth management plans also being prepared by SANDAG. Within
this context of a long term strategy to be carried out by the
(10/27{92)
7
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state and the APCD, Chula vista can also do its fair share,
although it does not have a formal role in formulating the
plan. state law does provide for the delegation of adminis-
tration of APCD Regulations to local agencies if the fOllowing
conditions are met:
Measures adopted and implemented are as stringent as the
District's measures.
The local agencies submitting an implementation plan have
sufficient resources and the District approves the plan.
· The District adopts procedures to audit local agency
performance to insure compliance. The District can
revoke the delegation for inadequate performance.
Any land use provisions of the adopted plan will ultimately be
the responsibility of the City as state law prohibits the APeD
from intruding in this area.
2. Air Qualitv Standards
Attainment of air quality standards is based on federal and
state law which establishes such standards, with the state
standards more strict than federal standards (see Table 1).
Given this situation, compliance with state law will generally
lead to conformance with federal law.
The California Clean Air Act of 1988 requires that each air
district develop and submit a plan by July 1991 showing how
the district will achieve the mandated standards. In their
plans, the districts must consider all emission sources,
independent of transport into the air basin. Each district
not in attainment of the standards by 1994 must reduce non-
attainment pollutants or their precursors by an average of 5%
per year, beginning from the 1987 levels. The plan must also
demonstrate that improved air quality will be maintained after
attainment; thus, the plan must have provisions for continued
air quality improvement to accommodate growth. The plan must
contain transportation control measures, transportation system
measures, and direct source regulations.
(10/27/92)
8
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TABLE 1
AMBIENT AIR QUALITY STANDARDS
Pollutant Averaging California National
Time Standards Stqndards
Ozone 1 Hour 0.09 ppm 0.12 ppm
Carbon 8 Hour 9.0 ppm 9ppm
Monoxide 1 Hour 20 ppm 35 ppm
Annual 100~g/m3
Nitrogen -
Average
Dioxide 1 Hour 0.25 ppm -
Annual .
80 ~g/m3
-
Sulfur Average .
Dioxide 24 Hour 0.05 ppm 0.14 ppm
1 Hour 0.25 ppm -
Suspended Annual Mean 30 Jlg/m3 50 Jlg/m3
Particulate
Ma tter
(PM 10) 24 Hour 50 JlgI m3 150 Ilg/m3
Sulfa tes 24 Hour 25 ~g/m3 -
30 Day Average 1.5Ilg/m3 -
Lead Calendar - 1.5 Jlg/m3
Quarter
H~dro~en 1 Hour 0.03 PPI11 -
ulfi e
. Vinyl Chloride 24 Hour 0.010 ppm -
(chlor~thene)
Visibility Visibility of 10 -
miles when
Reducing 1 Observation humidity is
.
Particles <70%.
9
);) - /1
..,.,~.~_...~..--,_..""~""-'~""_~--~"'---
3. Mandated Measures
Because the San Diego region is classified "severe", specific
controls are required by State law. These are: the best
available retrofit control technology for existing sources; a
permitting program that mitigates emission increases from all
new and modified sources; reasonably available transportation
control measures; indirect and area source control measures;
and, specifically, transportation control measures to hold
vehicle emissions constant after 1997 and achieve an average
commute-time ridership of 1.5 persons per vehicle by 1999, and
measures to achieve use of a significant number of low-
emission vehicles by fleet-operators.
If the region cannot meet the '5% annual reduction standard,
then the next best level of reduction is to be achieved. The
Act authorizes the ARB to adjust the emission reduction target
for individual areas, if two legal conditions are met. First,
the Plan must include all feasible measures and the region
must be expeditiously implementing the Plan. Based on the
currently available data, the APCD believes that the 5% annual
reduction will not be met and thus the "all feasible measures"
standard will be applied.
C. Transportation Control Measures
In November 1990, the APCD Board adopted criteria for develop-
ing a transportation control measures (TCM) plan. The plan is
being prepared by SANDAG according to the criteria of APCD,
and, once completed, the plan will be implemented through
district regulations and transportation system improvements.
The TCM criteria addressed six major areas: transportation
demand management (reduction in number vehicle trips & heavy
duty vehicle restrictions); alternative transportation mode
capacity expansion (public transit, park and ride, high
occupancy vehicle facilities & bicycle/pedestrian facilities) ;
transportation system management (traffic signals & incident
management); land use (jobs/housing balance, mixed use
development & focused development); market based incentives
(fees & taxes); and, driving restrictions.
Regulations which will be proposed to meet these criteria
could include:
1. Ride sharing and van pool programs.
2. Employer subsidized transit ticket passes.
3. Flexible work schedules to accommodate ride sharing and
transit.
(10/27/92) 10
);,2-c:LO
4. Telecommuting and teleconferencing.
5. Parking incentives to support ride ~haring.
6. Trip management education.
7. Limiting heavy duty truck traffic during peak commute
periods and reducing the number of trips through better
fleet management.
8. Measures to reduce trips to large facilities.
In addition, the Air Quality Plan will contain transportation
system measures to attempt to reduce motor vehicle pollution
utilizing some of the following measures: .
1. Adding more high occupancy vehicle by pass ramps and
lanes.
2. Improving transit services.
3. Special bridge toll rates for drivers who ride share.
4. Increase bus fleets and upgrading of vehicles.
5. Development of long range policies supporting vehicle
trip reduction.
D. %ndirect Source Regulations
A residential development is considered an indirect source in
that it generates/attracts motor vehicle trips, although the
homes themselves do not directly impact air quality. Because
all feasible measures will be required, indirect source
measures will be included in the Plan. The focus of these
provisions will be to reduce motor vehicle-related emissions,
although measures addressing aspects of development such as
improved energy conservation could be included. Key elements
for indirect source regulation would include the following:
1. New source review and approval prior to construction.
2. Determine if the project is consistent with the APeD Air
Quality Plan.
3. Analysis of the location, distance, time of day, vehicle
occupancy and mode split.
4. Assess the quantity of air pollution which could result
from the project.
(10/27/92) 11
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5. Require the best available design to reduce trips,
maintain or improve traffic flow, reduce vehicle miles
traveled and implement appropriate transportation control
measures.
6. Define the means for monitoring results.
7. Issue a permit specifying air quality construction and
operating requirements to provide a basis for determining
on going compliance.
8. Incorporate energy conservation measures/opportunities in
new construction.
E. Transportation Demand Management
As noted earlier, other planning programs are currently
underway which should be coordinated wi th the Air Quali ty
Plan. Currently, the City of Chula vista is participating in
the regional effort to implement the transportation demand
management (TOM) ordinance. City staff is evaluating the
model TDM ordinance prepared by SANDAG. The near term focus
of the regional transportation demand program will be on the
largest components of the principal traffic stream including
employment travel, college and university student travel, and
goods movement. The objectives for each of the larger traffic
components are as follows:
1. The objectives of the freeway traffic element policies
and programs shall lead to the achievement of a 1.4
average vehicle occupancy rate for all area freeways
during the principal travel period by the year 2000 and
a 1.5 average vehicle occupancy rate by the year 2010.
2. The obj ecti ves of the employment traff ic element policies
and programs shall lead to the achievement of a 50% drive
alone ratio for region wide employment traffic during the
principal travel period by the year 2000 and 40% drive
along ratio by the year 2010.
3. The objectives of the college and university traffic
element policies and programs shall lead to the achieve-
ment of a 50% student drive along ratio by the year 2000;
and a 40% student drive along ratio by the year 2010.
4. The obj ecti ve of the goods movement traff ic element
policies and programs shall lead to the achievement of a
25% reduction in goods movement traffic during the
principle travel period by the year 2000; and a 35%
reduction by the 2010.
(10/27/92) 12
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violation of the transportation demand management ordinance as
currently proposed may constitute a violation of the Regional
Air Quality Plan.
The basic requirements of the transportation demand management
ordinance will be to require employers to prepare plans to
carry out the objectives of the program and to file annual
reports showing the degree of compliance with said standards.
In addition, each college and university will develop,
implement and promote student commute alternatives in order to
achieve the regional college university student drive along
targets.
Finally, with respect to the goods movement/trucking traffic
element, each business providing goods movement/traffic
trucking services shall develop, implement and promote a non-
peak period delivery program as well as other measures to
further reduce truck traffic during the principal travel
period which is to defined as between 6:30 a.m. to 8:30 a.m.
through 1995 after which time it shall be 6:00 a.m. to 9:00
a.m.
The draft version of Regulation XIV embodying these. objectives
is currently being processed by the local air quality agen-
cies. Although it will take time to finalize and implement
the regulation, the importance of Reg. XIV in regulating some
portion of transportation-related air quality impacts is
undeniable.
F. Public Transit Planning and service
The EastLake community is currently served by a local bus
route, although preliminary planning for light rail service to
the region is underway. Increased use of public mass transit
is a primary objective to achieve improved air quality.
1. Current Transit Service
Chula vista Transit Route 709 provides bus service to the
EastLake Community. The route which began service in July
1991 has an average ridership of 150 persons per day.
Downtown San Diego commuters can make their daily trip via a
20 minute bus ride to the "H" Street Trol+ey station and
continuing to downtown via the trolley.
until such time as the South Bay Light Rail Service is
initiated, Chula vista Transit will be the only mass transit
service to EastLake. The City does not currently have a
planned transit expansion program for developing areas in the
eastern territories. Transit officials expect to use the MTDB
South Bay Public Transportation Plan (due in late 1992) as a
guide in phasing and expanding service to the area. The
(10/27/92)
13
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current expansion policy, while not written, attempts to
provide bus service where sufficient ridership is available.
Funding for the Chula Vista Transit service is provided by
fare box revenues (40%) and the %% state sales tax proceeds.
2. Future Transit Plannina
In March 1991 SANDAG completed the "South Bay Rail Transit
Extension Study". The report evaluated the feasibility of
extending light rail (trolley) and commuter rail service in
the South Bay. Specifically the light rail service required
to serve the eastern territories of Chula vista and Imperial
Beach was evaluated using cost and ridership estimates as a
measure of performance and feasibility. Potential land use
patterns to support rail transit service were also evaluated.
Three light rail corridors were determined worthy of further
study. Al ternati ve "E" which traverses the southwest portion
of the EastLake Greens SPA and crosses the proposed alignment
of SR-125 at Palomar Road, approximately one-half mile south
of Telegraph Canyon Road, has been identified as having the
best performance of all alternatives studied.
The South Bay Rail Transit Extension Study was accepted by the
SANDAG Board and a follow-up study being administered by the
Metropolitan Transit Development Board (MTDB) is currently
underway. This study, the "South Bay Public Transportation
Plan, .. will:
Assemble existing short range public transportation plans
for the South Bay.
Prepare a South Bay seven-year public transportation
plan.
Identify major transit facilities.
Develop a staging plan.
Study proposed guide-way transit corridors and station
locations.
· Study adequacy of existing land use plans as they relate
to supporting mass transit.
No funding source has been identified for the proposed light
rail extensions and the currently programmed MTDB extensions
are currently under-funded. The State Propositions 108 and
111 which passed in 1990 have provided significant funds for
MTDB near term projects, however the rail extension project is
very long term in nature.
(10/27/92)
14
/,:2 ~(;2 r
IV. AIR QUALITY IMPACTS
This chapter discusses the Air Quality Impacts associated with the
build-out of development within the EastLake Greens SPA. Informa-
tion from the Environmental Impact Report (EIR) prepared for the
project has been utilized with some modification to reflect the
project "as approved." The EIR addressed a project totaling 3,609
residential units while the approved project consists of 2,774
units.
A. Existing Climate/Air QUality Conditions
1. Climate
The climate of the Chula vista area, as with all of Southern
California, is controlled largely by the strength and position
of the subtropical high pressure cell over the Pacific Ocean.
It maintains moderate temperatures and lower humidities, and
limits precipitation to a few storms during the winter "wet"
season. Temperatures are normally mild with rare extremes
above 100 degrees Fahrenheit (F) or below freezing.
Winds in the City of Chula Vista are almost always driven by
the dominant land/sea breeze circulation system. Regional
wind patterns are dominated by daytime on-shore sea breezes up
to 20 miles per hour with an average of 7 miles per hour. At
night, the wind generally slows and reverses direction,
traveling towards the sea. Wind direction is altered by local
canyons, with winds tending to flow parallel to the canyons.
The on-shore flow of air provides the driving mechanism for
both air pollution transport and dispersion. The winds
described above control the horizontal transport in the
region. The interior valleys of San Diego County also have
numerous temperature inversions that control the vertical
extent through which pollutants can be mixed. When the on-
shore flow of cool, marine air undercuts a large dome of warm,
sinking air within the oceanic high pressure area, it forms a
marine/subsidence inversion. These inversions allow for good
local mixing, but act like a giant lid over the larger area.
As air moves inland, sources add pollution from below without
any dilution from above. The boundary between the cool air
near the surface and the warm air aloft is a zone where air
pollutants become concentrated. As the air moves inland and
meets elevated terrain, inland foothill communities are
exposed to many of the trapped pollutants within this most
polluted part of the inversion layer.
A second inversion type forms when cool air drifts into lower
valleys at night and pools on the valley floor. These
radiation inversions are strongest in winter when nights are
longest and air is coldest. They may lead to stagnation of
. (10/27/92)
15
/;2 - c2~'
ground-level pollution sources such as automobile exhaust near
freeways or major parking facilities.
2. Air Oualitv
To assess the air quality impact of the proposed project, that
impact, together with the baseline air quality levels, must be
compared to the Ambient Air Quality Standards (AAQS). These
standards are the levels of air quality considered safe, to
protect the public health and welfare. They are designed to
protect people whose health makes them most susceptible to
respiratory distress, such as asthmatics, the elderly, very
young children, people weaken by disease or illness, and
persons engaged in strenuous work or exercise, whose are
deemed sensi ti ve receptors. Heal thy adul ts can tolerate
occasional exposure to air pollutant levels which exceed the
established standards.
The Clean Air Act Amendment of 1970 first established national
AAQS. states retained the option to adopt more stringent
standards or to include other pollution categories. The
initial attainment deadline of 1977 was extended to 1987 for
certain national standards, and that deadline passed with the
San Diego Air Basin (SDAB) still far from attainment. The
California Clean Air Act and a new Federal Clean Air Act have
been passed since then, both of which set forth more realistic
implementation time frames for airsheds with moderately
degraded air quality such as the SDAB. Because California
already had standards in existence prior to 1970 and because
of unique meteorological problems in California, there is
considerable difference between state and federal clean air
standards. The standards currently in effect in California
are shown in Table 1.
Air quality at any site is dependent on the regional air
quality and local pollutant sources. Regional air quality is
determined by the release of pollutants throughout the air
basin. within the San Diego Air Basin, it has been calculated
that mobile sources are the major source of regional emissions
and are responsible for approximately 73 percent of the smog
emissions in San Diego County ("Climate and Smog in San Diego
County" , SDAPCD). Smog (comprised primarily of ozone)
concentrations in San Diego County exceed both federal and
state standards. In 1990 the federal standards was exceeded
on 39 days while the more stringent state standard was
exceeded on 139 days. In 1991, these days exceeding standards
fell to their lowest levels since expanded monitoring was
begun in the mid-1970's. The federal standard was exceeded on
26 days while the state standard was exceeded on 106 days.
While a combination of industrial and motor vehicle pollution
controls have provided a steady and significant improvement in
air quality, the dramatic improvements of 1991 are probably
(10/27/92)
16
/;2 -c2-?
more due to favorable weather patterns than any air quality
improvement programs. In San Diego County, approximately 40%
of the state smog standard violations, three-fourths of the
federal violations, and all of the h~ghest smog alert level
concentrations are caused by transported smog from the Los
Angeles area.
The air monitoring station closest to the project site,
operated by the SDAPCD, is on East "J" street in Chula Vista.
The data collected at this station is considered to be
representative of the air quality experienced in the vicinity
of the project. Air quality data for 1987 through 1991 for
the Chula Vista station is provided in Table 2.
The air quality data indicate that ozone is the air pOllutant
of primary concern in the project area, as well as San Diego
County as a whole. Ozone is a secondary pollutant; it is not
directly emitted. Ozone is the result of the chemical
reactions of other pollutants, most importantly hydrocarbons
and nitrogen dioxide, in the presence of bright sunlight.
Pollutants emitted from morning rush hour traffic react to
produce the oxidant concentrations experienced in Chula vista.
Ozone is the primary component of the photochemical oxidants
and it takes several hours for the photochemical process to
yield ozone levels which exceed the standard. All areas of
the San Diego County Air Basin contribute to the ozone levels
experienced at Chula Vista, with the more significant areas
being those directly upwind. The ozone levels at Chula vista
have not significantly increased or decreased over the last
six years.
Particulate matter (PM10) refers to suspended particulates
which are respirable. PM10 levels in the area are due to
natural sources, grading operations, and motor vehicles. The
federal standards for particulates have not been exceeded at
the Chula Vista station since before 1982.
The carbon monoxide standards have not been exceeded over the
past several years, although no clear trend in maximum carbon
monoxide concentrations is evident. Carbon monoxide is
generally considered to be a local pollutant. That is, carbon
monoxide is directly emitted from several sources (most
notably motor vehicles), and the highest concentrations
experienced are directly adjacent to the source.
Lead and sulfur oxide levels are also well below state and
federal standards. Sulfur oxide levels are not exceeded
anywhere in the San Diego Air Basin, primarily because of the
lack of major industrial sources. Due to the introduction and
increased usage of unleaded gasoline, lead concentrations are
now well below the federal and state standards throughout the
basin.
(10/27/92)
17
) ;2 --cl-- 7
>>>>'>>'>>'::H: :::::1:.0.:0": I ,e~::.<<:'::~lln: ,::~~.,:~:~:: :n::~:~nrr::HHHHI::':B::lC~lIalHlIHH:H HIUIHln:::lO":I:c:::r IH: : ::~:noa'IOlnorn !: r :::: c
'lable 2
Air Quality Levels Measured at Chula Vista
Ambient Air Monitorinq station 1987-91
Pollutant CA std.
Fed. Std.
Ozone 0.09 ppm*
for 1 hr.
0.12 ppm
for 1 hr.
Inhaleable SO ~g/m3
Particulate for 24 hr
(PM10)
150 ~g/m3
for 24 hr
S02 0.25 ppm
for 24 hr
0.5 ppm
for 24 hr
CO 20 ppm
for 1 hr
35 ppm
for 1 hr
N02 0.25 ppm
for 1 hr
0.05 ppm
annual avg.
*ppm = parts per million
N/A = not available
SOURCE: Rancho del Rey Commercial Center Draft EIR (7/20/92)
III
1 HJ
11 I
1\ 11 J I
(10/27/92)
18
Year
1987
1988
1989
1990
1991
1987
1988
1989
1990
1991
1987
1988
1989
1990
1991
1987
1988
1989
1990
1991
1987
1988
1989
1990
1991
HIli 11
Max.
Level
0.17
0.22
0.16
0.15
0.15
68
58
69
67
N/A
0.04
0.09
0.08
0.06
0.07
7.0
7.0
8.0
7.0
7.0
0.15
0.21
0.16
0.13
0.12
111
r: ::m.~
Days
statefFa:i. std.
Exceeded
I;) ~ c2G;
15/2
17/4
21/7
21/3
13/3
010
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
0/0
B. Project Air Quality Impacts
Full development of projects within the EastLake Greens SPA
would generate approximately 38,142 daily automobile trips.
These trips would result in increased air emissions on new and
existing roadways. This includes trips assigned to non-
residential uses such as schools, commercial, and recreation
facilities. Short-term emissions from construction activities
would generate dust and diesel emissions resulting in short-
term emissions impacts.
1. Construction Impacts
Soil disturbance to prepare the project site would generate
fugitive dust during the construction phase. Soil dust is
typically chemically inert and much of the dust is comprised
of large particles that are readily filtered by human breath-
ing passages and also settle out on nearby surfaces. It
comprises more of a potential soiling nuisance than an adverse
air quality impact.
Construction activities for large development projects are
estimated by the u.S. Environmental Protection Agency to add
1.2 tons of fugitive dust per acre of soil per month of
activity. If water or other soil stabilizers are used to
control dust, the emissions can be reduced by up to 50
percent. However, fugitive dust control using water must be
balanced against the need to conserve water resources.
Currently, water conservation has taken priority. The
California ARB, in its development of area source emissions
calculations of fugitive construction dust, estimates that the
net disturbance area for single family homes is one-fourth
acre with a six month disturbance duration. Assuming the
entire EastLake Greens SPA will be graded and the average
duration will be six months, a total of 5,980 of dust could be
generated without application of dust control procedures.
Standard dust control utilizing reclaimed water could reduce
this by 50% to approximately 2,990 tons. The respirable PM10
fraction of fresh construction dust is estimated to be
approximately one-third of TSP. Thus, the project impact is
probably about 997 tons over the multi-year build-out period.
In addition to fugitive dust, construction activities would
also cause combustion emissions to be released from on-site
construction equipment and from off-site vehicles hauling
materials. Heavy duty equipment emissions are difficult to
quantify because of day-to-day variability in construction
activities and equipment used. Typical emission rates for a
diesel powered scraper are provided in Table 3, and were
obtained from the San Dieqo Air Oualitv Manaqement Division
Air Qualitv Handbook (April 1987). A diesel powered scraper
is the most common equipment used for grading operations.
(10/27/92)
19
/;2~2!
e:)OO.~'H':lC::t'rn
n~1
H:'CHCHll
:r
I I n cHunec111
1 rn=:lHIH1::ll:1Cl:HllO:ltll S II IllllSlllll:":'
Table 3
Emission Rates for Grading Scraper
POLLUTANT
EMISSION RATE (Grams!8 Hr.)
Carbon monoxide
Nitrogen oxides
Hydrocarbons
Sulfur oxides
Particulates
5,280
22,560
2,272
1,680
1,472
IIl1l11lH
H T T
The emission rates above are provided in grams per 8-hour day.
To provide a regional perspective of construction emissions
generated by projects, the projected emissions for San Diego
County (Year 2000) have been provided for comparison. -These
emissions are based on construction of planned land uses and
regional transportation facilities consistent with the input
data for the forthcoming Air Quality Plan, and are given in
units of tons/day (Table 4). [909,091 grams = 1 ton]
2. Mobile Source ImDacts
Impacts to air quality result primarily from automobile
emissions. The proposed project would result in an increase
in air emissions. If future development has been anticipated
in the 1982 SIP then air quality impacts are considered
mitigated by adherence to the measures as outlined in the SIP.
The proposed project is consistent with SANDAG Series VII
projections, while the 1982 SIP is based on Series V projec-
tions. Typically, Series VII projections are higher than
Series V. Adherence to the policies and measures in the 1982
SIP may result in some residual impacts as not all growth has
been anticipated. However, the air quality planning process
now underway utilizes the Series VII projections and will
result in a new Air Quality Plan that will supersede the 1982
SIP. with adoption of the new plan, the project will be in
conformance with the regional air quality plan. This plan
will include increased standards and regulatory measures based
on the anticipated growth. Because the new plan includes the
project in its baseline information, project impacts would no
longer be considered significant.
(10/27/92)
20
/c2.- 30
nOUI:,:: ael HHe:lorc::e::lrc:::::n:al:H :"'I:'HlQ
If I: r H IIU
ere: n~n: I:un n I IHI IT If I I 1 : I
Table 4
San Diego Air Basin Emission Inventory summary
(tons/day)
SOURCES
(Preliminary Data)
Reactive Oraanic Gases (ROG)
Solvent Use
other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
other Mobile Sources
Total ROG
Oxides of Nitroaen NOx
All Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Ships
Other Mobile Sources
TOTAL NOx
Carbon Monoxide (CO)
Fuel Combustion
Other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Other Mobile Sources
TOTAL CO
Nitroaen Dioxide (NOJL
Fuel Combustion
Other Stationary Sources
Lt. Duty Passenger Vehicles
Other On-road Vehicles
Ships
Other Mobile Sources
Tota 1 N02
: I:llln I
. (10/27/92)
1987
73.81
27.54
107.10
47.98
18.07
274.50
36.47
76.52
65.50
51.98
18.08
248.55
46.03
10.52
870.33
402.64
97.08
1,426.60
42.16
1.50
70.63
57.30
52.83
17.59
242.01
21
(27%)
(10%)
(39%)
(18%)
( 6%)
(15%)
(31%)
(26%)
(21%)
(7%)
(3%)
(1%)
(61%)
(28%)
(7%)
(17%)
(1%)
(29% )
(24%)
(22%)
(7%)
2000
106.63
36.23
49.38
29.86
24.70
246.80
55.97
41.49
64.92
71.42
24.15
257.94
60.25
13.22
519.66
290.94
134.29
1,018.37
63.55
2.00
38.43
56.11
72.59
23.47
256.15
HIli 1HI T
!c.) /_J /
( 43%)
(15%)
(20%)
(12%)
(10%)
(22%)
(16%)
(25%)
(28%)
(9%)
(6%)
(1%)
(51%)
(29%)
(9%)
(25%)
(1%)
(15%)
(22%)
(28%)
(9%)
Project air quality impacts from mobile sources were estimated
in the proj ect EIR. These estimates have been reduced to
correspond with the total ADT reduction associated with the
decrease in residential units. Emissions associated with
build-out of the SPA are presented in Table 5. The figures
can be compared with the regional daily totals provided in
Table 4.
Table 5
Bstimated Mobile Source project Emissions
Pro;ect Emissions
Carbon Monoxide (CO)
Nitrogen Oxides (NO);)
Sulfur Dioxide (S02)
Hydrocarbons (He)
Total Suspended Particulate
Matter (TSP)
6.2 tons/day
1.0
0.1
0.6
0.2
lJH Ill!
1111
IH
lilt I
Localized air quality impacts can also result from vehicle
emissions. The volume of carbon monoxide released when a
large volume of slow moving vehicles are contained in one
small area can create air pollution "hot spots". Often such
"hot spots" can occur when intersection congestion is LOS E/ F .
If traffic on Telegraph Canyon Road deteriorates to these
levels, potentially significant "hot spots" could result.
3. On-site Imoacts
Emissions from residential activity including painting,
household cleaning, fumigation, gasoline powereB lawnmowers,
chemicals associated with swimming pools, wood burning
fireplaces and barbecues, while not considered significant,
would have a cumulative impact on regional air quality.
Emissions from the school and park sites including the use of
gasoline powered lawnmowers, chemicals associated with
maintenance activities and classroom activities are not
considered significant on a project level, but could have
cumulative impacts on regional air quality. within the South
Coast Air Basin (Los Angeles area), regulations to prohibit or
restrict these types of air impacts are being adopted. If
similar regulations are adopted in the San Diego region, the
(10/27/92)
22
) c2 '-__1;,2-
SOAPeD (or its designee) will enforce compliance, including
the subject project.
(10/27/92)
23
/c2-- 3)
v. AIR QUALITY XITIGATION MEASURES
The primary route to air quality mitigation and reduction of
project impacts to an insignificant level is conformance to the
adopted regional air quality plan. As discussed, the new Air
Quality Plan is now being prepared but specifics are unknown at
this time. To decrease project level emissions, the City of Chula
Vista will adhere to recommendations made by the 1982 SIP and the
forthcoming San Diego Air Quality Plan regarding local participa-
tion in air emission reduction measures.
As is evident from the preceding discussion, the focus of local air
quality improvement measures are local sources (industrial uses)
and transportation behavior. The EastLake Greens SPA includes
primarily residential development. Residential development is not
a direct source of emissions. Thus, the project approach is to
provide alternative transportation routes, and in some cases
facilities, and encourage and/or educate residents to use them.
Specific mitigation measures required of the project are described
in EIRs 81-03, 86-04, and IS 92-04 which are incorporated by
reference. Among these, measures to decrease project-related
emissions include:
The project facilitates the use of alternative transportation
modes by promoting non-vehicular transit usage by project
residents by providing bicycle and pedestrian trails connect-
ing to all local activity centers (e.g., schools, parks,
etc.). All levels of schools (elementary to high school) are
planned wi thin the EastLake Communi ty . In addition, the
EastLake Activity Center is planned to include a variety of
retail and service commercial, entertainment and public
facility uses. Day care/church facilities and a full range of
public parks are included within the community to minimize
travel distance and encourage non-vehicular modes.
The land use plan for EastLake also includes a significant
business center to potentially reduce commute distances and
maintain an appropriate jobs/housing balance.
· The location of the development projects is in close proximity
to existing and planned major transportation facilities:
Telegraph Canyon Road and SR-125. In addition, light rail
service is being planned to serve the community.
· To avoid creation of air pollution "hot spots" at intersec-
tions, transportation phasing measures included in the Growth
Management Plan will be implemented to reduce potentially
significant impacts to air quality. Maintaining the LOS to C
or better will minimize the number of idling cars that are
releasing carbon monoxide into the air. The projects will be
required to comply with the threshold standards adopted by the
City which will maintain acceptable traffic flow. Fee
(10/27/92 )
24
/,;2 - ~3 1(-
contributions by the projects will also help fund transporta-
tion system management improvements (signal synchronization,
etc.) planned by the ci ty and funded through development
impact fees.
To minimize air quality impacts from energy generation plants,
the project will incorporate energy conservation measures as
required by the state. Measures associated with reducing
energy for hot water heating will also contribute to water
conservation efforts.
· As a component of the project water conservation program, an
on-going program of homeowner education/ assistance will be
provided by the master developer (or designee). This program
can be expanded to include air quality issues; to provide
education and information to new homeowners who may be
receptive to changing their habits in conjunction with their
move to a new environment.
In addition, should new or more definitive measures be adopted
for residential development projects, either as a component of
the new regional Air Quality Plan or local regulations, these
measures will be incorporated into the projects. Because air
quality is an issue which can be effectively addressed only on
a regional (air basin) basis, the most effective approach will
be for each and every project to implement the Air Quality
Plan. EastLake Development Company is committed to implement-
ing this Plan and expects such provisions to be fully imple-
mented and/or enforced by the city of Chula Vista.
(lO/27/92)
25
/02-_55
VI. MONITORING/CONCLUSION
A. Monitoring
To assure compliance with project mitigation measures, City
staff will require compliance with the forthcoming San Diego
Air Quality Plan. The City General Plan also includes
policies encouraging adherence to these measures. Prior to or
as a condition of approval of the tentative map, the project
design plan would be reviewed by the City Planning Department
to insure that there are adequate bicycle facilities on-site
(per PC District regulations), and that area(s) to accommodate
mass transit vehicles are reserved within the adjacent
EastLake I Village Center.
Transportation control systems and development/transportation
improvement phasing is also controlled by the City of Chula
Vista through the forthcoming Growth Management Plan. These
measures will address the potential impacts associated with
congested traffic on Telegraph Canyon Road. The mitigation
measures included in the Transportation Phasing Plan will be
implemented before issuance of the occupancy permit per the
Public Facilities Finance Plan.
B. Conclusion/Analysis of significance
Development of the projects will result in increased traffic
on new and existing roadways and additional air emissions.
Fugitive dust released from construction a short-term nuisance
and would not constitute a significant impact. The develop-
ment of the proposed project is consistent with SANDAG Series
VII projections and not the Series V projections associated
with the 1982 SIP which is considered a significant impact.
The SIP revision, which is currently being initiated using
Series VII projections will be completed and adopted prior to
build-out. The project will be in compliance with the
provisions of the new Air Quality Plan and impacts are
expected to be minimized. compliance with the air quality
plan would define project impacts.as less than significant.
(10/27/92)
26
/,;2- -~ ?
.
(
VII. REFERENCES
California Air Resources Board; Answers to Common Iv Asked Ques-
tions About the California Clean Air Act's Attainment Planning
Requirements (CCAA Guidance PaDer #1); August 1989.
California Air Resources Board; California Clean Air Act Trans-
Dortation Reauirements Guidance (CCAA Guidance PaDer #2);
February 1990.
California Air Resources Board; Executive Summary - California
Clean Air Act Guidance on the DeveloDment of Indirect Source
Control proarams; July 1990.
cinti & Associates; EastLake Greens Draft SPA Plan; May 30, 1989.
ERC Environmental and Energy Services Co.; EastLake Greens SPA
and EastLake Trails Pre-zone and Annexation Draft SUDDlemental
EIR; April 1989.
Giroux & Associates; Air Oualitv ImDrovement Plan - TelearaDh
Canyon SPA; August 6, 1991.
Robert Bein, William Frost & Associates (RBF); Draft SUDDlemental
Environmental ImDact Report Rancho del Rev Commercial Center;
July 20, 1992.
SANDAG; 1991 Air Qualitv Plan DeveloDment Process (Aaenda ReDort
R-74); September 28, 1990.
SANDAG; Air Qualitv/TransDortation Control Measure criteria
(Aaenda ReDort R-92); November 16, 1990.
SANDAG; Reaional Qualitv of Life Factors. Standards and Obiec-
tives (Aaenda ReDort RB-19); November 16, 1990.
San Diego County Air Pollution Control District; Memorandum:
TransDortation Control Measure Criteria; November 21, 1990.
San Diego county Air Pollution Control District; California Clean
Air Act - Air Qualitv Strateav DeveloDment WorkDlan; n/d.
Ventura County Air Pollution Control District; Guidelines for the
PreDaration of Air Oualitv ImDact Analyses; October 24, 1989.
willdan Associates and Bud Gray; Draft Growth Manaaement Pro-
gram - city of Chula vista; August 1990.
. (10/27/92)
27
Jc:2-37
.
-WATER CONSERVATION PLAN-
EASTLAKE GREENS SPA
SUBMITTAL DRAFf
October 27, 1992
Approved by City Council Resolution No._
-Date-
Prepared for:
EASTLAKE DEVELOPMENT COMPANY
900 Lane Avenue, Suite 100
Chula Vista, CA 91914
Prepared by:
JAY KNIEP
739 Baylor Avenue
Bonita, CA 91902
(619) 421-8910
);2- 3~
Exhibit '1]"
Table of Contents
~
I. INTRODUCTION / SUMMARY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose
B. Approach
C. Goals
D. Conservation Estimates
E. Roles and Responsibilities
II. WATER CONSUMPTION.............................. ~ . . 6
III. WATER CONSERVATION MEASURES....................... 8
A. Available On-site Conservation Measures
B. Conservation Measures Implemented
C. Projected Water Savings
D. Off-site Conservation Measures
IV. IMPLEMENTATION/MONITORING......................... 18
v . REFEREN CES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 19
J~--3/
i
. .-..,....-"
I.
Executive Summary
A. purpose
The purpose of this Water Conservation Plan for development
within the EastLake Greens sectional Planning Area (SPA) is to
respond to the Growth Management Policies of the City of Chula
vista. The water conservation measures presented in this plan
are intended to respond to the long term need to conserve
water in new development; more stringent short-term, emergency
measures (e.g., water rationing, new meter moratorium, etc.)
responding to drought or water crisis situations are not
included. This plan is intended to be implemented over the
life of the project and to establish standards which will be
acceptable to future project residents regardless of water
availability.
B. Approach
The approach to water conservation outlined in this plan is
intended to be comprehensive and implemented throughout the
life of the development project. Water conservation during
construction and after occupancy are addressed, as well as the
installation of water conserving landscaping, appliances and
fixtures. Efforts to educate and increase awareness of the
need to conserve water and the opportunities to do so, will be
directed toward future residents. Project participation in
regional or city-wide water conservation/mitigation programs
to provide additional off-site mitigation is also anticipated.
C. Goals
The following are goals of the EastLake Greens SPA Water
Conservation program: ;
1. To conserve water during and after construction of the
projects within the EastLake Greens SPA.
2. To comply with the water conservation standards and
policies of the city of Chula vista and otay Water
District.
3. To create a comprehensive framework for the design,
implementation and maintenance of water conserving
measures, both indoor and outdoor.
4. To be economically efficient and cost effective.
D. Conservation Bstimates
As detailed in this report, numerous features have been
included in the project and commitments made by the Master
Developer to minimize the use of water during the construction
(10/27/92)
1
/;2.-2/0
~"~,_~,~"""",_",_"~_~""__"_~,_,_,,,"~,'_~"'.eu",~~.._'"_.~~----
and habitation of development within the EastLake Greens SPA.
The estimated water consumption statistics, with and without
conservation measures are outlined in the Table 1.
~t:~::HtH:~::CI:OllC~C:'::::H..HOC:tl:lt:HIIC': rOIUI:::ltl:t::tt"HIUI I ~Un:llInIHlUHnHIHIHIHlnllllHl1IH ~, HHOC':: r I :en Ie r: HHIlHUHnUUH:O :1 OH nu: := :
Table 1
BastLake Greens SPA
Water consumption/Conservation Summary
Water Consumption
w/o Conserve wi Conserve
Percent
Savings
Residential 0.89 MGD* 0.51 MGD
Commercial/
Public & Quasi-public 0.09 MGD 0.08 MGD1
Schools/Parks 0.20 MGD 0.06 MGIY
Golf course/Landscape 0.68 MGD 0.18 MGD2
~O'1'ALS 1.86 MGD 0.83 MGD
"MOD =milliOllcallODJlday
43%
10%
70%
74%
55%
lsavings based on using efficient irrigation and drought tolerant landscaping.
2savings based on using reclaimed water for irrigation.
fHHlt r.:::HrHHH He tlOI:::::::: HH: :OC:tTH:ceIH::ne: T n 111 HHnrHcnl~HC I , I
HHOHUIHHT all I : I 111 I lnln'11HIU"lH 1 :
The water savings summarized above reflect the implementation
of several water conservation measures essentially within the
EastLake Greens SPA boundary. These measures are summarized
in Table 2. In addition, the project is committed to fully
participate in any off-site mitigation program adopted by the
ci ty . Such a program could be designed to require new
development to off-set all or a portion of their new water
demand by funding or providing water conservation improvements
in older developed areas where efficient plumbing fixtures or
irrigation systems were not installed. Funds collected could
also be spent on studying or acquiring new or improved sources
of water (e.g., expanded water reclamation, desalination,
etc.). Although such a program does not exist at the current
time, considerable work is being completed by several agencies
including the CWA, local water districts, and the city to
formulate such a plan and adoption of a region-wide program is
anticipated at a future date.
(10/27/92)
2
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Incc~:"C:':T:Hn:Hl , 1 11 Hun:n , H :1,: , I HI:: O:!~O'C, c~: :n 11 c,,::::::
Table 2
EastLake Greens SPA
Water Conservation Measures
On-Site Measures
Fixtures/Devices
Ultra-low Flow Toilet
Ultra-low Flow Shower Head
Faucet Aerator
Hot Water Pipe Insulation
Pressure Reducing Valves
Water Efficient Dishwasher
Water Efficient Clothes Washer (advise/assist)
Outdoors/Landscaping
Efficient Irrigation for Common Areas and Slopes
Low Water Use Demonstration Model Home Landscaping
Installation of Reclaimed Water Mains
Water Conserving Practices during Grading/Construction
Public Education/Awareness Program
Homebuyer Information Packets
Water Conservation Coordinator
Public Information Seminars
Off-site Measures
The applicant shall comply with a City-approved water use offset policy,
in which one or more of the following off-site measures may be required:
1. Compliance with a regional water use offset program, to be admin-
istered by the San Diego County Water Authority.
2. Compliance with a locally administered water use offset program
(such program may be administered by the City, water district, or a
combination of both).
3. Implementation of specific water use offset measures for this
project, if neither a regional or locally administered water use
offset program is in place prior to issuance of building permits for
any portion of this project.
In the event that a City-approved water offset policy is not in effect at
the time building permits are issued, the requirements of this plan shall
be met through implementation of specific water offset measures for this
project, with the level of offsets and specific measures to be approved by
the City.
llll 1 I J :UIU ;;~;;'JUl.1; : l:mml: 1I1JJUa: 11 I 11 !: 1 t1 JHJUHH 1J
Iii Q J H
I J HUH! J
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It I I
JJ
(10/27/92)
J
/;2-Y,;z
E. Roles and Responsibilities
In order for this plan to be effective, it is necessary to
clearly assign appropriate roles and responsibilities to all
of the participants in the development and occupancy phases of
projects within the EastLake Greens SPA. There are three
primary groups involved: developer/builders; government/ser-
vice agencies; future residents and commercial property
owners/tenants. Each has an important role to play, as
described below.
1. Developer/Builders
The master developer, EastLake Development Company, is
providing the basic planning, design, and management of
this program. community level facilities, landscaping
and construction standards will be designed and imple-
mented by the master developer.
Individual builders will construct homes according to the
standards set by the master developer (and the City) and
will be responsible for water planning and management
within their own project. Builders will also be the
primary communicators with homebuyers. In this role, they
will be responsible for identifying the water conserva-
tion features incorporated in the project, and educating
homebuyers regarding a continuing conservation effort.
The builder/developer will also comply with any city-wide
or regional water supply mitigation or improvement
program, if such a program is adopted.
2. Property Owners/Residents/Tenants
The long term success of the conservation effort rests
with property owners who are the long term water users
within the project. Private homeowners, associations,
and public agencies will be responsible for irrigation
and landscape materials on individual lots. Builders
will incorporate water conserving systems and materials
with initial construction but it will be the responsi-
bility of the property owner/tenant to maintain these
installations and use water responsibly on a day-to-day
basis.
Land uses which have significant irrigation requirements
(i . e., golf course, schools, parks, landscaped open
space) should utilize reclaimed water when it is avail-
able. The decision to utilize reclaimed water will rest
with property owners, which are public agencies (school
district and city) in most cases.
(lOj27j92)
4
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.""."",_,~_"~,,,-'_".___~.._"~~_""""""""_N_"~""""-'--
(10/27/92)
3. Government/Service Aqencies
The City of Chula Vista will review project plans and
assist in the monitoring of this plan. Because of its
development approval role, the City can effectively
enforce water conservation standards for new construc-
tion. The City can also be a source of on-going educa-
tion and water awareness through citizen communication
programs.
The City, through the Interagency Water Commission, will
also have a role in formulating and imple~enting a city-
wide or regional water conservation/mitigation program.
The otay Water District will provide domestic water
service and reclaimed water service. As the water
purveyor, the District may adopt its own guidelines or
standards for water conservation. The District now has
a water connection allocation program in effect. The
District will also monitor adherence to policies or
requirements of regional water agencies such as the
County Water Authority and the Regional Water Quality
Control Board.
As owners of property with significant irrigation needs,
the ci ty , Chula Vista Elementary School District and
Sweetwater Union High School District will have the
opportunity to utilize reclaimed water, when it is
available.
5
/02-t/f
II. WATER CONSUMPTION
This section presents information on the anticipated water demand
of development within the EastLake Greens SPA. Information from
the Environmental Impact Report (EIR) prepared for the project has
been utilized with some modification to reflect the project "as
approved." The EIR addressed a project totaling 3,609 residential
units while the approved project consists of 2,774 units.
Table 4 shows the projected water use within the EastLake Greens
SPA, based on average use rates which do not reflect significant
conservation measures, categorized according to land use and
residential density based on the population estimates given in
Table 3. The primary unit of measure for water quantity used for
comparison in this report is gallons per capita per day O(gpcpd).
This can be multiplied by the estimated number of persons per
dwelling unit (DU) to obtain the gallons per day per dwelling unit.
The number of persons per dwelling unit varies with the type of
unit (single family detached, attached, apartment, etc.), as shown
in Table 3.
The total projected average water use, without conservation
measures, for projects within the EastLake Greens SPA is 1.86
million gallons per day (MGD). The ability to use reclaimed water
to irrigate large areas within the EastLake Greens SPA is being
built into the project, and is addressed separately, as it is not
directly a part of the residential development. Approximately 0.64
MGD (34%) of the total water need could be satisfied by using
reclaimed water. The focus of this report is to describe conserva-
tion measures for reducing the projected 0.89 MGD potable water use
within the residential development.
ua ~: ;~~:;:::Q:;:::c-,,~~'>>.:;;a;H:.;; ;::.:I;:lmaHQ:m ;:m:nn HH H;
IHHlI HU; HI al
;:UH II I I I a;: 1111 II 111 I
Table 3
EastLake Greens SPA Estimated Population
Proposed
Units
(DU)
Household
Size
PODulation
Single Family Detached
Attached Med. Density
1,159
3.0
3,477
1. 615
2.5
4.038
TOTALS
2,774
2.7 (avg.)
7,515
u,:~~ r1: IHn:~: r 7 ':;:7:=: n :nr~:n:'::lC::n :ar:~: I I
InnHl1m~ ':IH"na:'-:.'ll~ 0
r nlnnH!lI!1~ rr"n::~l'l: ll/UHI :Il~:l
(10/27/92)
6
J;J -- ~5---
iHr::c:n t = ~:: ~~'::~H:~~ ~ l::::::~:.G~: r:=:c HnC:'::=:::I::O::~.:: :H:Hnel=C:,I:OI:oc::n=l:::I':.~:::lI:nlHll:H=ll :Ull rr liH~a :n:~IHICC
I rHIne r:u : H n I II':.
Table 4
projected Water Use in BastLake Greens SPA
Land Use
Residential
Single Family Detached
Attached Medium Density
Population/Units
Rate
Water Use
(MGDl
3,477 persons
4.038 persons
130 gpcpd
110 gpcpd
0.45
0.44
Sub-total
7,515 persons
0.89
Commercial/
Public Quasi-public 36.7 acres 2,500 gpapd 0.09
High School: Potable 2,400 students 20 gpcpd 0.05
Irrigation 17 acres 3.0 ft/yr 0.05*
Elem. School: Potable 600 students 15 gpcpd 0.01
Irrigation 5 acres 3.0 ft/yr 0.01*
Open Space OS-6 & OS-7 11 acres 2.0 ft/yr 0.02*
Other 46 acres 2.0 ft/yr 0.08
Parks 28 ac (net) 3.0 ft/yr 0.08*
Golf Course Fairways 130 acres 3.5 ft/yr 0.41*
Slopes 30 acres 2.5 ft/yr 0.07*
Clubhouse 0.10
Total Permanent Potable Use
1.22
Total Potential Reclaimed Use
0.64*
Total Water Use
1.86
Average per capita use 247 gal/day
JP8Pd= ,aIkm per acre per day
epcpcI= ealkm per capita per day
MOD = milIiOll,aIkm per day
*Areas with potential to be irrigated with reclaimed water.
11
HJ
111 11
I J I ! JI J 1
I Hll 1
(10/27/92)
7
/;2-(1
III. Water Conservation Measures
Three consecutive years of drought in watersheds supplying San
Diego County have lead to changing atti tudes and governmental
policies regarding water. Continued water shortfalls are projected
as growth continues in Southern California. Three possible
solutions are available: increase water supply from non-tradition-
al sources; conserve available water; or, increase production and
use of reclaimed water. The conservation approach is the focus of
this report, primarily because it is a cost effective approach
which can be directly implemented on a project-by-project basis.
Over the long-term, water conservation must become an integral
component of the Southern California way of life with or without a
drought condition in order to avoid drastic lifestyle alterations.
The potential impact of water conservation can be see in Table 5.
A. Available On-site Conservation Measures
Several general approaches to water conservation are avail-
able: demand reduction; increased efficiency; increased
supply/reclaimed water use; and, improved water system
management. The measures included in this report are limited
to those which can be implemented in development projects of
the size and type found in the EastLake Greens SPA.
1. Public Information
Any voluntary or mandatory water conservation effort
requires cooperation of the public. Most consumers have
very little knowledge of the water system that serves
them. Historically, water has been inexpensive in
California; therefore, people have a tendency to assume
that there is an abundant supply and take it for granted.
The purpose of public education is to inform and convince
the consumer that a change in personal water habits is
essential and is in his/her own and the community's best
interest. Generally, long term results are best achieved
through educating children in water conservation.
2 . Land Use
The per capita and per dwelling unit water use quantity
changes with the type of residential units, the value of
the residence, and the size of the lot. Table 5 shows
typical per capita use for a single family detached
residence in coastal Southern California. Interior per
capita use is similar to other types of residences; the
major difference in use is with outside use, which is
significantly lower for high density developments such as
apartments and condominiums. Table 5 also shows the
potential savings for each of the water use areas.
(10/27/92)
8
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Table 5
Residential Water Use in Southern Cali~ornia
Inside Use
Typical Use
(gpcpd)
Use w/
Conservation
Measures
(gpcpd)
Potential
Water Savings
(gpcpd) %
Toilet
Bath/Shower
Laundry
Dishwashing
Faucet
Cooking
Total Inside
outside Use
Landscape
Car Washing,
etc.
Total Outside
TOTAL USE
30.0 20.0 10.0 33
22.0 17.0 5.0 23
10.0 8.5 1.5 15
4.0 3.0 1.0 25
3.0 2.5 0.5 17
-L.Q -L.Q -.Q.& -..Q
72.0 54.0 18.0 25%
53.0
28.0
25.0
47
-b..Q
58.0
--2.:..Q
33.0
-.Q.&
25.0
~
47%
130.0
87.0
43.0
33%
Total Savings:
Single Family Detached -
Attached Low Density
129 Gallons Per DU Per Day at 3.0 Capita
Per DU
108 Gallons Per DU Per Day at 2.5 Capita
Per DU
86 Gallons Per DU Per Day at 2.0 Capita Per
DU
Attached High Density -
Source: Luke-Dudek. EogiDcen
NOTE: Total savings without consideration of reclamation.
WJ
(10/27/92)
: DIU l 1
9
/;2-l/~
(10/27/92)
3. Mechanical Measures
Numerous mechanical devices to reduce household water
consumption are available, especially for interior use.
As Table 5 indicates, about half the water used in
California is used indoors.
The bathroom is where most inside water is used and
wasted daily. Conventional toilets use from 5 to 7
gallons per flush, as opposed to low-flush toilets, which
use from 3.3 to 1.5 gallons per flush. Since 1978,
California has required that all new toilets installed
use no more than 3.5 gallons per flush.
Ultra low flush toilets, which have recently been
developed, use about 1.5 gallons per flush. This is a
reduction of about 57% from the low flush toilets used in
new homes, and a reduction of up to 70% from the older
toilets. Since the toilet accounts for about 40% of the
indoor use, this presents a significant opportunity for
reduction.
Standard shower heads have a flow rate of about 4.5
gallons per minute (gpm). California requires that new
shower heads have a flow of no more than 2.75 gpm. The
most water conservative showerheads have a flow rate of
0.5 gpm using a blend of air and water to give the
illusion of a higher flow rate. In addition to saving
water, low flow showerheads also save energy by reducing
the amount of hot water used. Hot water use is the
second largest residential energy consumer; heating and
air conditioning the home is the greatest residential
use. Low flow faucets reduce flow rates from about 5 gpm
to between 2.75 gpm and 0.5 gpm; this can save one gallon
per person per day.
Low water-use appliances can also be large contributors
to water conservation. Certain models of dishwashers use
50% less water than others and can thus save between 7
and 9 gallons per load. Clothes washers use 41 to 74
gallons per load. Front loading washers are more
efficient than top loading, and various options can save
even more water. Water level controls and washers that
recycle rinse water save about 1.5 gallons per person per
day. Table 6 shows potential water use reduction due to
water saving devices installed in an average home.
10
/-2 -- i/C--'
/{~ 7 7
1Hl:n:nCHIH
:<<IoOIXC'lI~ I :IC :or:e::llca ICI::::C ::nl:nT C: C I I He,C~ln
H
: I
: THe nr :""
Table 6
summary of Typical Rousehold water-Saving Devices
Device
Water Use Reduction
gpd percent
Toilet improvements
Faucet aerators
Shower flow limiting
Pressure-reducing valves
Improved clothes washers
Improved dishwashers
Hot water pipe insulation
7.5-17.5
0- 0.5
0- 7.5
0-16.0
0- 8.0
0- 8.0
0- 8.0
12-27
0- 1
0-12
0-20
0- 5
0- 4
1- 4
Approximate Total
35.0 gpd
25%
S<JUrce: Water Cooservatioa Strateciee. A WWA, 1980.
! H W1UOIIU I
! It
HIlUlUlIL
4. LandscaDe
Approximately 50% of water used in California is for
landscapes. Typical landscape efficiencies are between
50% and 80%; therefor, savings of 20% - 50% are possible
through better watering techniques and maintenance.
Trickle/drip irrigation applies water exactly where it is
needed at an efficiency of 85% - 90%, and results in a
total water savings of more than 4% alone. Generally,
sprinklers are between 60 and 75% efficient. Watering at
night, or in the early morning, using automatic sprinkler
systems can save 20% of outside water. Daytime irriga-
tion is inefficient because much water is lost to
evaporation. Through the use of drought tolerant plants,
water consumption can be reduced by 40% to 60%.
Moisture sensors are another way to increase irrigation
eff iciencies. Residential customers, on the average,
over water their landscaping by about 20% while parks and
recreational areas are over watered by nearly 80%.
Moisture sensors are not considered economical for
residential use, but would save millions of gallons of
water and thousands of dollars each year if used for
parks and recreational areas. Polymers and wetting
agents in the soil can also increase irrigation efficien-
cy.
(10/27/92)
11
.--
),;2~.-> ?/
B. Conservation Xeasures Implemented
Implementing water conservation measures before a project is
constructed provides an opportunity to include measures which
might not otherwise be practical. Many of the measures
described here could be prohibitively expensive to retro-fit
to existing residences, but can be cost effective if included
with the initial construction. In addition, moving in to a
new home provides a major opportunity to change habits and
attitudes while adjusting to the new home/environment.
The potential water savings for each of the conservation
measures which have been and will continue to be implemented
in development within the EastLake Greens SPA are shown in
Table 7 in units of gallons per capita per day (gpcpd), and
can be multiplied by the number of people per dwelling unit
(OU) to determine the water savings for each household. Water
savings are relati ve to other newer homes wi thout water
conservation devices; much higher water savings can be shown
if the proposed measures are compared to older residential
units.
1. Fixtures/Devices - Indoors
Ultra-Low Flow Toilet - The ultra low flow toilet uses
1.6 gallons per flush, compared to the current require-
ment of 3.5 gal/flush, or the older standard of 5 to 7
gal/flush. Since the toilet is the largest single inside
use of water (40%), large savings can be realized by
using the ultra-low flow toilets.
Ultra-Low Flow Shower Head - The ultra-low flow shower
head reduces the flow from the current standard of 3.5 to
2 gpm. Older shower heads flow from 3 to 5 gpm. The
ultra-low flow shower head saves about 5 gpcpd for a
minimal extra cost of approximately $3.00.
Faucet Aerator - Faucet aerators give the appearance and
feel of greater flow, so less water is used. Many new
homes already come with aerators, so the actual savings
is shown ranging from 0 to 0.5' gpcpd. Although the
savings is small, the additional cost is low, so their
use is economical. There is also potential savings in
energy through reduced use of hot water.
Hot Water Pipe Insulation - By insulating the hot water
pipes and separating the hot and cold lines to reduce
heat exchange, the time the faucet is allowed to flow
while waiting for the water to become hot is reduced.
The cost for insulating the pipes exceeds the value of
water saved, but the cost is relatively low, and it is
simple to do while the unit is under construction. The
potential energy savings with insulation can be signifi-
cant.
(10/27/92)
12
/~-_~I
(10/27/92)
Pressure Reducinq Valve - A pressure reducing valve at
the water hook-up for each residence can reduce the flow
rate by reducing the pressure in the lines. Normal
pressures for residential use range from 40 to 80 psi;
the optimum is a range of 50 to 60 psi allowing a normal
flow of 3 gpm. The amount of potential savings depends
on the line pressure available, and ranges from 0 to 3
gpcpd.
Water Efficient Dishwasher - New water efficient dish-
washers can save as much as 6 gallons per cycle over
older models. Newer models tend to be more eff icient, so
the actual amount of water saved will depend on the type
of dishwasher proposed.
Water Efficient Clothes Washers The relationship
between water efficiency and cost-of the appliance for
the clothes washer is the same as with the dishwasher.
Since the clothes washer uses more water, the potential
savings is greater. The major difference with the
clothes washer is that it is normally supplied by the
owner, and would therefore be difficult to mandate the
use of more efficient and costly machines, especially
since the cost increase exceeds the value of the water
saved. Home builders will advise and assist homeowners
in their selection of an efficient machine.
2. Outdoors/Landscaoinq
Efficient Irriqation System - As much as 50% of total
water use is outside the home for a single family
detached residence with large turf areas. Most residen-
tial landscaping is over-watered, so the potential
savings with efficient, timed sprinklers and micro
irrigation systems is very large. All builder installed
common area/slope irrigation within the EastLake Greens
SPA will be water efficient. Drip irrigation systems
will be utilized where appropriate. The master developer
requires each home builder to provide a low water use
landscaping example within each model complex to demon-
strate the concept and methods water conservation in
landscaping to prospecti ve homebuyers. This is one
component of an education program intended to encourage
,homeowners to install efficient irrigation systems and
drought tolerant plant material in their own homes. A
Homeowner's Guide to Drought Tolerant Landscape is also
distributed to all new home buyers to provide information
on irrigation systems and low water use landscaping.
Low Water Use Landscaoinq - The largest potential for
reducing outside water use is to decrease the water
demand by using low-water use, drought-tolerant landscap-
ing. Turf areas require large amounts of water, so
restricting the area of turf will have a significant
13
Ie;< ~~
(10/27/92)
impact. As noted above, builders are required to provide
examples of front yards which have reduced turf areas and
utilize drought-tolerant plant materials. A Homeowner's
Guide to Drought Tolerant Landscape will be distributed
to all new home buyers to educate and encourage similar
homeowner installed landscape design and materials.
3. Education
General Water Conservation - In addition to the physical
measures to reduce water consumption, a general water
conservation program will enforced to reduce waste.
Guidelines and educational materials will be distributed
to all new homeowners. Water waste may be monitored by
the homeowners' association(s), where available.
4. Reclaimed Water
Water Reclamation - Water reclamation conserves large
amounts of potable water used for irrigation. The major
opportunities for irrigation with reclaimed water are the
golf course, parks, large open space areas, and the field
area of the schools. Reclaimed water mains have been
installed to deliver water to these sites from the water
reclamation plant operated by the otay Water District.
The decision to utilize reclaimed water will lie with the
respective property owners, the City of Chula Vista,
school districts, and golf course operator. Reclaimed
water is currently being utilized to irrigate the golf
course. In addition, the amount and timing of irrigation
is controlled by a computerized "weather station" which
determines the appropriate amount of water based on
current climatic conditions. The use of reclaimed water
on the golf course alone provides a 26% savings of
potable water. The use of reclaimed water on all
potential sites could result in a 34% reduction in
potable water use in the EastLake Greens SPA (see Table
4) .
5. Water Use Durinq Construction
Water conservation measures can also be implemented
during the construction/grading process. The three
primary uses are: dust abatement; soil compaction; and,
street washing. Since the imposition of Stage 2 water
conservation requirements by the otay Water District,
water conservation has been incorporated in EastLake
construction activities, as appropriate. Water use has
been limited to that necessary for proper soil compac-
tion; soiled streets have been swept instead of washed.
Reclaimed water could be used for these grading activi-
ties, when it is available.
14
/c2~;;
The use of native/naturalized plant materials on graded
slopes in open space will reduce the need for irrigation
in the future. Open space slopes within the EastLake
Greens SPA are or will be planted with drought tolerant
plant materials to reduce the need for irrigation and
maintenance.
c. projected Water Savings
As indicated in Table 7, a total water savings of 0.385 MGD or
approximately 45% of residential water use is projected with
full implementation of the water conservation measures
specified in this plan.
(10/27/92)
15
/c2rflf/
~::~:~: '~7: :~.c.>>>)ll>>:~':':::~'::~ : In:"~
Conservation
Measure
:::::IHI:/::I::I~elnl/:n: fIne
10: nHC:COf HHrc::
I = em: He~nHln:eH::
n HCeH:lee
Table 7
EastLake Greens SPA
Water Conservation Heasures
Function
WATER SAVINGS
Per
Capita
(gpcpd)
Per
Residence
(gpd/DU)
For Project
(MGD)
Inside
Ultra-low flow
Toilet; 1. 6
gal/flush
Ultra-low flow
shower head; 2 GPM
Faucet Aerator
Hot Water Pipe
Insulation
Water Hook-up
Pressure Reducing
Valve
Water Efficient
Dishwasher
Water Efficient
Clothes Washer
Outside
Efficient
Sprinklers & Drip
Irrigation
Low Water Use
Landscaping
General
Conservation
Subtotal
Water Reclamation
Reduced Flush 10 0.075 27
Volume
Reduced Shower 5 0.038 14
Flow Rate
Appearance and 0-0.5 0.004 1
Feel of Greater
Flow
Reduces' Warm-Up O-~ 0.015 5
Time
Reduces Pressure 0-1 0.023 8
and Flow Rate
Reduced Water 0-1 0.008 3
Requirement
Reduced Water 0-1.5 0.011 4
Requirements
Increased 10 0.075 27
Irrigation
Efficiency
Low Water Demand 15 0.113 41
Reduce Waste 0-1 0.023 8
0.385
Replace Potable 0.640
Irrigation Water
51 1.025 138
PROJECT TOTALS
(10/27/92)
::::01 rl :eCH:::::C:O:I: :: : 111l/1I:e Inee: BI:I::llt::ln:l::H::Hun::Hn:r:rr BII:: ::11::10: all:, Inn:
16
Jd?5
D. Off-Site Conservation Measures
Because of the crisis created by the mUlti-year drought in
California and the extreme short-term water rationing/use
restrictions adopted to respond to the situation, attention is
being given to formulating new policies which will conserve
water and allow for long-term growth.
As noted in the preceding sections, al though the proj ect
implements a variety of water conserving practices, the
construction and occupation of these projects will result in
an increased demand for water. The drought has demonstrated
that water is a finite resource and that current supplies
cannot reliably support current demands and unlimited contin-
ued growth. However, growth is major component of both the
state I sand, especially, the local San Diego area economy. In
order to accommodate growth, while long term water supply
options are evaluated and implemented, new programs to more
efficiently use the available water are being proposed.
An initial area of focus is the retro-fit of plumbing fixtures
and landscape irrigation in existing development. According
to statistics compiled by the Construction Industry Federation
(CIF) retro-fitting the shower and toilet fixtures in approxi-
mately 2.8 older homes would save the amount of interior-use
water required by one new home (additional older homes would
be required to offset outdoor water use at the new home).
Thus a mitigation program which collected fees to complete
such conversions, or directly required equivalent conversions,
could allow a limited amount of new development to occur
without creating a net increase in water demand. Comparable
water savings could also be achieved by retro-fitting irriga-
tion systems of schools, parks, golf courses, etc., where sig-
nificant conservation of irrigation water could be achieved.
This type of water consumption off-set program has been
conceptually approved by the San Diego County Water Authority.
Addi tional studies to determine the exact specifications,
scope and implementation process are now underway. In order
to avoid conflicting regulations and to maximize fairness,
such a program would need to be implemented on a wide basis,
preferably county-wide. The City and local water district
would provide input in the establishment of the large scale
program and would probably provide local implementation.
As indicated earlier, several potential water offset programs
are being studied by the City of Chula vista and various water
agencies. If an offset policy is adopted in the future,
development within the EastLake Greens SPA will be required to
comply.
(10/27/92)
17
~-2~S?
IV. IMPLEMENTATION/MONITORING
Implementation of the Water Conservation Plan shall be primarily
the responsibility of the Master Developer. The Master Developer
will establish requirements and guidelines for merchant builders
and provide educational materials and guidance to new homeowners.
The Master Developer will also install drought tolerant landscap-
ing, approved by the City, in selected streets capes and open space
areas. The Master Developer will also require the inclusion of
drought tolerant plant materials and efficient irrigation systems
in the majority of builder installed landscaping. Related
mitigation measures are specified in EIRs 81-03, 86-04, and IS 92-
04 which are incorporated herein by reference.
A significant responsibility will also rest with the City of Chula
vista to ensure/enforce the provisions of this plan, specifically
the Planning, Building, and Park and Recreation Departments. The
Planning and Building Departments will review plan submittals to
ensure that water conservation measures are properly included. The
Parks and Recreation Department will approve planting and irriga-
tion plans for public parks and open space.
Mains and laterals for reclaimed water will be installed with the
maj or road and infrastructure itnprovements. The provision of
reclaimed water is the responsibility of the Otay Water District,
which will also be responsible for enforcing water quality
regulations. The determination to use reclaimed water for
irrigation purposes rests with the City Parks and Recreation
Department for parks and open space areas, and the Sweetwater Union
High School District and Chula Vista Elementary School District,
for the junior high and elementary school sites.
In order to ensure that all provisions of this plan are met, the
standard review of landscape and construction documents preformed
by the City will include an evaluation of compliance with the
provisions of this Water Conservation Plan. This approach will
allow for a formal determination by the City that each of the
required measures are implemented. Future discretionary or
administrative actions with regard to development within the
EastLake Greens SPA (e. g ., tentati ve map, building or grading
permit, etc.) may be utilized to address or ensure compliance with
the prescribed water conservation measures.
(10/27/92)
18
/v-1:;;7
V. REFERENCES
cinti & Associates; EastLake Greens Draft SPA Plan; May 30, 1989.
ERC Environmental and Energy Services Co.; EastLake Greens SPA
and EastLake Trails Pre-zone and Annexation Draft Supplemental
ErR; April 1989.
ERC Environmental and Energy Services Company; Draft Supplemental
ErR EastLake III/OlYmpic Trainina Center. August 1989.
Luke-Dudek civil Engineers; EastLake Planned Community Water
Conservation Study. September 1989. .
Luke-Dudek civil Engineers; Water Conservation Recommendations
for EastLake Greens. November 1989.
Metropolitan Water District of Southern California; Final Draft
Reaional Urban Water Manaaement Plan. July 1990.
"Water Rationing Plan Includes S.D. County"; Los Angeles Times.
San Dieao County Edition, page A-1, December 12, 1990.
Willdan Associates and Bud Gray; Draft Growth Manaaement proaram
- City of Chula vista. August 1990.
(10/27/92)
19
/d~~
Item
IJ
COUNCIL AGENDA STATEMENT
Meeting Date 11/24/92
ITEM TITLE:
Public Hearing to Consider Approval of Industrial
Development Revenue Bonds pursuant to section 147
(f) (2) of the Internal Revenue Code.
Resolution I j,. ~", of the City Council
Approving the Issuance and Sale of Not to Exceed
$250,000,000 Aggregate Principal Amount of
Industrial Development Revenue Bonds to Finance or
Refinance Costs of certain Gas and Electric
Facilities for San Diego Gas & Electric Company and
Authorizing the Execution and Delivery of a Bond
Purchase Agreement and Official Statement in
Connection Therewith and Authorizing and Approving
Related Matters
SUBMITTED BY: Director of Finance~;f
REVIEWED BY: City Manage~ (4/5THS Vote: Yes___No-K-)
On May 19, 1992, the city t6uncil authorized the issuance and sale
of $100,000,000 principal amount of Industrial Development Revenue
Bonds on behalf of San Diego Gas & Electric (SDG&E). On October 6,
1992, the City council increased the authorized amount of bonds to
$250,000,000.
The purpose of tonight's action by Council is to hold the required
public hearing and give final approval for the issuance and sale of
$250,000,000 of Industrial Development Revenue Bonds by the City of
Chula vista and to authorize the execution and delivery of a bond
purchase agreement and official statement in connection therewith.
RECOMMENDATION: That Council hold the public hearing and approve
the Resolution.
BOARDS/COMMISSIONS RECOMMENDATION: Not Applicable.
DISCUSSION:
Several months ago San Diego Gas & Electric Company requested City
assistance in financing or refinancing certain gas and electric,
generation, transmission and distribution facilities located
outside the City as well as within the City. Pursuant to SDG&E's
request, on March 24, 1992, the Council adopted Ordinance No. 2498
which gave the City flexibility to issue revenue bonds to finance
industrial, commercial or utility projects located within or
without the City upon a finding of benefit to the City, and also
approved Resolution No. 16546 declaring the city's intent to make
the proceeds of future revenue bonds available to SDG&E for
electrical facilities.
I:J~/
Page 2, Item
Meeting Date 11/24/92
1.3
On May 19, 1992, the Council approved Resolution No. 16625
authorizing the issuance and sale of up to $100,000,000 revenue
bonds by the City to finance certain gas and electric facilities
for SDG&E, and authorizing and approving an Indenture of Trust and
Loan Agreement providing for the repaYment by SDG&E of the loan of
the proceeds of the revenue bonds.
On October 6, 1992, the Council approved Resolution No. 16827
increasing the amount of bonds authorized for issuance and sale to
$250,000,000.
California Debt Limit Allocation Committee (CDLAC)
Chula vista submitted an application for state Private Activity
Bonds and on October 21, 1992, CDLAC approved an allocation of
$200,000,000 to the City with the provision that bonds be issued by
the close of business on December 21, 1992. Chula vista
subsequenl ty applied for an additional allocation of $50,000,000 of
Private Activity Bonds which was approved at the CDLAC meeting of
November 18, 1992.
Loan Aqreement and Indenture of Trust
The City Council approved the Loan Agreement and Indenture of Trust
on May 19, 1992.
The Loan Aqreement is between the city of Chula vista and SDG&E.
It provides that the City will loan the proceeds of the revenue
bonds to SDG&E for construction of gas and electric facilities and
that the loan repaYment amounts by SDG&E will be sufficient to pay
the principal and interest on the bonds issued by the City. Any
bonds issued by the City on behalf of SDG&E will be limited
obliqation revenue bonds and will not constitute an indebtedness
aqainst the qeneral credit or taxinq power of the city or the state
of California. Payment of the bonds will be solely from and
secured by a pledqe of revenue to be received from SDG&E pursuant
to the Loan Aqreement.
The Indenture of Trust is between the City of Chula vista and the
Trustee and provides that the Trustee will keep records of the
bonds issued, administer the bond proceeds in accordance with the
Loan Agreement, receive loan repaYments from SDG&E, and make the
required paYments to the bond holders.
Bond Purchase Aqreement and Official statement
Submi tted for Council approval are the Bond Purchase Agreement
(Attachment 1) and the Preliminary Official statement (Attachment
2), both of which have been reviewed and accepted by legal counsel
representing the City.
/ '3.,,;2
Page 3, Item
Meeting Date 11/24/92
IJ
The Bond Purchase Aqreement is between the City of Chula vista and
Goldman, Sachs & Co. representing the underwriting team of the
firms of Goldman, Sachs; Girard Securities; Grigsby, Brandford &
Co.; Lehman Brothers; and Great Pacific Securities. By this
Agreement the City agrees to sell, and the Underwriters agree to
purchase, all of the Bonds issued.
The Preliminary Official Statement is a disclosure document that
provides potential buyers of the bonds information regarding how
the proceeds will be used, a legal opinion of tax exemption, a
description of the underlying security for the bonds, and a
description of the legal documents supporting the financing
structure.
Bond Counsel
The firm of Orrick, Herrington & Sutcliffe is bond counsel, and the
firm of Harrison, Taylor, & Bazile is co-bond counsel, in
connection with the issuance of the Bonds.
Validation Proceedinq
The judicial proceeding to validate the issuance of the bonds has
been concluded favorably in San Diego Superior Court. The
validation action was necessary to ensure that the City has the
legal authority to issue bonds on behalf of a utility company.
FISCAL IMPACT:
All bonds issued will be limited obligations of the City of Chula
vista payable solely from revenues to be received from SDG&E. The
City will also receive a one time fee from SDG&E, payable at the
time of issuance of bonds, in the amount equal to .25 percent of
the principal amount of the revenue bonds issued for the benefit of
SDG&E. If the City successfully issues $250,000,000 of revenue
bonds, the City will receive $625,000 in fees.
I 'j~.J //J-~
RESOLUTION NO.
/~r9,
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE ISSUANCE AND SALE OF
NOT TO EXCEED $250,000,000 AGGREGATE PRINCIPAL
AMOUNT OF INDUSTRIAL DEVELOPMENT REVENUE BONDS
TO FINANCE OR REFINANCE COSTS OF CERTAIN GAS
AND ELECTRIC FACILITIES FOR SAN DIEGO GAS &
ELECTRIC COMPANY AND AUTHORIZING THE EXECUTION
AND DELIVERY OF A BOND PURCHASE AGREEMENT AND
OFFICIAL STATEMENT IN CONNECTION THEREWITH AND
AUTHORIZING AND APPROVING RELATED MATTERS
WHEREAS, the City of Chula vista (the "City") is
authorized pursuant to Chapter 3.48 of the Municipal Code of the
City (the "Municipal Code") to assist in financing or refinancing
utility facilities located within and without the City; and,
WHEREAS, the Municipal Code provides that the City may
issue revenue bonds payable exclusively from the revenues derived
from such utility facilities in order to provide funds to finance
or refinance such facilities and further provides that such revenue
bonds shall be secured by a pledge of the revenues out of which
such bonds shall be payable; and,
WHEREAS, pursuant to Resolution No. 16625, adopted on May
19, 1992, as amended by Resolution No. 16827, adopted on October 6,
1992 (collectively, the "Bond Resolution'.), the City Council of the
City authorized the issuance and sale of one or more series of
revenue bonds of the City (the "Bonds") in an aggregate principal
amount not to exceed $250,000,000 and the loan of the proceeds
thereof to San Diego Gas & Electric Company (the "Company") to
finance or refinance a portion of the cost of the acquisition,
construction and installation of certain electric generation,
transmission and distribution facilities and gas transmission,
storage and distribution facilities (collectively, the "Project") ;
and. ,
WHEREAS, pursuant to the Bond Resolution, the ci ty
Council approved forms of, and authorized the execution and
delivery of, an Indenture of Trust (the "Indenture") and Loan
Agreement (the "Loan Agreement") with respect to the Bonds; and,
WHEREAS, the city Council desires to approve the forms of
a Bond Purchase Agreement and Official Statement with respect to
the Fonds and to authorize and approve related matters; and,
WHEREAS, the California Debt Limit Allocation Committee
("CDLAC"), pursuant to Resolutions, dated October 23, 1992 and
November 18,1992, allocated 1992 private activity bond volume cap
1
13,>
in the amount of $250,000,000 to the City for the issuance of the
Bonds; and,
WHEREAS, Section 147(f) of the Internal Revenue Code of
1986 (the "Code") requires the "applicable elected representative"
of the City to approve the issuance of the Bonds after a public
hearing following reasonable public notice; and,
WHEREAS, the City has caused to be published in the Chula
vista Star News and the San Dieqo Union Tribune notice of a public
hearing with respect to the Bonds to be held 6:00 p.m. on this 24th
day of November, 1992, at this regular meeting of the City Council;
and,
WHEREAS, said public hearing with respect to the Bond has
been held and ---person(s) appeared at said hearing to speak or
submit written comments on the nature and location of the Project
or on the issuance of the Bonds.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula Vista, California as follows:
section 1. The City Council hereby finds and determines
that the foregoing recitals are true and correct.
Section 2. The City Council, as the "applicable elected
representative" of the City, hereby approves the plan of financing
of the Project and the issuance of the Bonds within the meaning of
Section 147(f) of the Code.
section 3. The proposed form of bond purchase agreement
(the "Bond Purchase Agreement"), by and between the City and
Goldman, Sachs & Co., as representative of the underwriters named
therein, presented to this meeting, is hereby approved. The City
Manager or designee is hereby authorized and directed, for and in
the name and on behalf of the City, to execute, acknowledge and
deliver a Bond Purchase Agreement in substantially such form, in
connection with each series of Bonds, with such changes therein as
such officer and the city Attorney may require or approve, such
approval to be conclusively evidenced by the execution and delivery
thereof.
section 4. The proposed form of preliminary official
statement (the "preliminary Official Statement") with respect to
the Bonds, presented to this meeting, is hereby approved. The city
Manager or designee is hereby authorized and directed, for and in
the name and on behalf of the City, to approve the distribution of
the Preliminary Official Statement, in substantially said form, in
connection with each series of Bonds, and to certify that such
Preliminary Official Statement is, as of its date, "deemed final"
by the City for purposes of Rule 15c2-12 of the Securities and
Exchange Commission. The City Manager or designee is hereby
2
IJ'?
further authorized, for and in the name and on behalf of the City,
to execute and deliver a final official statement (the "Official
statement") in substantially said form, in connection with each
series of Bonds, with such changes therein as such officer may
require or approve, such approval to be conclusively evidenced by
the execution and delivery of the Official statement.
section 5. The City hereby confirms the allocation
pursuant to CDLAC Resolutions of 1992 private activity bond volume
cap in the amount of $250,000,000 to the Bonds.
Section 6. The ci ty Council hereby conf irms the
engagement of Orrick, Herrington & Sutcliffe, as bond counsel, and
Harrison, Taylor & Bazile, as co-bond counsel, in connection with
the issuance of the Bonds.
Section 7. Except as expressly supplemented hereby, the
Bond Resolution is hereby ratified and confirmed.
section 8. This Resolution shall become effective
immediately upon adoption.
ast
Presented by
Lyman Christopher, Director
of Finance
F: lhome\attomey\IDRBonds
3
/3-? /1~-8
[$200,000,000]
CITY OF CHULA VISTA
Industrial Development Revenue Bonds
(San Diego Gas & Electric Company)
1992 Series A and 1992 Series B
BOND PURCHASE AGREEMENT
, 1992
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
Attention:
Ladies and Gentlemen:
The undersigned, Goldman, Sachs & Co.,
(the "Representative") on behalf of itself and
(the "Underwriters"), hereby offers
to enter into this Bond Purchase Agreement (this Bond
Purchase Agreement, including the Inducement Letter attached
as Exhibit A, being herein called the "Bond Purchase
Agreement") with the City of Chula Vista (the "Issuer") for
the purchase by the Underwriters and sale by them of
[$200,000,000] aggregate principal amount of the City of
Chula Vista Industrial Development Revenue Bonds (San Diego
Gas & Electric Company) 1992 Series A and 1992 Series B (the
"Bonds") as more fully described in the Official Statement
described below. This offer is made subject to your
acceptance prior to receipt by you of written notice from
the Underwriters that this offer is withdrawn; upon
acceptance, this Bond Purchase Agreement shall be in full
force and effect in accordance with its terms and shall be
binding upon the Issuer and the Underwriters.
1. Upon the terms and conditions and upon the
basis of the representations, warranties and agreements
herein set forth, the Underwriters hereby agree, jointly and
severally, to purchase from the Issuer and the Issuer hereby
agrees to sell to the Underwriters all (but not less than
all) of the Bonds at an aggregate purchase price of $
plus accrued interest.
V21891[21420]5
-1-
J}-7
The Bonds shall be as described in, shall be
issued and secured under and pursuant to, and shall be
payable as provided in, the Indenture of Trust, to be dated
as of December 1, 1992 (the "Indenture"), between the Issuer
and Bank of America National Trust and Savings Association,
as trustee (the "Trustee"), substantially in the form
previously submitted to the Underwriters with only such
changes therein as will be agreed upon by the Issuer and the
Underwriters. The Company shall issue and deliver to the
Trustee its First Mortgage Bonds (the "Mortgage Bonds")
issued as an additional series under that certain Indenture
of Mortgage dated July 1, 1940 between the Company and First
Trust of California, National Association, successor
trustee, as heretofore supplemented, modified or amended
(the "Mortgage") and as to be supplemented by a Forty-Fourth
Supplemental Indenture, dated as of December 1, 1992 (the
"Supplemental Indenture").
2. The Issuer shall deliver or cause to be
delivered to the Underwriters, within seven business days
after acceptance hereof, ten copies of the Official
Statement, dated the date hereof, in substantially the form
approved by the Issuer, with only such changes therein as
shall have been accepted by the Underwriters, executed on
behalf of the Issuer by its Mayor or City Manager (such
Official Statement, including the Appendices thereto and all
documents incorporated by reference therein, being
hereinafter called the "Official Statement"). The Issuer
hereby approves, confirms and ratifies the use and
distribution by the Underwriters prior to the date hereof of
the Preliminary Official Statement, dated November ,1992
(the "Preliminary Official Statement"), and hereby
authorizes the use of the Ofticial Statement, the Indenture
and the Agreement (as defined in Section 4(a) hereof) in
connection with the public offering and sale of the Bonds by
the Underwriters.
Not later than seven business days after the date
hereof, and for a period of time thereafter (the "Delivery
Period") sufficient to enable the Underwriters to deliver to
any potential purchaser of the Bonds a copy of the Official
Statement required pursuant to Rule 15c2-12 ("15c2-12")
promulgated by the Securities and Exchange Commission (the
"Commission") under the Securities Exchange Act of 1934, as
amended (the "Exchange Act"), the Issuer will make available
to the Underwriters such numbers of copies of the Official
Statement as the Representative shall reasonably request.
The Issuer hereby represents and warrants to the
Underwriters that the information contained in the Official
Statement under the caption "The City" is complete as of its
V21891[21420]5
-2-
))-)0
date, within the meaning of paragraph (e) (3) of 1~c2-12.
The Issuer confirms that, as of the date of the Preliminary
Official Statement, the Issuer deemed the information in the
Preliminary Official Statement under the caption "The City"
to have been final as of its date (except for exceptions
permitted by 15c2-12). The Underwriters agree to mail or
deliver the Official Statement and any amendments or
supplements thereto to at least one "nationally recognized
municipal securities depository" (within the meaning of
15c2-12) promptly upon receipt thereof from the Issuer.
Unless otherwise notified in writing by the Representative
on or prior to the Closing Date (hereinafter defined), the
Issuer can assume that the end of the Delivery Period for
the Bonds for all purposes of Rule 15c2-12 is the Closing
Date. In the event such notice is given in writing by the
Representative, the Underwriters will promptly advise the
Issuer and the Company of the date they believe the Delivery
Period has ended, and until and unless it shall be
determined that such belief was erroneous, such date shall
be deemed the end of the Delivery Period for purposes of
this Bond Purchase Agreement.
3. Simultaneous delivery of and paYment for the
Bonds (the "Closing") shall be coordinated through the
offices of Orrick, Herrington & Sutcliffe and Harrison,
Taylor and Bazile (hereinafter called "Bond Counsel"), and
shall take place at , at 8:00 a.m.
California time, on December , 1992, or at such other
place, time or date as we mutually agree upon (such time and
date of Closing being herein referred to as the "Closing
Date"). At the Closing, delivery of the Bonds shall be made
to the Underwriters in New York City, against paYment of the
purchase price by a Federal Funds wire to or upon the order
of the Trustee. The Bonds shall be delivered in fully
registered form to the Trustee, registered in such names and
principal amounts as the Underwriters may request at least
three business days prior to the Closing Date. The Bonds
will be made available to the Underwriters for inspection at
least twenty-four hours prior to the Closing Date.
4. The Issuer (based solely on opinions of
counsel to the extent the following are conclusions of law)
represents and warrants to and agrees with the Underwriters
that:
(a) the representations and warranties of the
Issuer contained in Section 2.1 of the Loan Agreement
between the Issuer and the Company, to be dated as of
December 1, 1992 (the "Agreement") are, and as of the
V21891[21420]5
-3-
/}-) I
Closing Date will be, true and correct in all material
respects;
(b) both at the time of acceptance hereof by the
Issuer and on the Closing Date, the statements and
information contained in the Official Statement under the
caption "The City" do not and will not omit any statement or
information which is necessary to make the statements and
information therein, in light of the circumstances under
which they were made, not misleading in any material
respect;
(c) the Issuer is and will be on the Closing Date
a municipal corporation and charter city in the State of
California, duly organized and existing under a freeholders'
charter (the "Charter") pursuant to which the Issuer has the
right and power to make and enforce all laws and regulations
in accordance with and as more particularly provided in
Sections 3, 5 and 7 of Article XI of the Constitution of the
State of California and Section 200 of the Charter; the
Issuer, acting under and pursuant to the powers reserved to
the Issuer under Sections 3, 5 and 7 of Article XI of the
Constitution and Section 200 of the Charter, has on February
9, 1982, enacted Ordinance No. 1970, constituting
Chapter 3.48 of the Chula Vista Municipal Code, as amended
(the "Code"); and pursuant to the Code, the Issuer has
adopted Resolutions authorizing the issuance and sale of the
Bonds, the deposit of the proceeds of the Bonds with the
Trustee in order to finance the acquisition and construction
of additions and improvements to certain of the Company's
facilities as described in the Loan Agreement (the
"Project") pursuant to the Indenture and the Loan Agreement
and the pledge and assignment to the Trustee under the
Indenture of the paYments to be received from the Company
pursuant to the Loan Agreement as security for the paYment
of the principal of, premium, if any, and interest on the
Bonds;
(d) when delivered to and paid for by the
Underwriters at the Closing in accordance with the
provisions of this Bond Purchase Agreement, the Bonds will
have been duly authorized, executed, issued and delivered
and will constitute valid and binding special obligations of
the Issuer in conformity with, and be entitled to the
benefit and security of, the Agreement, the Mortgage Bonds,
the Code and the Indenture;
(e) the Issuer has duly authorized the execution
and delivery by it of the Indenture, the Agreement, and this
Bond Purchase Agreement;
V21891[21420]5
-4-
) r5r /2
(f) the Issuer has full legal right, power and
authority to enter into the Indenture, the Agreement and
this Bond Purchase Agreement, to issue the Bonds and to
carry out and consummate all other transactions contemplated
by the Indenture and the Agreement, and the Issuer has
complied with the provisions of the Constitution and laws of
the State of California and the City of Chula Vista,
including the Charter and the Code, and all procedural rules
of the City in all matters relating to the validity,
execution, delivery and performance of such Agreements and
the validity, execution, delivery and issuance of the Bonds;
(g) until the end of the Delivery Period, the
Issuer will advise the Company and the Underwriters promptly
(i) of the institution of any legal or regulatory
proceedings affecting the Issuer of which the Issuer has
knowledge affecting the use of the Official Statement in
connection with the offer and sale of the Bonds and (ii) if
the Issuer believes that the information contained in the
Official Statement under the caption "The City" is not true
and correct, contains any untrue or incorrect statement or
misleading statement of a material fact or omits to state a
material fact necessary in order to make the statements
therein, in light of the circumstances under which they were
made, not misleading; and
(h) the Issuer will not adopt any amendment of or
supplement to the Official Statement to which the
Underwriters or the Company shall reasonably object in
writing; and during the Delivery Period, if any event shall
occur as a result of which it is necessary, in the opinion
of the Underwriters or their counsel, Morrison & Foerster,
to amend or supplement the Official Statement in order to
make the statements therein, in the light of the
circumstances when the Official Statement is delivered to a
purchaser or a potential purchaser, not misleading, the
Issuer and the Company will cooperate, at the request of the
Underwriters, in the prompt preparation and delivery to the
Underwriters, at the Company's expense, of either amendments
or supplements to the Official Statement so that the
statements in the Official Statement as so amended or
supplemented will not, in the light of the circumstances
when the Official Statement is delivered to a purchaser or a
potential purchaser, be misleading.
5. The Underwriters' obligations under this Bond
Purchase Agreement are and shall be subject, in addition to
the conditions described in Section 6 below, to the receipt
on the Closing Date of a letter with respect to the
financial statements of the Company referred to or contained
in the Official Statement by Deloitte & Touche, independent
V21891[21420]5
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J.J v/ ,)
certified public accountants, dated the Closing Date,
satisfactory in form and substance to the Underwriters and
their counsel.
6. The obligations of the Underwriters to
purchase and pay for the Bonds on the Closing Date are and
shall be subject to the representations, agreements and
warranties of the Issuer and the Company herein and in the
Inducement Letter attached hereto as Exhibit A (the
"Inducement Letter") being true and correct in all material
respects at the Closing Date, to the certificates made
pursuant to the provisions hereof being true and correct in
all material respects at the Closing Date, to the
performance by the Issuer and the Company of their
respective obligations hereunder and in the Inducement
Letter, and to the following further conditions:
(a) at the Closing Date, (i) the Indenture, the
Agreement, the Mortgage, the Supplemental Indenture and the
Inducement Letter shall have been duly authorized, executed
and delivered and shall be in full force and effect as valid
and binding agreements between or among the various parties
thereto and shall not have been amended, modified or
supplemented except as may have been agreed to in writing by
the Underwriters, (ii) the Mortgage Bonds shall have been
duly authorized, executed, issued and delivered to and
accepted by the Trustee and shall be in full force and
effect as the legal, valid and binding obligations of the
Company and (iii) the Issuer shall have duly adopted and
there shall be in full force and effect such resolutions as,
in the opinion of Bond Counsel, shall be necessary in
connection with the transactions contemplated hereby;
(b) the Underwriters shall have the right to
cancel their obligations to purchase the Bonds if between
the date hereof and the Closing Date:
(i) an actual or tentative decision with respect
to legislation shall be reached by a committee
of the House of Representatives or the Senate
of the Congress of the United States, or
legislation shall be favorably reported by
such a committee or be passed by the House of
Representatives or the Senate, or recommended
to the Congress of the United States for
passage by the President of the United States,
or be enacted by the Congress of the United
States, or a decision by a court established
under Article III of the Constitution of the
United States, or the Tax Court of the United
States, shall be rendered, or a ruling,
V21891[21420]5 -6-
I )-IY
regulation or order of the Treasury Department
of the United States or the Internal Revenue
Service shall be made or proposed having the
purpose or effect of imposing federal income
taxation, or any other event shall have
occurred which results in the imposition of
federal income taxation, upon revenues or
other income of the general character to be
derived by the Issuer or by any similar body
or upon interest received on obligations of
the general character of the Bonds, or on the
Bonds, which, in the opinion of the
Underwriters, materially adversely affects the
market price of the Bonds or the
practicability of determining such market
price;
(ii) any legislation shall be favorably reported by
a committee of the Legislature of, or any
ordinance, rule or regulation shall be enacted
by any governmental body, department or agency
in, the State of California, or a decision by
any court of competent jurisdiction within the
State of California shall be rendered which,
in the opinion of the Underwriters, materially
adversely affects the market price of the
Bonds or the practicability of determining
such market price;
(iii) a stop order, ruling, regulation or official
statement by, or on behalf of, the Commission
or any other governmental agency having
jurisdiction of the subject matter shall be
issued or made to the effect that the
issuance, offering or sale of obligations of
the general character of the Bonds, or the
issuance, offering or sale of the Bonds,
including all the underlying obligations, as
contemplated hereby or by the Official
Statement, is in violation or would be in
violation of any provision of the federal
securities laws, as amended and as then in
effect;
(iv) legislation shall be enacted by the Congress
of the United States of America, or a decision
by a court of the United States of America
shall be rendered, to the effect that
obligations of the general character of the
Bonds, or the Bonds, including all the
underlying obligations, are not exempt from
V21891[21420]5 -7-
I /7 --j;;--
registration under, or other requirements of,
the Securities Act of 1933, as amended and as
then in effect (the "Securities Act"), or are
not exempt from the registration requirements
of the Exchange Act, as amended and as then in
effect, or that the Indenture is not exempt
from qualification under or other requirements
of the Trust Indenture Act of 1939, as amended
and as then in effect;
(v) any event shall have occurred, or information
become known, as a result of which, in the
opinion of the Representative, the Official
Statement as originally circulated shall
contain an untrue statement of a material fact
or omit to state a material fact necessary in
order to make the statements made therein, in
light of the circumstances under which they
were made, not misleading;
(vi) additional material restrictions not in force
as of the date hereof shall have been imposed
upon trading in securities generally by any
governmental authority or by any national
securities exchange;
(vii) the New York Stock Exchange or other national
securities exchange, or any governmental
authority, shall impose as to the Bonds, or
obligations of the general character of the
Bonds, any material restrictions not now in
force, or increase materially those now in
force, with respect to the extension of credit
by or the charge to the net capital
requirements of, underwriters;
(viii) a general banking moratorium shall have been
established by federal, New York or California
authorities;
(ix) any ratings of the Bonds or the rating of any
class of securities of the Company shall have
been suspended, downgraded or withdrawn by a
national rating service, which, in the opinion
of the Representative, materially adversely
affects the market price of the Bonds;
(x) the Company shall have been placed on Credit
Watch, Moody's Watch List, or other similar
report due to the possibility of such a
suspension, downgrading or withdrawal of such
V21891[21420]5
-8-
)3-/~
rating or been the subject of an adverse
credit report by a national ratings service;
(xi) any proceeding shall be pending or threatened
by the Commission against the Company; or
(xii) a war involving the United States shall have
been declared, or any conflict involving the
armed forces of the United States shall have
occurred or escalated, or any other national
emergency relating to the effective operation
of government or the financial community shall
have occurred, which, in the opinion of the
Representative, materially adversely affects
the market price of the Bonds;
(c) at or prior to the Closing, the Underwriters
shall receive the following documents, in each case
satisfactory in form and substance to the Underwriters:
(i) (A) the approving opinion of Bond Counsel in
the form set forth as Appendix B to the
Official Statement dated the Closing Date;
(B) the supplemental opinion of Bond Counsel
in the form set forth as Exhibit B hereto;
(C) the opinion of Stephen L. Baum, Esq.
General Counsel of the Company, in the form
set forth as Exhibit C hereto; (D) an opinion-
of the City Attorney of the City of Chula
Vista, in the form set forth in Exhibit D
hereto; and (E) the opinion of Morrison &
Foerster, counsel to the Underwriters, as to
such matters as the Underwriters may
reasonably request;
(ii) the certificate of the Chairman of the Board
or the President or any Vice President or the
Treasurer of the Company, dated the Closing
Date, to the effect that the representations
and warranties of the Company in the
Inducement Letter are true and correct in all
material respects; that the Company has
complied with all agreements and satisfied all
conditions on its part to be performed or
satisfied at or prior to the Closing Date;
that, subsequent to the date of the most
recent financial information included or
financial statements incorporated by reference
in the Official Statement, no material and
adverse change has occurred in the financial
position or results of operations of the
V21891 [2142Q)5
-9-
)~7 r) /7
Company other than as disclosed in the
Official Statement or the documents
incorporated by reference therein; that the
Company has not incurred any material
liabilities other than in the ordinary course
of business or as provided for or contemplated
herein or as disclosed in the Official
Statement or the documents incorporated by
reference therein; and that, to the best of
his or her knowledge, no event affecting the
Company has occurred since the date of the
Official Statement which should be disclosed
in the Official Statement for the purpose for
which it is to be used or which it is
necessary to disclose therein in order to make
the statements and information therein or the
documents incorporated by reference therein
not misleading in any material respect;
(iii) duly executed copies of the Agreement, this
Bond Purchase Agreement, the Inducement
Letter, the Supplemental Indenture and the
Indenture and a certified copy of the
Mortgage;
(iv) copies of resolutions adopted by the Company's
Board of Directors certified by the Secretary
or an Assistant Secretary of the Company
authorizing the execution and delivery of the
Agreement, the Supplemental Indenture, the
Mortgage Bonds and the Inducement Letter, and
authorizing the approval of this Bond Purchase
Agreement;
(v) an opinion of counsel to the Trustee, dated
the Closing Date and addressed to the Issuer
and the Underwriters as to such matters as the
Underwriters may reasonably request;
(vi) a copy of the Preliminary Blue Sky Survey
dated , 1992;
{vii} such additional certificates, legal opinions,
proceedings, instruments and other documents
as the Representative may reasonably request
to evidence performance of or compliance with
the provisions of this Bond Purchase Agreement
and the Inducement Letter and the transactions
contemplated hereby and thereby, all such
certificates and other documents to be
V21891[21420]5
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).J-~/g/
satisfactory in form and substance to the
Underwriters and their counsel; and
(viii) evidence of ratings on the Bonds by Moody's
Investors Service of Aa3 and by Standard &
Poor's Corporation of A+.
7. The Issuer's obligations hereunder are subject
to the performance of the Underwriters' obligations
hereunder and also subject to the following conditions:
(a) At Closing no litigation shall be pending, or
to the best knowledge of the City Manager of the Issuer
threatened, to restrain or enjoin the issuance or sale of
the Bonds or in any way affecting any authority for or the
validity of the Bonds, the Indenture, the Agreement, this
Bond Purchase Agreement or the transactions contemplated
thereby or hereby or the existence or powers of the Issuer
or the right of the Issuer to finance the Project through
the loan to the Company of the proceeds from the sale of the
Bonds;
(b) At the Closing the Issuer shall receive copies
of the opinions, certificates and documents described in
Section 6(c) hereof; and
(c) At the Closing the Issuer shall receive such
additional opinions, certificates and other documents as it
may reasonably request, in form and substance satisfactory
to the Issuer and its counsel.
8. If the conditions to the Issuer's or the
Underwriters' obligations contained in this Bond Purchase
Agreement are not satisfied or if the Underwriters'
obligations shall be terminated for any reason permitted by
this Bond Purchase Agreement, this Bond Purchase Agreement
shall terminate and neither the Underwriters nor the Issuer
shall have any further obligation hereunder; provided,
however, that the Company shall remain responsible for the
expenses to be paid by it under Section 10 hereof.
9. The Issuer will furnish the Underwriters such
information as may be lawfully required and otherwise use
its best efforts to assist the Underwriters in qualifying
the Bonds for offer and sale by the Underwriters and by
dealers and in determining the eligibility of the Bonds for
investment under the securities law of such jurisdictions as
the Underwriters may reasonably designate; provided that the
Issuer shall not be required to consent to local service of
V21891[21420]5
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)3--);
process in any state and shall not be required to meet any
other requirement deemed by the Issuer to be unduly
burdensome.
10. All expenses and costs of the Issuer incident
to the performance of its obligations in connection with the
authorization, issuance and sale of the Bonds to the
Underwriters, including any costs of mailing or delivery and
of printing of the Bonds, the Indenture, the Agreement, this
Bond Purchase Agreement, the Preliminary Official Statement
and the Official Statement, including any amendments thereof
or supplements thereto, and all ancillary papers prepared in
connection with the transactions contemplated by this Bond
Purchase Agreement, in reasonable quantities, including any
photocopying thereof, fees and expenses of Bond Counsel and
other attorneys engaged by the Issuer in connection with the
issuance of the Bonds, the Issuer's fees, costs and expenses
of the Trustee in connection with the issuance of the Bonds,
fees and expenses of the Mortgage Bonds' trustee and its
counsel, fees charged by investment rating agencies for the
rating of the Bonds, fees and expenses of engineering
consultants, fees and expenses of Deloitte & Touche, and
fees and expenses of counsel for the Underwriters, including
but not limited to fees and expenses for Blue Sky and legal
investment matters shall be paid from the proceeds of the
sale of the Bonds by the Company as agreed upon by the
Company in the Inducement Letter. Except as indicated
above, all other out-of-pocket expenses of the Underwriters
shall be paid by the Underwriters.
11. Any notice or other communication to be given
to the Issuer under this Bond Purchase Agreement shall be
given by delivering the same. in writing at its address set
forth above, and any such notice or other communication to
be given to the Underwriters may be given by delivering the
same to Goldman, Sachs & Co., on behalf of the Underwriters,
at 555 California Street, 31st Floor, San Francisco,
California 94104, Attention: Mr. Alan E. Hart. All notices
or communications hereunder by any party shall be given and
served upon each other party, and shall be served upon the
Company. Any notice or communication to be given to the
Company under this Bond Purchase Agreement may be given by
delivering the same to the Company at 101 Ash Street, San
Diego, California 92101, Attention: Manager of Financial
Services.
12. This Bond Purchase Agreement is made solely
for the benefit of the Issuer, the Company and the
Underwriters (including the successors or assigns of the
business thereof) and no other person shall acquire or have
any right hereunder or by virtue hereof. All
representations, warranties and agreements of the Issuer in
V21891[21420]5
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/ ~'3 ~;2 c!/
this Bond Purchase Agreement shall remain operative and in
full force and effect regardless of any investigation made
by or on behalf of the Underwriters and shall survive the
delivery of and paYment for the Bonds.
13. This Bond Purchase Agreement shall be governed
by, and construed in accordance with, the laws of the State
of California.
The parties agree that the terms and conditions of
this Bond Purchase Agreement supersede those of all previous
agreements between the parties relating to the Bonds and the
transactions contemplated herein, and that this Bond
Purchase Agreement, together with the documents referred to
in this Bond Purchase Agreement, contains the entire
agreement between the parties hereto with respect to such
matters.
In the event of a dispute among the parties under
this Bond Purchase Agreement, the losing party or parties in
such dispute shall pay all costs and expenses incurred by
the prevailing party or parties in connection therewith,
including but not limited to attorneys' fees.
14. It is understood that the representations,
warranties and covenants of the Issuer contained in this
Bond Purchase Agreement shall not create any general
obligation or liability of the Issuer, and that any
obligation or liability of the Issuer hereunder or under the
Agreement or the Indenture is payable solely out of the
revenues and other income, charges and moneys derived by the
Issuer from, or in connection with, the Agreement or the
sale of the Bonds, nor shall any officer, member or employee
of the Issuer be personally liable thereof.
V21891[21420]5
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15. This Bond Purchase Agreement may be executed
in several counterparts, each of which shall be regarded as
an original and all of which shall constitute but one and
the same agreement.
GOLDMAN, SACHS & CO.
as Representative of the Underwriters
Accepted as of the date hereof:
CITY OF CHULA VISTA
[City Manager]
Attest:
City Clerk
Approved as to Form and Legality
City Attorney
Approved and agreed to:
SAN DIEGO GAS & ELECTRIC COMPANY
By:
Its:
V21891 [21420] 5
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EXHIBIT A
INDUCEMENT LETTER
, 1992
Goldman, Sachs & Co.
Representative of the Underwriters
named in the Bond Purchase Agreement
Referred to herein
85 Broad Street -- 26th Floor
New York, New York 10004
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
Attention: City Manager
Ladies and Gentlemen:
In order to induce the City of Chula Vista (the
"Issuer") to issue the Bonds hereinafter defined and to
induce the Underwriters named in the Bond Purchase Agreement
(as hereinafter defined) (collectively, the "Underwriters"
and each individually an "Underwriter"), to enter into a
Bond Purchase Agreement to be dated the date hereof (the
"Bond Purchase Agreement") providing for the purchase by the
Underwriters and the sale of the Issuer of [$200,000,000]
aggregate principal amount of the Issuer's Industrial
Development Revenue Bonds (San Diego Gas & Electric
Company), 1992 Series A and 1992 Series B (the "Bonds"), the
proceeds of which are to be used, pursuant to a Loan
Agreement, to be dated as of December 1, 1992 (the
"Agreement"), between San Diego Gas & Electric Company, a
California corporation (the "Company"), and the Issuer, to
finance the acquisition and construction of additions and
improvements to certain of the Company's facilities as
described in the Agreement (the "Project"), and with full
realization and appreciation that the investment value of
the Bonds and the ability of the Underwriters to resell the
Bonds are in part dependent upon the credit standing of the
Company, and in consideration of the foregoing and the
execution and delivery of the Bond Purchase Agreement, the
Company represents, warrants and covenants to and with the
Issuer and the Underwriters as follows:
(a) The representations and warranties of the
Company contained in Section 2.2 of the Agreement are, and
A-1
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as of the Closing Date, as defined in the Bond Purchase
Agreement, will be, true and correct in all material
respects.
(b) The financial information and financial
statements of the Company referred to, incorporated by
reference or contained in the Official Statement, to be
dated the date hereof, and in the Preliminary Official
Statement, dated November , 1992 (such Official Statement
and Preliminary Official Statement, in each case including
the Appendices thereto and all documents incorporated by
reference therein, being hereinafter called the "Official
Statement" and the "Preliminary Official Statement,"
respectively), present fairly the financial position of the
Company as of the dates indicated and the results of its
operations for the periods specified, and the financial
statements have been prepared in conformity with generally
accepted accounting principles consistently applied in all
material respects with respect to the periods involved
except as stated in the footnotes thereto. Since the
respective dates of such financial statements, no material
and adverse change has occurred in the financial position or
results of operations of the Company other than as disclosed
in the Official Statement, and the Company has not incurred
any material liabilities other than in the ordinary course
of business or as provided for or disclosed in the Official
Statement.
(c) The descriptions and the information referred
to or contained in the Official Statement (other than under
the captions liThe City" and "Tax Matters") are, and as of
the Closing Date will be, true and correct and do not
contain and will not contain any untrue statement of a
material fact or omit to state a material fact required to
be stated therein or necessary to make the statements made
therein, in light of the circumstances under which they were
made, not misleading; provided, however, that this
representation and warranty shall not apply to any
statements or omissions made in reliance upon and in
conformity with information furnished to the Company by or
on behalf of any Underwriter in writing expressly for use
therein.
(d) The Preliminary Official Statement
incorporated, and the Official Statement incorporates or
will incorporate, by reference all of the reports (the
"Incorporated Documents") required to be filed from
[January I, 1992] to the date hereof by the Company with the
Securities and Exchange Commission (the "Commission")
pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934, as amended (the "Exchange Act"), which
A-2
IY"c2(
documents have been, and will be, carefully prepared by the
Company in conformity with the requirements of the Exchange
Act and the rules and regulations of the Commission
thereunder, and copies of such documents have been and until
the end of the Delivery Period (as defined in the Bond
Purchase Agreement), will be delivered to the Underwriters.
All references in this Inducement Letter to information or
statements contained in, set forth in or included in the
Preliminary Official Statement or the Official Statement
shall be deemed to relate equally to the material actually
set forth therein as well as to the material incorporated
therein from the Incorporated Documents.
(e) The Incorporated Documents, when they were
filed with the Commission, conformed in all material
respects to the requirements of the Exchange Act and the
rules and regulations of the Commission thereunder, and none
of such documents contained any untrue statement of a
material fact or omitted to state a material fact required
to be stated therein or necessary to make the statements
made therein not misleading; and any further Incorporated
Documents so filed, when they are filed with the Commission,
will conform in all material respects to the requirements of
the Exchange Act and the rules and regulations of the
Commission thereunder and will not contain any untrue
statement of a material fact or omit to state a material
fact required to be stated therein or necessary to make the
statements made therein not misleading.
(f) The Company has not taken or omitted to take
and will not take or omit to take any action which will in
any way cause or result in the proceeds from the sale of the
Bonds to be applied in a manner other than as provided in
the Agreement and the Indenture of Trust, to be dated as of
December 1, 1992 (the "Indenture") between the Issuer and
Bank of America National Trust and Savings Association, as
trustee (the "Trustee").
(g) Except as set forth in the Official Statement,
to the knowledge of the Company after due inquiry, there is
no action, suit, proceeding, inquiry or investigation at law
or in equity or before or by any public board or body
pending or threatened against or affecting the Company,
wherein an unfavorable decision, ruling or finding would
have a material adverse effect on the validity or
enforceability of the Bonds, the Indenture, the Agreement,
the Mortgage, the Supplemental Indenture, the Mortgage Bonds
(all as defined in the Bond Purchase Agreement) or this
Inducement Letter.
A-3
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(h) This Inducement Letter and the Mortgage are,
and the Agreement, the Mortgage Bonds, the Supplemental
Indenture and the Bond Purchase Agreement, when executed and
delivered by the Company, will be, the legal, valid and
binding obligation of the Company enforceable in accordance
with their terms, except as limited by the laws of the State
of California affecting remedies and except as enforcement
thereof may be limited by bankruptcy, insolvency or other
laws or equitable principles affecting the enforcement of
creditors' rights.
(i) The execution and delivery of the Agreement,
the Mortgage, the Supplemental Indenture, the Mortgage Bonds
and this Inducement Letter, and the performance by the
Company of its obligations thereunder do not and will not
violate the Articles of Incorporation or Bylaws of the
Company, or any court order by which the Company is bound,
and such actions do not and will not constitute a default
under any material agreement, indenture, mortgage, lease,
note or other obligation or instrument to which the Company
is a party or by which it is bound or to which any of its
property is subject, and no approval or other action by any
governmental authority or agency is required in connection
therewith, except that of the Issuer and the Public
Utilities Commission of the State of California, all of
which have been obtained.
(j) (i) The Company agrees to indemnify and hold
harmless the Issuer, the Underwriters, and any member,
officer, official, or employee of the Issuer or the
Underwriters, and each person, if any, who controls any
Underwriter, within the meaning of Section 15 of the
Securities Act of 1933, as amended (the "Act") (collectively
called the "Indemnified Parties"), against any and all
losses, claims, damages, liabilities or expenses whatsoever
caused by any untrue statement or misleading statement or
alleged untrue statement or alleged misleading statement of
a material fact contained in the Preliminary Official
Statement or the Official Statement or caused by any
omission or alleged omission from such Preliminary Official
Statement or Official Statement of any material fact
required to be stated therein or necessary in order to make
the statements made therein, in light of the circumstances
under which they were made, not misleading; provided,
however, that the Company shall not be liable to the
Underwriters in any such case to the extent that any such
loss, claim, damage, liability or expense arises out of or
is conditioned upon an untrue statement or alleged untrue
statement or misleading statement or alleged misleading
statement or omission or alleged omission made in any of
such documents in reliance upon and in conformity with
A-4
)J'c2?
written information furnished to the Company by any
Underwriter specifically for use therein, and provided
further that the Company shall not be liable to the
Underwriters in any such case with respect to any
Preliminary Official Statement to the extent that any such
loss, claim, damage, liability or expense results from the
Bonds being sold to a person to whom there was not sent or
given, at or prior to the final written confirmation of such
sale, a copy of the Official Statement. This indemnity
agreement is in addition to any liability which the Company
may otherwise have.
(ii) In case any action shall be brought
against one or more of the Indemnified Parties based upon
the Preliminary Official Statement or Official Statement and
in respect to which indemnity may be sought against the
Company, the Indemnified Parties shall promptly notify the
Company in writing, and the Company shall promptly assume
the defense thereof, including the emplOYment of counsel,
the paYment of all expenses and the right to negotiate and
consent to settlement; but the omission to notify the
Company as provided herein shall not relieve the Company
from any liability which it may have to an Indemnified Party
otherwise than under this paragraph (j). Anyone or more of
the Indemnified Parties shall have the right to employ
separate counsel in any such action and to participate in
the defense thereof, but the fees and expenses of such
counsel shall be at the expense of such Indemnified Party or
Indemnified Parties unless the emplOYment of such counsel
has been specifically authorized by the Company. The
Company shall not be liable for any settlement of any such
action effected without its consent, but if settled with the
consent of the Company or if there be a final judgment for
the plaintiff in any such action with or without consent,
the Company agrees to indemnify and hold harmless the
Indemnified Parties from and against any loss or liability
by reason of such settlement or judgment.
(k) The Company will deliver or cause to be
delivered the opinions, certificates and other documents as
provided in the Bond Purchase Agreement, including but not
limited to the opinion of Stephen L. Baum, Esq., General
Counsel of the Company, dated as of the Closing Date,
covering, among other things, the due authorization,
execution and delivery of this Inducement Letter, the
Agreement and the First Mortgage Bonds.
(1) The Company will furnish the Underwriters such
proper information as may be lawfully required and otherwise
use its best efforts to assist the Underwriters in
qualifying the Bonds for offer and sale by them and by
A-S
/ __? --02 17
dealers and in determining the eligibility of the Bonds for
investment under the securities laws of such jurisdictions
as the Underwriters may reasonably designate; provided that
the Company shall not be required to qualify as a foreign
corporation or dealer in securities or to file a general
consent to service of process or to file an annual report in
any jurisdiction or to meet any other requirements deemed by
the Company to be unduly burdensome.
(m) During such period as the Underwriters are
required by Rule 15c2-12(b) (4) of the Commission to deliver
the Official Statement in connection with sales by an
Underwriter or any securities dealer, if any event occurs as
a result of which the Official Statement as then amended or
supplemented would include any untrue statement of a
material fact or omit to state any material fact necessary
to make the statements made therein, in the light of the
circumstances under which they were made, not misleading,
the Company will promptly notify the Underwriters, and, if
such event occurs within ninety days after the date of the
Official Statement, the Company, with the consent of the
Issuer, subject to Section (0) hereof and without cost and
expense to such Underwriter or dealer, will amend or
supplement such Official Statement in order to correct such
statement or omission. In case any Underwriter or dealer is
required to deliver an Official Statement more than ninety
days after the date of the Official Statement, the Company,
with the consent of the Issuer and subject to Section (0)
hereof, will promptly so amend or supplement the Official
Statement at the expense of the Underwriter or dealer
requesting the same.
(n) For a period of five years from the date of
this Inducement Letter the Company will furnish, upon
request, to each of the Underwriters, the following:
(i) as soon as practicable after the end of each
fiscal year a balance sheet and statements of
income and retained earnings of the Company as
at the end of and for such years, all in
reasonable detail and certified by independent
public accountants, and also copies of the
annual and interim reports of the Company to
its stockholders as soon as the same have been
sent to such stockholders; and
(ii) as soon as practicable after the end of the
first six months of its fiscal year one copy
of a balance sheet as at the end of such
period and earnings and surplus statements for
said period in reasonable detail, none of
A-6
/:3 '-02 ~..
which statements need be audited but shall be
certified as correct by the President, a Vice
President, the Treasurer or an Assistant
Treasurer of the Company.
(0) The Company will not amend or supplement, or
permit an amendment or supplement to, the Official Statement
without the consent of the Issuer and the Underwriters.
(p) The Company will file promptly all reports
required to be filed by the Company with the Commission
pursuant to Section 13 or 15(d) of the Exchange Act
subsequent to the date of the Official Statement and for so
long as the delivery of a copy of such Official Statement is
required to be delivered in connection with sales by an
Underwriter or any securities dealer.
(q) Subject to the terms and conditions of the
Bond Purchase Agreement, the Company agrees to pay as and
when due the fees and expenses contemplated to be paid by it
pursuant to the Bond Purchase Agreement.
(r) The Company is eligible as an issuer to file
registration statements on Form S-3 under the Act.
The Company will also pay accountants' fees for the
preparation of any annual or other audits, reports or
summary thereof required by the Indenture; and fees and
expenses of the Issuer or any agent of the City of Chula
Vista selected by the Issuer to act on its behalf in
connection with the Project including any and all expenses
incurred by the City of Chula Vista in connection with any
litigation which may at any time be instituted involving the
Project.
The Company hereby represents and warrants to the
Underwriters that the information contained in the Official
Statement, other than the information contained under the
caption "The City", is complete as of its date, within the
meaning of paragraph (e) (3) of Rule 15c2-12. The Company
confirms that, as of the date of the Preliminary Official
Statement, the Company deemed the information in the
Preliminary Official Statement, other than the information
contained under the caption "The City", to have been final
as of its date (except for such exceptions as are permitted
by Rule 15c2-12). The Company hereby consents to use by the
Underwriters of the Official Statement and the information
contained therein in connection with the offering, sale and
distribution of the Bonds. The Company approves the use
prior to the date hereof by the Underwriters of the
A-7
/ ~'] ~~/
Preliminary Official Statement and the information contained
therein in connection with such offering, sale, and
distribution.
The Underwriters agree to indemnify and hold
harmless the Company, each director and officer of the
Company and each person, if any, who controls the Company
within the meaning of the Act in the manner and to the
extent provided in paragraph (j), above, solely with respect
to any untrue statement or alleged untrue statement or
misleading statement or alleged misleading statement or
omission or alleged omission made in a document described in
paragraph (j) in reliance upon and in conformity with
written information furnished by any Underwriter
specifically for. use therein.
The representations, warranties, covenants and
indemnities contained in this Inducement Letter shall
survive the Closing under the Bond Purchase Agreement, the
sale by the Issuer to the Underwriters and resale by the
Underwriters of the Bonds, any investigation by the
Underwriters or the Issuer or the transactions covered by
this Inducement Letter, the Indenture, the Agreement, the
Supplemental Indenture, the Mortgage, the Bond Purchase
Agreement or the Preliminary Official Statement or the
Official Statement.
A-a
/ Jr;JU
If you agree with the foregoing, please sign and
return to us the enclosed counterpart of this letter,
whereupon it shall become a binding agreement between each
of you and the Company.
Very truly yours,
SAN DIEGO GAS & ELECTRIC
COMPANY
By:
Its:
The foregoing is hereby accepted as of
the date hereof:
CITY OF CHULA VISTA
By:
[City Manager]
Attest:
City Clerk
Approved as to Form and Legality
By:
City Attorney
GOLDMAN, SACHS & CO.
as Representative of the Underwriters
V21891[21420]5
A-9
/~J-.Y /
EXHIBIT B
[Form of Opinion of Co-Bond Counsel]
December
, 1992
Goldman, Sachs & Co.
c/o Goldman, Sachs & Co.
555 California Street
San Francisco, California
Re: City of Chula Vista
Industrial Development Revenue Bonds
(San Diego Gas & Electric Company)
1992 Series A and 1992 Series B
(Supplemental Opinion)
Ladies and Gentlemen:
This letter is addressed to you, as the
Underwriters, pursuant to Section 6(c) (i) of the Bond
Purchase Agreement, dated December , 1992 (the "Purchase
Contract"), between yourselves and the City of Chula Vista
(the "City"), providing for the purchase of [$200,000,000]
principal amount of the City of Chula Vista Industrial
Development Revenue Bonds, 1992 Series A and 1992 Series B
(collectively, the "Bonds"). The Bonds are being issued
pursuant to an Indenture of Trust, dated as of December __,
1992 (the "Indenture"), between the City and Bank of America
National Trust and Savings Association, as trustee (the
"Trustee"), for the stated purpose of making a loan of the
proceeds thereof to San Diego Gas & Electric Company, a
California corporation (the "Company"), pursuant to a Loan
Agreement, dated as of December __, 1992 (the "Loan
Agreement"), between the City and the Company. Capitalized
terms not otherwise defined herein shall have the meanings
ascribed thereto in the Indenture or, if not defined in the
Indenture, in the Purchase Contract.
B-1
)~? ~Jc2
Goldman, Sachs & Co.
December __, 1992
Page 2
We have delivered our final legal op~n~on as co-
bond counsel, concerning the validity of the Bonds and
certain other matters, dated the date hereof and addressed
to the City. You may rely on such opinion as though the
same were addressed to you.
In connection with our role as co-bond counsel, we
have reviewed the Purchase Contract, the Indenture, the Loan
Agreement, the Tax Certificate, opinions of counsel to the
City, the Trustee and the Company, certificates of the City,
the Trustee, the Company and others, and such other
documents, opinions and matters to the extent we deemed
necessary provide the opinions or conclusions set forth
herein.
The opinions or conclusions expressed herein are
based on an analysis of existing laws, regulations, rulings
and court decisions and cover certain matters not directly
addressed by such authorities. Such opinions may be
affected by actions taken or omitted or events occurring
after the date hereof. We have not undertaken to determine,
or to inform any person, whether any such actions or events
are taken or do occur. We have assumed the genuineness of
all documents and signatures presented to us (whether as
originals or as copies) and the due and legal execution and
delivery thereof by any parties other than the City. We
have not undertaken to verify independently, and have
assumed, the accuracy of the factual matters represented,
warranted or certified in the documents, and of the legal
conclusions contained in the opinions, referred to in the
third paragraph hereof. We have further assumed compliance
with all covenants and agreements contained in such
documents. In addition, we call attention to the fact that
the rights and obligations under the Bonds, the Indenture,
the Loan Agreement, the Tax Certificate and the Purchase
Contract are subject to bankruptcy, insolvency,
reorganization, arrangement, fraudulent conveyance,
moratorium and other laws relating to or affecting
creditors' rights, to the application of equitable
principles, to the exercise of judicial discretion in
appropriate cases and to the limitations on legal remedies
against cities in the State of California. We express no
opinion with respect to any indemnification, contribution,
choice of law, choice of forum or waiver provisions
contained therein.
B-2
/;~-3;3
Goldman, Sachs & Co.
December , 1992
Page 3
Based on and subject to the foregoing, and in
reliance thereon, as of the date hereof, we are of the
following opinions:
1. The Bonds are not subject to the registration
requirements of the Securities Act of 1933, as amended, and
the Indenture is exempt from qualification pursuant to the
Trust Indenture Act of 1939, as amended.
2. The Purchase Contract has been duly
authorized, executed and delivered by the City and (assuming
due authorization, execution and delivery by and validity
against the Underwriters) is a valid and binding agreement
of the City.
3. The statements contained in the Official
Statement, dated December __, 1992, with respect to the
Bonds, under the captions "The Bonds", "The Loan Agreement",
"the Indenture" and "Tax Exemption", insofar as such
statements expressly summarize certain provisions of the
Loan Agreement and the Indenture and our opinion concerning
certain federal tax matters relating to the Bonds, are
accurate in all material respects.
4. The positive difference, if any, between the
initial offering price to the public (excluding bond houses
and brokers) at which a substantial amount of the Bonds is
sold and the amount payable at the maturity thereof
constitutes "original issue discount" for purposes of
federal income taxes and State of California personal income
taxes. Original issue discount is treated as interest and,
to the extent properly allocable to each owner of such
Bonds, is excluded from gross income for federal income tax
purposes and is exempt from State of California personal
income taxes to the same extent as other interest payable in
respect of the Bonds.
This letter is furnished by us as co-bond counsel.
No attorney-client relationship has existed or exists
between our firm and yourselves in connection with the Bonds
or by virtue of this letter, and we have no obligation to
update this letter. This letter is delivered to you as
B-3
IY--v} {
Goldman, Sachs & Co.
December , 1992
Page 4
Underwriters of the Bonds, is solely for your benefit as
such Underwriters and is not to be used, circulated, quoted
or otherwise referred to or relied upon for any other
purpose or by any other person. This letter is not intended
to, and may not, be relied upon by owners of Bonds.
Very truly yours,
V24865 [21420]5
B-4
/3.- yS--
EXHIBIT C
[Form of Opinion of Counsel to the Company]
December
, 1992
City of Chula Vista
City Hall
276 Fourth Avenue
Chula Vista, California 92010
Attention: City Manager
Goldman, Sachs & Co.
c/o Goldman, Sachs & Co.
as representative of the Underwriters
555 California Street, 31st Floor
San Francisco, California 94104
Re: San Diego Gas & Electric Company
$ First Mortgage Bonds,
Series and Series
Ladies and Gentlemen:
I am Senior Vice President and General Counsel of
San Diego Gas & Electric Company (the "Company"), and I am
familiar with the proceedings relating to the issuance and
delivery today by the Company of [$ ] aggregate
principal amount of its First Mortgage Bonds, Series and
Series _ (the "First Mortgage Bonds"), under the Mortgage
and Deed of Trust dated as of July 1, 1940 (the "Mortgage")
from the Company to Bank of California, National
Association, as original trustee, which was succeeded as
trustee by Bankers Trust Company of California, National
Association and later succeeded as trustee by First Trust of
California, National Association (the "Trustee"), which said
Mortgage, as supplemented by forty-two previous supplemental
1_5- ~)?
City of Chula Vista
Goldman, Sachs & Co.
Page 2
indentures and by the Forty-Third Supplemental Indenture,
dated as of December _, 1992 (the "Forty-Third Supplemental
Indenture"), is hereinafter referred to as the "Mortgage
Indenture," pursuant to a Loan Agreement, dated as of
December ,1992 (the "Agreement") between the Company and
the City of Chula Vista (the "City"). This opinion is being
rendered pursuant to the Bond Purchase Agreement dated
December _, 1992 (the "Bond Purchase Agreement") among the
City and Goldman, Sachs & Co., on behalf of itself and
(the "Underwriters"). The terms "Official
Statement," "Bonds," "Indenture" and "Inducement Letter" are
used in this opinion with the respective meaning assigned to
such terms in the Bond Purchase Agreement.
I have examined the Agreement, the Mortgage
Indenture, the Official Statement, and the Inducement
Letter. I have assumed the genuineness of all signatures
and authenticity of all documents submitted to me as
originals, and the conformity to the originals of all
documents submitted to me as copies.
On the basis of the foregoing examinations, and in
reliance thereon and on all other matters of fact that I.
deem relevant under the circumstances, and in consideration
of the applicable laws, subject to the qualifications herein
stated, I am of the opinion that:
1. The Company is a corporation duly
incorporated, validly existing, in good standing and
authorized to exercise its corporate powers, rights and
privileges under the laws of the State of California.
2. The Company has corporate power and authority
to take all actions required or permitted to be taken by the
Company by or under, and to perform and observe the
covenants and agreements on its part contained in the
Inducement Letter, the Agreement, the Mortgage Indenture,
and the First Mortgage Bonds.
3. The Company has duly taken all corporate
action necessary to be taken by it prior to the date hereof
for the authorization of: (i) the execution, delivery and
performance by the Company of the Inducement Letter, the
Agreement, the Mortgage Indenture, and the First Mortgage
Bonds, and (ii) the carrying out, giving effect to,
consummation and performance by the Company of the
/ '-? '/?
~'/J
City of Chula Vista
Goldman, Sachs & Co.
Page 3
transactions and obligations contemplated by the Inducement
Letter, the Agreement, the Mortgage Indenture, the First
Mortgage Bonds, and the Official Statement; provided, that
no opinion is expressed with respect to compliance with the
securities or "Blue Sky" laws of the various states of the
United States.
4. On and as of the date hereof, all
authorizations, consents and approvals of, notices to,
registrations or filings with, or actions in respect of, any
governmental body, agency, regulatory authority or other
instrumentality or court required to be obtained, given or
taken on behalf of the Company in connection with the
execution, delivery and performance by the Company of the
Inducement Letter, the Agreement, the Mortgage Indenture,
the First Mortgage Bonds, including, without limitation,
orders of the Public Utilities Commission of the State of
California, have been obtained, given or taken and are in
full force and effect, provided that no opinion is expressed
with respect to compliance with the securities or "Blue Sky"
laws of the various states of the United States.
S. To the best of my knowledge after due inquiry,
there is no action, suit, proceeding, inquiry or
investigation at law or in equity or before or by any public
board or body pending or threatened against the Company,
wherein an unfavorable decision, ruling or finding would
have a material adverse effect on the validity or
enforceability of the Bonds, the Indenture, the Agreement,
the Mortgage Indenture, the First Mortgage Bonds, or the
Inducement Letter or, except as set forth in the Official
Statement, which would have a material adverse effect on the
business or financial condition of the Company.
6. The First Mortgage Bonds have been duly
authorized, executed, authenticated, issued and delivered.
7. The Inducement Letter, the Agreement, the
First Mortgage Bonds, and the Mortgage Indenture are legal,
valid and binding obligations of the Company enforceable in
accordance with their terms, except as limited by the laws
of the State of California affecting remedies and except as
enforcement thereof may be limited by bankruptcy, insolvency
or other laws or equitable principles affecting the
enforcement of creditors' rights and except as enforcement
of the indemnification provisions set forth in the
)3;3g/
City of Chula Vista
Goldman, Sachs & Co.
Page 4
Inducement Letter (as applied to liabilities incurred as a
result of violations of applicable federal or state
securities laws) may be limited by public policy
considerations.
8. The execution and delivery of the Agreement,
the Mortgage Indenture, the First Mortgage Bonds, and the
Inducement Letter, and the performance by the Company of its
obligations thereunder, do not and will not violate the
Articles of Incorporation or Bylaws of the Company, or any
court order by which the Company is bound, and such actions
do not and will not constitute a default under any material
agreement, indenture, mortgage, lease, note or other
obligation or instrument to which the Company is a party or
by which it is bound or to which any of its property is
subject, and no approval or other action by any governmental
authority or agency is required in connection therewith,
except that of the City and the Public Utilities Commission
of the State of California, all of which have been obtained,
provided that no opinion is expressed with respect to
compliance with the securities or "Blue-Sky" laws of the
various states of the United States.
9. To the best of my knowledge, the Company is
not in default under any indenture or other agreement or
instrument governing outstanding indebtedness issued by the
Company nor, to the best of my knowledge, has any event
occurred and is continuing which with notice or the passage
of time or both would constitute a default under any such
document.
10. The statements contained in the Official
Statement under the headings "The Bonds," "The Loan
Agreement," "The First Mortgage Bonds," and "The Indenture,"
insofar as such statements summarize the provisions of the
documents referred to therein, present fairly the
information purported to be shown.
11. There is no requirement to register the First
Mortgage Bonds under the Securities Act of 1933, as amended,
or to qualify the Mortgage Indenture under the Trust
Indenture Act of 1939, as amended.
12. The Company has good title to all properties
owned by it subject only to such exceptions as do not in my
opinion materially affect the security of the First Mortgage
)3-~37
City of Chula Vista
Goldman, Sachs & Co.
Page 5
Bonds, such title being free and clear of all liens and
encumbrances, except (i) as permitted by the Mortgage
Indenture, (ii) tax liens and (iii) other matters affecting
some of the properties which in my opinion do not materially
affect the Company's title to or right to use said
properties in the conduct of its business; and all of said
properties as described above are covered by and subject to
the lien of the Mortgage Indenture, except as provided in or
permitted by the Mortgage Indenture.
13. The Mortgage Indenture has been duly recorded
in California where required; all requisite steps have been
taken to perfect the security interest of the Mortgage
Indenture in such of the personal property of the Company as
specified in the Mortgage Indenture, and the Mortgage
Indenture constitutes a lien of record on the property of
the Company of the nature and to the extent intended to be
created thereby in all material respects.
14. The First Mortgage Bonds are secured by the
Mortgage Indenture, which constitutes a valid first lien
upon all property (except as stated in the following
paragraph) and franchises owned by the Company for the equal
pro rata security of all bonds issued or to be issued
thereunder, subject only to permitted liens, non-callable
liens, if any, the lien of the Trustee for its expenses and
advances, and to the provisions relating to any sinking fund
or similar fund for the benefit of bonds of any particular
series.
There are excepted from the lien of the Mortgage
Indenture gas, electricity and steam, contracts,
choses-in-action and securities, merchandise and appliances
for sale or lease, motor vehicles, timber, minerals and
mineral rights, and oil, coal or gas or rights therefor in
land owned by the Company, fuel held for consumption,
receivables, cash, and the last day of the term of leasehold
estates.
I am a member of the California bar. The foregoing
opinions are based on existing laws, rules and regulations.
No opinion is expressed as to laws other than the laws of
the State of California and the federal laws of the United
States.
).3~Yc
City of Chula Vista
Goldman, Sachs & Co.
Page 6
Additionally, I advise you that, without having
undertaken to determine independently the accuracy or
completeness of the statements contained in the Official
Statement, except as set forth above, nothing has come to my
attention in the course of my participation in the
preparation of the Official Statement and in the
transactions contemplated thereby, or in the performance of
my duties as Senior Vice President and General Counsel of
the Company, or otherwise, that would lead me to believe, as
of the date hereof that the Official Statement (except for
the financial statements and other financial and statistical
data included or incorporated by reference therein, as to
which I express no opinion), contains any untrue or
misleading statement of a material fact or omits to state
any material fact necessary make the statements therein, in
the light of the circumstances under which they were made,
not misleading.
I hereby confirm my consent to the use of my name
on the front cover page of the Official Statement.
Very truly yours,
Stephen L. Baum
Senior Vice President
and General Counsel
V24864 [21420] 5
JJ-~/
RULE 1502-12 CERTIFICATE
On behalf of the City of Chula Vista (the "City"),
I hereby certify that the information contained under the
heading "The City" in the City's Preliminary Official
Statement dated November _, 1992 (the "Preliminary Official
Statement"), with respect to the City's Industrial
Development Revenue Bonds (San Diego Gas & Electric Company)
1992 Series A and 1992 Series B (the "Bonds"), is deemed
final as of its date for purposes of paragraph (b) (1) of
Rule 15c2-12 under the Securities Exchange Act of 1934 (the
"Rule"), except for the information not required under said
paragraph of the Rule to be included therein.
As you are aware, the Preliminary Official
Statement is "deemed final" (to the extent described above)
for the purposes of the Rule, but is subject to amendment
and completion in a final Official Statement of the
Corporation to be issued in conjunction with the sale of the
Bonds.
Dated: December
, 1992
CITY OF CHULA VISTA
By:
Name:
Title:
ATTEST:
City Clerk
V24864 [21420]5
/)-t/~
RULE 15c2-12 CERTIFICATE
On behalf of San Diego Gas & Electric Company, I
hereby certify that the information (other than the
information under the heading "The City") contained in the
Preliminary Official Statement dated November , 1992 (the
"Preliminary Official Statement") of the City of Chula Vista
(the "City"), with respect to the City's Industrial
Development Revenue Bonds (San Diego Gas & Electric Company
1992 Series A and 1992 Series B (the "Bonds"), is deemed
final as of its date for purposes of paragraph (b) (1) of
Rule 15c2-12 under the Securities Exchange Act of 1934 (the
"Rule"), except for the information not required under said
paragraph of the Rule to be included therein.
As you are aware, the Preliminary Official
Statement is "deemed final" (to the extent described above)
for the purposes of the Rule, but is subject to amendment
and completion in a final Official Statement of the
Corporation to be issued in conjunction with the sale of the
Bonds.
Dated: December
, 1992
SAN DIEGO GAS & ELECTRIC
COMPANY
By:
Name:
Title:
V24864 [21420]5
/,3 '-13
Exhibit D
[Form of Opinion of City Attorney]
December
, 1992
Orrick, Herrington & Sutcliffe
400 Sansome Street
San Francisco, California 94111
Harrison, Taylor & Bazile
450 "B" Street, Suite 1080
San Diego, California 92101
Morrison & Foerster
555 West Fifth Street
Suite 3500
Los Angeles, California 90013
Goldman, Sachs & Co.
c/o Goldman, Sachs & Co.
as representative of the Underwriters
555 California Street
31st Floor
San Francisco, California 94101
Re: City of Chula Vista
Industrial Development Revenue Bonds
(San Diego Gas & Electric Company)
1992 Series A and 1992 Series B
Ladies and Gentlemen:
In my capacity as City Attorney of the City of
Chula Vista, I have acted as counsel to the City of Chula
Vista (the "City") in connection with the issuance by the
City of its Industrial Development Revenue Bonds (San Diego
Gas & Electric Company) 1992 Series A and 1992 Series B
(collectively, the "Bonds"). I have examined originals, or
copies certified or otherwise identified to my satisfaction,
D-1
1_5'- L/tj'
Orrick, Herrington & Sutcliffe
Harrison, Taylor & Bazile
Morrison & Foerster
Goldman, Sachs & Co.
December , 1992
Page 2
of such documents, records and other instruments as I have
deemed necessary or appropriate for the purposes of this
opinion, including (i) the Bond Purchase Agreement (the
"Purchase Agreement") dated December _, 1992, among the
City and Goldman, Sachs & Co., and
including the Inducement Letter (the "Inducement Letter")
dated December _, 1992 delivered by San Diego Gas &
Electric Company (the "Company"), (ii) the Indenture of
Trust, dated as of December _, 1992 (the "Indenture"), by
and between the City and Bank of America National Trust and
Savings Association, as trustee (the "Trustee"), (iii) the
Loan Agreement (the "Agreement") dated as of December ,
1992, by and between the City and San Diego Gas & Electric
Company (the "Company") (the preceding documents
collectively referred to herein as the "Operative
Documents"), (iv) the Official Statement of the City, dated
December _, 1992, relating to the Bonds (the "Official
Statement"), (v) the City of Chula Vista Ordinance No. 1970,
constituting Chapter 3.48 of the Chula Vista Municipal Code,
and Resolution Nos. 16625 and (collectively the
"Proceedings"), (vi) the Constitution of the State of
California, (vii) the Charter of the City (the "Charter")
and (viii) the various certificates and counsel opinions
executed and delivered in connection with the sale of the
Bonds.
Based upon the foregoing and upon consideration of
applicable law, I am of the opinion as follows:
1. The City is a municipal corporation duly
organized and existing under the Constitution and laws of
the State of California and the Charter.
2. The City has full legal right, power and
authority under the Constitution and laws of the State of
California and the Charter to undertake the transactions
contemplated by the Operative Documents, to adopt the
Proceedings, to execute and deliver the Operative Documents
and to perform its obligations thereunder and to take all
actions in carrying out and consummating the transactions
contemplated thereby and by the Official Statement, and has
taken all proceedings and obtained all consents and
approvals required in connection therewith by the Charter or
any applicable California law.
3. The Proceedings have been duly adopted by the
City in accordance with all requirements of California law
and the Charter and all procedural rules of the City and are
D-2
. ----
IJ--L/?
Orrick, Herrington & Sutcliffe
Harrison, Taylor & Bazile
Morrison & Foerster
Goldman, Sachs & Co.
December , 1992
Page 3
in full force and effect on the date hereof, and the
officials of the City listed on the certificate of the City
delivered on the date hereof have been duly appointed and
are qualified to serve as such.
4. The City authorized the issuance and sale of
the Bonds, and has duly authorized, executed and delivered
the Operative Documents, the Official Statement and the
Bonds, and has taken all actions necessary or appropriate to
carry out and consummate the transactions contemplated
thereby, and the making and performance of each such
agreement, the taking of all actions in carrying out and
consummating the transactions contemplated thereby and by
the Official Statement and the issuance and sale of the
Bonds do not conflict with, violate or result in a breach of
or constitute a default under any indenture, agreement or
other instrument by which the City or any of its property
may be bound or the Charter or any constitutional or
statutory provision or order, rule, regulation, decree or
ordinance of any federal or state court, government or
governmental body having jurisdiction over the City or any
of its property and by which the City or any of its
properties may be bound.
5. The Operative Documents constitute valid,
legal and binding obligations of the City enforceable
against the City in accordance with their respective terms,
except as such enforceability may be limited by reasons of
bankruptcy, insolvency, reorganization or other laws
affecting creditors' remedies generally or the application
of equitable principles when equitable remedies are sought,
or except as rights of indemnity may be limited by
principles of public policy.
6. The City has duly approved the Official
Statement and has authorized its execution, delivery and
distribution in connection with the sale of the Bonds.
7. To the best of our knowledge after due
inquiry, except as may be stated in the Official Statement,
there is no litigation proceeding or investigation before or
by any court, public board or body pending, or to our
knowledge threatened, against or affecting the City
challenging the validity of, or in which an unfavorable
decision, ruling or finding would adversely affect, the
Proceedings, the Operative Documents, any of the
transactions contemplated by such instruments and the
D-3
0-r~
Orrick, Herrington & Sutcliffe
Harrison, Taylor & Bazile
Morrison & Foerster
Goldman, Sachs & Co.
December , 1992
Page 4
Official Statement or the performance by the City of any of
its obligations thereunder, or the construction or operation
of the Project (as that term is defined in the Indenture).
8. Nothing has come to our attention which causes
us to believe that the information contained under the
following headings of the Official Statement is not true and
correct or contains any untrue statement of a material fact
or omits to state a material fact required to be stated
therein or necessary to make the statements in the Official
Statement, in the light of the circumstances under which
they were made, not misleading: "The Bonds," "The Project
and Use of Proceeds," "The City," "The Loan Agreement," "The
Indenture," and information relating to the same under
"Introductory Statement."
Sincerely yours,
, City Attorney
By:
[Deputy] City Attorney
V24867 [21420] 5
D-4
/3--l)" ?
[Form of Opinion of Trustee's Counsel]
[Bank of America Letterhead]
Legal Department
333 South Hope Street, 23rd Fl.
Los Angeles, CA 90071
December
, 1992
City of Chula Vista
Chula Vista, California 92010
Goldman, Sachs & Co.
San Francisco, California 94101
City of Chula Vista
Industrial Development Revenue Bonds
(San Diego Gas and Electric Company)
1992 Series A and 1992 Series B
Dear Ladies and Gentlemen:
I have acted as counsel to Bank of America National
Trust and Savings Association in its capacity as Trustee (as
hereinafter defined), and I am familiar with that certain
Indenture of Trust (the "Indenture") by and between the City
of Chula Vista and Bank of America National Trust and
Savings Association as Trustee (the "Trustee"), dated as of
December ___, 1992, relating to the above-referenced Bonds
(the "Bonds").
In that connection I have examined (i) a copy of
the Indenture, (ii) the Articles of Association and By-Laws
of the Trustee, (iii) resolutions of the Trustee with
respect to signing authority, and (iv) such other documents
as were deemed necessary to render this opinion.
In rendering this opinion, I have relied upon the
facts and information obtained from the records of the
Trustee, officers of the Trustee, and other sources believed
by me to be reliable, and have not undertaken to
independently verify the accuracy of the factual matters
represented, warranted, or certified in such documents. I
) J-Jjr
City of Chula Vista
Goldman, Sachs & Co.
December ,1992
Page Two
have reviewed copies only of the documents in (i) above and
I have assumed that all documents submitted to me as copies
conform to the originals, which assumptions I have not
independently verified. Terms used herein which are defined
in the Indenture shall have the respective meanings set
forth therein unless otherwise defined herein.
Based upon and subject to the foregoing, I am of
the opinion that:
1. The Trustee has been duly organized and is
validly existing in good standing as a national banking
association under the laws of the United States of America
with trust powers and full corporate power to undertake the
trust of the Indenture.
2. The Trustee has duly authorized, executed and
delivered the Indenture and by all proper corporate action
has authorized the acceptance of the duties and obligations
of the Trustee under the Indenture.
3. Assuming due authorization, execution and
delivery by the other party to the Indenture, the Indenture
is the valid, legal and binding agreement of the Trustee,
enforceable in accordance with its terms, except as such
enforcement may be limited by bankruptcy, insolvency,
reorganization or other similar laws affecting the
enforcement of creditors' rights in general and by general
equity principles (regardless of whether such enforcement is
considered in a proceeding in equity or at law).
I express no opinion as to any matter other than as
expressly set forth above, and, in conjunction therewith, I
specifically express no opinion as to the status of the
Bonds or the interest thereon under any federal securities
laws, including but not limited to the Securities Act of
1933, as amended, and the Trust Indenture Act of 1939, as
amended, or any state securities or "Blue Sky" law, or any
federal or local tax law.
This opinion is as of the date hereof, and I have
undertaken no, and hereby disclaim any, obligation to advise
you of any change in any matter set forth herein. Further,
this opinion neither implies, nor should it be viewed to
imply, an approval or recommendation of any investment in
any Bonds.
/].1/(
City of Chula Vista
Goldman, Sachs & Co.
December , 1992
Page Three
I am not admitted to practice law in any state
other than the State of California and I do not express my
opinion as to the effect of any law other than the law of
California and the federal laws of the United States of
America on the matters referred to herein.
This opinion is furnished by me solely for your
benefit and may not, without my express written consent, be
relied upon by any other person.
Very truly yours,
Debra G. Glasser
Counsel
V24866 [21420]5
'--.
/J ~~?/
PRELIMINARY OFFICIAL STATEMENT DATED NOVEMBER
NEW ISSUES
In the opinion of Orrick, Herrington & Sutcliffe, and Harrison, Taylor & Bazile, Co-Bond Counsel,
based upon an analysis of existing laws, regulations, rulings and court decisions and assuming, among
other matters, compliance with certain covenants, interest on the Bonds is excluded from gross income
for federal income tax purposes, except that no opinion is expressed concerning the status of interest on
any Bond during any period that such Bond is held by a "substantial user" of facilities financed by the
Bonds or by a "related person" within the meaning of Section 147(a) of the Internal Revenue Code of
1986. In the opinion of Co-Bond Counsel, interest on the Bonds is a specific preference item for
purposes of the federal individual and corporate alternative minimum taxes. In addition, in the opinion of
Co-Bond Counsel, interest on the Bonds is exempt from present California personal income taxes. Co-
Bond Counsel express no opinion regarding other tax consequences related to the ownership or
disposition of, or the accrual or receipt of interest on, the Bonds. See "TAX MA TTERS" herein.
-'
1992
$200,000,000*
City Of Chula Vista
Industrial Development Revenue Bonds
(San Diego Gas & Electric Company)
1992 Series A and 1992 Series B
Due: December 1, as
shown below
The Bonds are limited obligations of the City and will be payable s01e1y from and secured solely by the
revenues to be derived pursuent to a Loan Agreement between the City and
San Diego Gas &. Electric Company
Dated: Date of Delivery
which shall deliver to the Trustee, in connection with the loan made thereunder, its First Mortgage Bonds of like
principal amounts, maturity dates, interest rates and redemption provisions as the Bonds.
The Bonds may bear interest at Variable Term, Daily, Weekly or Term Rate Periods designated and determined
from time to time as described herein. The Initial Rate Period for the Series A Bonds will be a Rate
and for the Series B Bonds will be a Rate. The Bonds are subject to tender for purchase at the
option of the holders of the Bonds, and under certain Circumstances are subject to mandatory tender for purchase, in
the manner and at the times described herein. The Bonds are subject to optional and mandatory redemption prior to
maturity in the manner and at the times described herein.
The Bonds are issuable as fully registered Bonds during any Daily or Weekly Rate Period in the denomination of
$100,000 or any integral multiple thereof, during any Variable Term Rate Period in the denomination of $100,000 or
any integral multiple of $5,000 in excess of $100,000 and during any Term Rate Period in the denomination of
$5,000 and any integral multiple thereof. Payments of the principal of and premium, if any, on the Bonds will be
payable at the principal corporate office of Bank of America National Trust and Savings Association, Trustee and
Paying Agent. Interest on the Bonds is payable as described under "The Bonds - Payment of Principal and Interest."
NBTHER THE FAITH AND CREDIT NOR THE TAXING POWER OF THE STATE OF CAUFORNIA OR THE CITY
OF CHULA VISTA IS PLEDGED TO THE PAYMENT OF THE PRINQPAL OF, PREMIUM, IF ANY, OR INTEREST ON
THE BONDS.
$125,000,000.1992 Series A Bonds due December 1, - Price %
$ 75,000,000. 1992 Series B Bonds due December 1, = - Price ~
The Bonds are offered, subject to prior sale, when, as and if issued and received by the Underwriters
and subject to certain conditions, including the approval of Orrick, Herrington & Sutcliffe and
Harrison, Taylor & Bazile, Co-Bond Counsel. Certain legal matters will be passed upon for the City
by the City Attorney of the City of Chula Vista and for the Company by Stephen L. Baum, Esq.,
General Counsel for the Company. Certain legal matters will be passed upon for the Underwriters
by their counsel, Morrison & Foerster. It is expected that the Bonds will be available
ft;1r delivery in New York, New Yorlc on or about December -.J 1992.
Goldman. Sachs & Co.
December _, 1992
.. Preliminary, subject to change
) 3 ~S-/
The information contained in this Official Statement has been obtained from San Diego Gas & Electric
Company and other sources which are deemed reliable by the City of Chula Vista. No representation or warranty is
made, however, as to the accuracy or completeness of such information, and nothing contained in this Official
Statement is, or shall be relied upon as, a promise or representation by the City of Chula Vista or the Underwriters.
This Official Statement is submitted in connection with the sale of securities as referred to herein and may not be
reproduced or used in whole or in part for any other purpose. The delivery of this Official Statement at any time does
not imply that information herein is correct as of any time subsequent to its date.
No dealer, broker, salesman or any other person has been authorized by the City of Chula Vista, San Diego
Gas & Electric Company, or the Underwriters to 9ive any information or to make any representations other than those
contained in this OffiCial Statement in connection with the offering described herein and, if given or made, such
information or representations must not be relied upon as having been authorized by any of the foregoing. This
Official Statement does not constitute an offer to sell or solicitation of an offer to buy any securities other than the
Bonds offered hereby, and there shall not be any offer or solicitation of such offer or sale of the Bonds within any
jurisdiction in which such offer or solicitation is not authorized, or in which the person making such offer or
solicitation is not qualified to do so or to any person to whom it is unlawful to make such offer or solicitation.
IN CONNECTION WITH THE OFFERING THE UNDERWRITERS MAY OVER-ALLOT
OR EFFECT TRANSACTIONS WHICH STABILIZE OR MAINTAIN THE MARKET PRICES
OF THE SECURITIES OFFERED HEREBY AT LEVELS ABOVE THOSE WHICH MIGHT
OTHERWISE PREVAIL IN THE OPEN MARKET. SUCH STABILIZING, IF COMMENCED,
MAY BE DISCONTINUED AT ANY TIME.
TABLE OF CONTENTS
Introductory Statement ............................................................................................................
f!sl!
1
The City .................................................................................................................................
2
The Project and Use of Proceeds ..... ................ ..... .................... ....................... ........... ..............
2
The Bonds ..... ...................................................................................... ........... ........................
3
The Loan Agreement ....................................................... ................................. .......................
14
The First Mortgage Bonds ........ ......................................... ........... ...................... .......... ............
17
The Indenture .. ................................................................. ...................... ........... .....................
20
The Remarketing Ageement ................. ..................... ................................ ..................... ..........
24
Underwriting ...........................................................................................................................
24
Tax Matters ....... ............. ..... ...... ................................ ...................... .......... ........... ............ .....
24
Legal Matters . ...... ....... ..... ...... ............ ... ............ ...... ..... ...... .... ....... .... ........ .... ...... .... ....... .... ....
25
Appendix A - San Diego Gas & 8ectric Company....................................................................... A-'
Appendix B - Form of Opinion of Co-Bond Counsel..................................................................... B-1
/]~S~
CITY OF CHULA VISTA
San Diego County, California
CITY COUNCIL
Tim Nader
Mayor
David L. Malcolm
Member
Leonard M. Moore
Member
Jerry Rindone
Member
Shirley Grasser-Horton
Member
CITY OFFICIALS
John D. Goss
City Manager
Sid W. Morris
Assistant City Manager
Beverly A. Authelet
City Clerk
Bruce Boogaard
City Attorney
Lyman Christopher
Director of Finance
PROFESSIONAL SERVICES
Co-Bond Counsel
Orrick, Herrington & Sutcliffe
San Francisco, California
Harrison, Taylor & Bazile
San Diego, California
Trustee. Paying Agent. Tender
Agent and Registrar
Bank of America National Trust and
Savings Association
Los Angeles, California
/;1 --.3-;>
$200,000,000*
City Of Chula Vista
Industrial Development Revenue Bonds
(San Diego Gas & Electric Company)
1992 Series A and 1992 Series B
INTRODUCTORY STATEMENT
This Official Statement and Appendices hereto are provided to furnish certain information
regarding the City of Chula Vista Industrial Development Revenue Bonds (San Diego Gas & Electric
Company) 1992 Series A and 1992 Series B (the "Series A Bonds" and the "Series B Bonds, II
respectively, and collectively, the "Bonds") to be issued in the aggregate principal amount of
$200,000,000. by the City of Chula Vista (the "City"). The Bonds will be issued under an Indenture of
Trust, dated as of December 1, 1992 (the "Indenture"), between the City and Bank of America National
Trust and Savings Association, as trustee, paying agent and registrar (hereinafter the "Trustee," the
"Paying Agent" or the "Registrar," as appropriate). The City will issue the Bonds in order to finance the
Project, as described m~re fully below.
Prior to the issuance of the Bonds, the City and the Company will enter into a Loan Agreement,
dated as of December 1, 1992 (the "Loan Agreement"), under which the proceeds from the sale of the
Bonds will be loaned to the Company to finance the acquisition and construction of additions and
improvements to certain of the Company's facilities, and the City will make a loan to the Company in an
amount equal to the principal amount of the Bonds. The City has assigned to the Trustee its rights
under the Loan Agreement (except for certain rights to payment of expenses and indemnification and
rights to receive notices and to give certain approvals and consents).
In the Loan Agreement, the Company has agreed to make payments so as to provide sufficient
revenues to pay when due pursuant to the Indenture the principal of (whether at maturity, on
redemption, or by acceleration), the premium, if any, and the interest on the Bonds, and certain other
payments as provided in the Loan Agreement. In order to evidence, secure and provide for the payment
of the Company's obligations under the Loan Agreement, the Company will issue and deliver to the
Trustee first mortgage bonds (the "First Mortgage Bonds") issued as an additional series under the
Mortgage and Deed of Trust, dated July 1, 1940, between the Company and First Trust of California,
National Association, as successor trustee (the "Company Mortgage Trustee"), as heretofore amended
and supplemented and as to be supplemented (the "Company Mortgage"). As holder of the First
Mortgage Bonds, the Trustee will, ratably with the holders of all other first mortgage bonds outstanding
under the Company Mortgage, enjoy the benefit of a lien on properties of the Company as described
herein under the heading "The First Mortgage Bonds -- Security." The Bonds will not otherwise be
secured by a mortgage of, or security interest in, the Project, which will at all times remain the property
of the Company. The First Mortgage Bonds will be registered in the name of and owned and held by the
Trustee for the benefit of the holders of the Bonds and will not be transferable except to a successor
trustee under the Indenture.
The Bonds ere limited obligations of the City and will be paysle solely from and secured solely by
the revenues to be derived punuan1 to the Loan Agreement. Neither the faith and credit nor the taxing
power of the State of California or the City is pledged to tha payment of the principal of, premium. if
any, or interest on the Bonds.
· Preliminary, subject to change
1
/3-->2-/
Brief descriptions of the City, the Project and the Company and summaries of certain of provisions
of the Bonds, the Loan Agreement, the Indenture, the Remarketing Agreement, the Company Mortgage
and the First Mortgage Bonds are included in this Official Statement. Such information and descriptions
do not purport to be complete, comprehensive or definitive. Statements regarding specific documents,
including the Loan Agreement, the Indenture and the Company Mortgage, make use of certain terms
defined in such documents and are summaries of and subject to the detailed provisions of such
documents and are Qualified in their entirety by reference to each such document, and references to the
Bonds and the First Mortgage Bonds are similarly subject to and Qualified in their entirety by reference to
the forms thereof included in the Indenture and the Company Mortgage, respectively, and the
information with respect thereto included in the aforesaid documents. Copies of all aforesaid
documents, except the Company Mortgage, may be obtained at the principal office of Goldman, Sachs &
Co., in New York, New York, during the period of the initial offering of the Bonds and thereafter are
available for inspection at the offices of the Trustee or the Company. The Company Mortgage is
available for inspection at the principal office of the Company. All such descriptions are further Qualified
in their entirety by reference to bankruptcy, insolvency, reorganization, moratorium or similar laws or
governmental actions relating to or affecting generally the enforcement of creditors' rights.
For information concerning the Company, including selected financial and operating information
and information incorporated by reference, see Appendix A hereto. The proposed form of legal opinion
of Co-Bond Counsel is attached hereto as Appendix B.
THE CITY
The City, a municipal corporation and charter city in the State of California, has enacted Ordinance
No. 1970, comprising Chapter 3.48 of the Chula Vista Municipal Code, as amended (the "Law"), which
enables the City to issue and sell bonds to provide financial assistance- for the acquisition, construction
and installation of facilities for industrial, commercial, business or utility purposes. On
1992, the City Council of the City adopted a resolution evidencing its intention to assist the Company in
financing the Project through the issuance of revenue bonds in accordance with the Law. On
, 1992, and , 1992, the City Council adopted Resolution Nos. 16625 and
, authorizing the issuance and sale of the Bonds and the execution and delivery of the Loan
Agreement and the Indenture.
THE PROJECT AND USE OF PROCEEDS
The Project consists of the acquisition and construction of additions and improvements to the
Company's electric generation, transmission and distribution facilities, and to the Company's gas
transmission, storage and distribution facilities serving the counties of San Diego and Orange. Additions
and improvements to the Company's electrical facilities include, without limitation, all necessary
turbines, generators, poles, foundations, cable, conduits, transformers, switches, controls, meters,
substations, land and land-rights and other facilities, structures and equipment, as well as equipment
required for installation, maintenance and operation of such facilities. Additions and improvements to
the Company's gas facilities include, without limitation, the acquisition and construction of new, high-
pressure transmission pipelines and distribution mains, new customer service lines or the extension,
replacement or relocation of existing mains or portions thereof, regulator stations, all necessary valves,
controls, meters, and other measuring and regulating devices and other equipment, facilities and
improvements including land and land-rights necessary for installation, maintenance and operations of
such facilities.
The proceeds received by the City from the sale of the Bonds will be deposited with the Trustee,
who will deposit the net proceeds, other than accrued interest, into the Construction Fund created by
the Indenture, as described under "The Indenture -- Construction Fund," for application by the Company
to finance the Project. The proceeds from the sale of the Bonds, net of accrued interest, are anticipated
to be used as follows:
Deposit to Construction Fund.............................................................. $
Underwriters' Discount....................................................................... $
2
---- -~
/7 --3-:5
Other Costs of Issuance ....... ..................... ......... ................................
Total..............................................................................
$
$200,000,000.
THE BONDS
General
The Series A Bonds and the Series B Bonds will be dated as of their date of delivery and will
mature on December 1, _, and December 1, _, respectively, as shown on the cover hereof. The
Bonds may bear interest at Variable Term, Daily, Weekly or Term Rates designated and determined from
time to time as described herein. The initial Rate Period for the Series A Bonds will be a
Rate Period and for the Series B Bonds will be a Rate
Period. The Bonds are subject to tender for purchase at the option of the holders of the Bonds, and
under certain circumstances are subject to mandatory tender for purchase, in the manner and at the
times described herein. The Bonds are subject to optional and mandatory redemption prior to maturity in
the manner and at the times described herein.
Bonds may be transferred or exchanged for other Bonds in authorized denominations at the
principal corporate trust office of the Registrar. When the Bonds bear interest at a Term Rate (as
described below), the authorized denominations will be $5,000 or any integral multiple thereof. When
the Bonds bear interest at a Daily Rate or a Weekly Rate (as described below), the authorized
denominations will be $100,000 and any integral multiple thereof. When the Bonds bear interest at
Variable Term Rate (as described below), the authorized denominations will be $100,000 and any
integral multiple of $5,000 in excess of $100,000. Exchanges and transfers shall be made without
charge to the owners, except for any applicable tax, fee or other governmental charge.
A "Business Day" is any day on which banks located in the cities in which the principal offices of
the Trustee, the Registrar, the Paying Agent, the Tender Agent, the Remarketing Agent and any Credit
Facility provider are located are not required or authorized to be closed and on which the New York
Stock Exchange is open.
Payment of Principal and Int.est
The principal of and premium, if any, on the Bonds shall be payable to the holders at the principal
corporate trust office of the Trustee. Interest shall be payable (i) by check or draft mailed on the Interest
Payment Date to the holders as of the Record Date as defined below or (ii) during any Rate Period other
than a Term Rate Period, in immediately available funds (by wire transfer or by deposit to the account of
the holder of any such Bond if such account is maintained with the Paying Agent), but in respect of any
holder of Bonds in a Daily Rate Period or Weekly Rate Period only to any holder which owns Bonds in an
aggregate principal amount of at least $1,000,000 on the Record Date and who shall have provided wire
transfer instructions to the Trustee prior to the close of business on such Record Date.
For any Term Rate Period, interest shall be payable on the first day of the sixth month following
the commencement of the Term Rate Period and the first day of each sixth month thereafter and the day
next succeeding the last day of such Term Rate Period. For any Daily or Weekly Rate Period, interest on
the Bonds shall be payable on the first Business Day of each calendar month, and with respect to each
Rate Period, the day next succeeding the last day thereof. For any Variable Term Rate Segment, interest
on the Bonds shall be payable on the Business Day next succeeding the last day thereof. Interest shall
be computed, in the case of a Term Rate Period, on the basis of a 360-day year consisting of twelve 30-
day months, and in the case of any other Rate Period and any Variable Term Segment, on the basis of a
365- or 366-day year, as applicable, for the number of days actually elapsed.
The Record Date for the Bonds is (i) with respect to any Interest Payment Date in respect of a
Term Rate Period, the fifteenth day of the month next preceding such Interest Payment Date, (ii) with
respect to any Interest Payment Date in respect of any Daily Rate Period, Weekly Rate Period or Variable
Term Segment, the Business Day next preceding such Interest Payment Date.
3
/7.-~?
Interest Rates
The term of the Bonds of each series shall be divided into consecutive Rate Periods, during each of
which the Bonds of such series shall bear interest at an interest rate as described below. At any time
the Rate Period applicable to the Series A Bonds may be different from that applicable to the Series B
Bonds.
Term Rate Period
Term Rate. During each Term Rate Period, the Bonds shall bear interest at the Term Rate,
determined by the Remarketing Agent on a Business Day, selected by the Remarketing Agent, but not
more than 15 days prior to and not later than the effective date with respect to any Bond for such Term
Rate Period.
The Term Rate shall be the rate determined by the Remarketing Agent on such date, and
communicated on such date to the Trustee and the Company, as being the lowest rate (based on an
examination of tax-exempt obligations comparable to the Bonds known by the Remarketing Agent to
have been priced or traded under then prevailing market conditions) which causes each Bond to have a
market value (without regard to accrued interest) equal to its principal amount on the effective date of
such Term Rate Period. If, for any reason, a Term Rate for any Term Rate Period is not determined or
effective or if an adjustment from a Term Rate Period to another Rate Period is not effective, the Rate
Period for such Bonds will be a Daily Rate Period. If the Daily Rate for the first day of such Daily Rate
Period is not determined as described under "The Bonds -- Daily Rate Period -- Daily Rate," the Daily
Rate for the first day will be 80% of the most recent One-Year Note Index published in The Bond Buver.
In no event shall any Term Rate be greater than 14% per annum.
Adiustment to or Continuation of Term Rate. The interest rate borne by the Bonds shall be
adjusted to or continued as a Term Rate upon receipt by the City, the Trustee and the Remarketing
Agent of a written notice from the Company, which notice shall specify the duration of the Term Rate
Period during which the Bonds shall bear interest at such Term Rate. Such notice may specify two or
more consecutive Term Rate Periods and, if it so specifies, shall specify the duration of each such Term
Rate Period as provided in this paragraph. Such notice shall specify the effective date of each Term Rate
Period which shall be (1) a Business Day not earlier than the 12th day (15th day if the then current Rate
Period is a Term Rate Period) following the third Business Day after receipt by the Trustee of such notice
(or such shorter period after the date of such receipt as shall be acceptable to the Trustee), (2) in the
case of an adjustment from a Term Rate Period, a day on which the Bonds could be redeemed at the
option of the Company pursuant to the Indenture or the day immediately following the last day of the
Term Rate Period, and (3) in the case of an adjustment from a Variable Term Rate Period, either the day
immediately following the last day of the then current Variable Term Rate Period or the day immediately
following the last day of the last Variable Term Segment for each Bond in the then current Variable Term
Rate Period, all as determined in accordance with clause (1) or (2), respectively, under "The Bonds --
Variable Term Rate Period -- Adjustment from Variable Term Rates"; provided, however, that if prior to
the Company's election, any Bonds shall have been called for redemption and such redemption shall not
have theretofore been effected, the effective date of such Term Rate Period shall not precede such
redemption date. Such notice shall also specify the last day of such Term Rate Period (which shall be
either the day preceding the maturity date of the Bonds, or a day which both immediately precedes a
Business Day and is at least one year after such effective date). Such notice may also specify the date
prior to such effective date on or prior to which owners of the Bonds are required to deliver a direction
not to have their Bonds purchased.
At the same time the Company elects to have the Bonds bear interest at a Term Rate, or to
continue to bear interest at a Term Rate, the Company may also elect that it will not optionally redeem
the Bonds during such Term Rate Period or may specify prices greater or lesser, and after periods longer
or shorter, than those set forth in the Indenture.
If, by the third Business Day prior to the 14th day before the last day of any Term Rate Period, the
Trustee has not received the Company's notice of an adjustment to Variable Term Rates, the Daily Rate,
4
/J-S?
the Weekly Rate or the Term Rate, the next Rate Period with respect to the Bonds shall be a Daily Rate
Period.
The notice of an adjustment to or continuation of a Term Rate may specify that such Term Rate
Period shall be automatically renewed for successive Term Rate Periods each having the same duration
as the Term Rate Period so specified; provided, however, that if the last day of any such successive
Term Rate Period shall not be a day immediately preceding a Business Day, then such successive Term
Rate Period shall end on the first day immediately preceding the Business Day next succeeding such day,
or if such last day would be after the day preceding the maturity date of the Bonds, such successive
Term Rate Period shall end on the day preceding the maturity date of the Bonds.
Notice of Adiustment to or Continuation of Term Rate. The Trustee shall give notice by mail of an
adjustment to or continuation of a Term Rate Period to the holders of the Bonds not less than 12 days
(15 days if the then current Rate Period is a Term Rate Period) prior to the effective date of such Term
Rate Period. Such notice shall state (1) that the interest rate on the Bonds will be adjusted to, or
continue to be, a Term Rate, (2) the effective date and the last date of such Term Rate Period, (3) that
the Term Rate for such Term Rate Period will be determined not later than the effective date thereof, (4)
how such Term Rate may be obtained from the Remarketing Agent, (5) the Interest Payment Dates after
such effective date, (6) that during such Term Rate Period the holders of Bonds will not have the right to
tender their Bonds for purchase, (7) that the Bonds are subject to mandatory purchase on such effective
date, (8) that the holders of Bonds may direct the Trustee not to so purchase their Bonds on such
effective date, (9) the procedures for making such direction, and (10) the redemption provisions that will
pertain to the Bonds during such Term Rate Period.
Variab'e Term Rate Period
Variable Term Seaments and Variable Term Rates. During each Variable Term Rate Period, each
Bond shall bear interest during each Variable Term Segment for such Bond at the Variable Term Rate for
such Bond.
Each Variable Term Segment for any Bond shall be a period ending on a day immediately preceding
a Business Day, not less than one nor more than 365 days, determined by the Remarketing Agent to be,
in its judgment, the period which, together with all other Variable Term Segments for all Bonds, is likely
to result in the lowest overall net interest expense on the Bonds. Any Bond purchased on behalf of the
Company and remaining unsold by the Remarketing Agent as of the close of business on the effective
date of the Variable Term Segment for such Bond will have a Variable Term Segment of one day, or, if
such Variable Term Segment would not end on a day immediately preceding a Business Day, a Variable
Term Segment of more than one day ending on the day immediately preceding the next Business Day.
No Variable Term Segment shall extend beyond the final maturity date of the Bonds. If, for any reason,
the Remarketing Agent fails or is unable to determine a Variable Rate Segment on any Bond, the Variable
Term Segment for such Bond shall be one day, or, if such Variable Term Segment would end on a day
which does not precede a Business Day, such Variable Term Segment shall end on the first day
immediately preceding the Business Day next succeeding such day.
The Variable Term Rate for each Variable Term Segment for each Bond shall be the rate
determined by the Remarketing Agent (based on an examination of tax-exempt obligations comparable to
the Bonds known by the Remarketing Agent to have been priced or traded under then prevailing market
conditions) to be the lowest rate which causes such Bond to have a market value (without regarding
accrued interest) equal to its principal amount on the effective date of such rate. If, for any reason, a
Variable Term Rate for a Variable Term Segment of one day is not determined or effective, the Variable
Term Rate for such Variable Term Segment will be 80% of the most recent One-Year Note Index
published in The Bond Buver. In no event shall any Variable Term Rate be greater than 14% per annum.
Each Bond is subject to mandatory purchase on the day following the last day of the Variable
Term Segment that relates to it unless the holder elects to retain its investment in the Bonds by
surrendering its Bond in exchange for a Bond bearing interest for a new Variable Term Segment.
5
/;J ~FY
Adiustment to Variable Term Rates. The interest rate borne by the Bonds shall be adjusted to
Variable Term Rates upon receipt by the City, the Trustee and the Remarketing Agent of a written notice
from the Company, which notice shall specify the effective date of the Variable Term Rate Period which
shall be (1) a Business Day not earlier than the 12th day (15th day if the then current Rate Period is a
Term Rate Period) following the third Business Day after the date of receipt by the Trustee of such
notice (or such shorter period after the date of such receipt as shall be acceptable to the Trustee) and (2)
in the case of an adjustment from a Term Rate Period, a day on which the Bonds could be redeemed at
the option of the Company or the day immediately fOllowing the last day of such Term Rate Period;
provided, however, that if prior to the Company making such election any Bonds have been called for
redemption and redemption has not yet been effected, the effective date of the Variable Term Rate
Period shall not precede such redemption date. Such notice may specify the date prior to such effective
date on or prior to which holders of the Bonds are required to deliver a direction not to have their Bonds
purchased.
Notice of Adiustment to Variable Term Rates. The Trustee shall give notice by mail of an
adjustment to a Variable Term Rate Period to the holders of the Bonds not less than 12 days (15 days if
the then current Rate Period is a Term Rate Period) prior to the effective date of such Variable Term Rate
Period. Such notice shall state (1) that during such Variable Term Rate Period, each Bond will have
consecutive Variable Term Segments during each of which such Bond will bear a Variable Term Rate, (2)
the effective date of such Variable Term Rate Period, (3) that, for each Bond, a Variable Term Segment
and a Variable Term Rate therefor will be determined not later than the first day of each Variable Term
Segment, (4) how such Variable Term Segments and Variable Term Rates may be obtained from the
Remarketing Agent, (5) that interest on each Bond will be paid on the day next succeeding each Variable
Term Segment, but only upon presentation of such Bond, (6) that, upon prior notice to the Trustee, the
Bonds are subject to mandatory purchase on the effective date of the Variable Term Rate Period, (7) that
the holders of Bonds may direct the Trustee not to so purchase their Bonds on such effective date, (8)
the procedures for making such direction, (9) that, subsequent to such effective date, the holders of
Bonds shall have the right to elect to retain their Bonds, which will, unless so retained, be purchased on
the day following the last day of the Variable Term Segment with respect thereto, (10) the procedures of
such election, and (11) the redemption provisions that will pertain to the Bonds during such Variable
Term Rate Period.
Adiustment from Variable Term Rates. At any time during a Variable Term Rate Period, the
interest rate borne by the Bonds shall be adjusted from Variable Term Rates and the Bonds shall instead
bear interest as otherwise permitted in the Indenture, upon receipt by the City, the Trustee and the
Remarketing Agent of written notice from the Company specifying the Rate Period to follow with respect
to the Bonds and instructing the Remarketing Agent to:
(1 ) determine Variable Term Segments of such duration that, as soon as
possible, all Variable Term Segments shall end on the same date not earlier than the 11 th
day following the third Business Day (or such shorter period acceptable to the Trustee)
following the receipt by the Trustee of notice from the Company, which date shall be the
last day of the then current Variable Term Rate Period, and, upon the establishment of
such Variable Term Segments, the day next succeeding the last day of all such Variable
Term Segments shall be the effective date of the Daily Rate Period, Weekly Rate Period
or Term Rate Period selected by the Company; or
(2) determine Variable Term Segments of such duration as will, in the judgment
of the Remarketing Agent, best promote an orderly transition to the new Rate Period
beginning not earlier than the 11 th day fOllowing the third Business Day (or such shorter
period acceptable to the Trustee) after the receipt by the Trustee of the notice of such
selection of the Company.
If the Company selects alternative (2) above, the day next succeeding the last day of the Variable
Term Segment for each Bond shall be with respect to such Bond the effective date of the Daily Rate
Period, Weekly Rate Period or Term Rate Period selected by the Company. An adjustment from a
Variable Term Rate Period described in this paragraph may result in some of the Bonds bearing interest
6
/3-57
at a Daily Rate, Weekly Rate or Term Rate while other Bonds continue to bear interest at Variable Term
Rates.
Daily Rate Period
Dailv Rate. During each Daily Rate Period, the Bonds shall bear interest at the Daily Rate, which
shall be determined by the Remarketing Agent for each Business Day either on such Business Day or on
the next preceding Business Day and which may be determined by the Remarketing Agent for any day
that is not a Business Day on any such day during which there shall be active trading in tax-exempt
obligations comparable to the Bonds.
The Daily Rate shall be the rate determined by the Remarketing Agent (based on an examination of
tax-exempt obligations comparable to the Bonds known by the Remarketing Agent to have been priced
or traded under then prevailing market conditions) to be the . lowest rate which causes each Bond to have
a market value (without regard to accrued interest) equal to its principal amount on the effective date of
such rate. If the Remarketing Agent shall not have determined a Daily Rate for any day, the Daily Rate
shall be the same as the Daily Rate for the immediately preceding day. In no event shall the Daily Rate
be greater than 14% per annum.
Adiustment to Dailv Rate. The interest rate borne by the Bonds shall be adjusted to a Daily Rate
upon receipt by the City, the Trustee and the Remarketing Agent of a written notice from the Company,
which notice shall specify the effective date of the adjustment to a Daily Rate which shall be (1) a
Business Day not earlier than the 12th day (the 15th day if the then current Rate Period is a Term Rate
Period) following the third Business Day after the receipt by the Trustee of such notice (or such shorter
period after the date of such receipt as is acceptable to the Trustee), (2) in the case of an adjustment
from a Term Rate Period, a day on which the Bonds could be redeemed at the option of the Company or
the day immediately following the last day of the then current Term Rate Period, and (3) in the case of
an adjustment from a Variable Term Rate Period, either the day immediately following the last day of the
then current Variable Term Rate Period or the day immediately following the last day of the last Variable
Term Segment for each Bond in the then current Variable Term Rate, all as determined in accordance
with clause (1) or (2), respectively, under "The Bonds -- Variable Term Rate Period -- Adjustment from
Variable Term Rates." Such notice may also specify the date prior to such effective date on or prior to
which the holders are required to deliver a direction not to have their Bonds purchased.
Notice of Adiustment to Dailv Rate. The Trustee shall give notice by mail of an adjustment to a
Daily Rate Period to the holders of the Bonds not less than 12 days (1 5 days if the then current Rate
Period is a Term Rate Period) prior to the effective date of such Daily Rate Period. Such notice shall
state (1) that the interest rate on the Bonds will be adjusted to a Daily Rate, (2) the effective date of
such Daily Rate Period, (3) the method by which the Daily Rate shall be determined, (4) the Interest
Payment Dates after such effective date, (5) that the Bonds are subject to mandatory tender for
purchase on such effective date, (6) that the holders of Bonds may direct the Trustee not to so purchase
their Bonds on such effective date, (7) the procedures for making such direction, (8) that, subsequent to
such effective date, the holders of Bonds will have the right to elect to have their Bonds purchased on
any Business Day, (9) the procedures for such election and (10) the redemption provisions that will
apply to the Bonds during such Daily Rate Period.
Weekly Rate Period
Weeklv Rate. During each Weekly Rate Period, the Bonds shall bear interest at the Weekly Rate
determined by the Remarketing Agent no later than the first day of each Weekly Rate Period and
thereafter no later than Tuesday of each week during such Weekly Rate Period, unless any such Tuesday
shall not be a Business Day, in which event the Weekly Rate shall be determined by the Remarketing
Agent no later than the Business Day next preceding such Tuesday.
The Weekly Rate shall be the rate determined by the Remarketing Agent (based on an examination
of tax-exempt obligations comparable to the Bonds known by the Remarketing Agent to have been
priced or traded under then prevailing market conditions) to be the lowest rate which causes each Bond
7
J.3-IEO
to have a market value (without regard to accrued interestl equal to its principal amount on the effective
date of such rate. If the Remarketing Agent shall not have determined a Weekly Rate for any period, the
Weekly Rate shall be the same as the Weekly Rate for the immediately preceding period. The first
Weekly Rate determined for each Weekly Rate Period shall apply to the period commencing on the first
day of the Weekly Rate Period and, thereafter, each Weekly Rate shall apply for the period commencing
on each Wednesday and ending on the next succeeding Tuesday, unless such Weekly Rate Period shall
end on a day other than Tuesday, in which event the last Weekly Rate for such Weekly Rate Period shall
apply to the period ending on such last day. In no event shall the Weekly Rate be greater than 14% per
annum.
Adiustment to Weeklv Rate. The interest rate borne by the Bonds shall be adjusted to a Weekly
Rate upon receipt by the City, the Trustee and the Remarketing Agent of a written notice by the
Company, which notice shall specify the effective date of such adjustment to a Weekly Rate which shall
be (1) a Business Day not earlier than the 12th day (the 15th day if the then current Rate Period is a
Term Rate Period) following the third Business Day after receipt by the Trustee of such notice (or such
shorter period after the date of such receipt as is acceptable to the Trustee), (2) in the case of an
adjustment from a Term Rate Period, a day on which the Bonds could be redeemed at the option of the
Company or the day immediately following the last day of the then current Term Rate Period, and (3) in
the case of an adjustment from a Variable Term Rate Period, either the day immediately following the
last day of the then current Variable Term Rate Period or the day immediately following the last day of
the last Variable Term Segment for each Bond in the then current Variable Term Rate, all as determined
in accordance with clause (1) or (2), respectively, under "The Bonds -- Variable Term Rate Period __
Adjustment from Variable Term Rates." Such notice may.also specify the date prior to such effective
date on or prior to which holders of the Bonds are required to deliver a direction not to have their Bonds
purchased.
Notice of Adiustment to Weeklv Rate. The Trustee shall give notice by mail of an adjustment to a
Weekly Rate Period to the holders of the Bonds not less than 1 2 days (1 5 days if the then current Rate
Period is a Term Rate Period) prior to the effective date of such Weekly Rate Period. Such notice shall
state (1) that the interest rate on the Bonds will be adjusted to a Weekly Rate, (2) the effective date of
such Weekly Rate Period, (3) the method by which the Weekly Rate shall be determined, (4) the Interest
Payment Dates after such effective date, (5) that the Bonds are subject to mandatory purchase on such
effective date, (6) that the holders of Bonds may direct the Trustee not to so purchase their Bonds on
such effective date, (7) the procedures for making such direction, (8) that, subsequent to such effective
date, the holders of Bonds will have the right to elect to have their Bonds purchased on any Business
Day upon not less than seven days' notice, (9) the procedures for such election, and (10) the
redemption provisions that will apply to the Bonds during such Weekly Rate Period.
Opinion of Counsel
The adjustment from a Variable Term, Daily or Weekly Rate Period to a Term Rate Period, the
adjustment from a Term Rate Period of one duration to a Term Rate Period of another duration, any
adjustment to a Variable Term Rate Period and the adjustment from a Term Rate Period to a Daily or
Weekly Rate Period is conditioned in each case on the delivery by nationally recognized bond counsel of
an opinion to the effect that the adjustment is authorized or permitted by the indenture and the Act and
will not adversely affect the exclusion of interest on the Bonds from gross income for federal income tax
purposes.
Determinations Binding
The establishment and determination of the various interest rates and the various Rate Periods
referred to above shall be conclusive and binding upon the Remarketing Agent, the Trustee, the City, the
Company and the holders of the Bonds.
8
/3 '~0 /
Mandatory Tender for Purchase
The Bonds are subject to mandatory tender for purchase at a purchase price equal to the principal
amount thereof, plus accrued interest, if any, upon:
(a) the effective date of any change in a Rate Period other than the effective date
of a Term Rate Period which was preceded by a Term Rate Period of the same duration;
(b) as to each Bond in a Variable Term Rate Period, the day next succeeding the
last day of any Variable Term Segment with respect to such Bond; or
(c) the Business Day preceding the termination of any letter of credit, guarantee,
standby purchase agreement or other support arrangement or security, including the First
Mortgage Bonds, if any, provided by the Company (a "Credit Facility") that may be
provided for the Bonds.
The Bonds are also subject to mandatory tender for purchase on the day next succeeding any
Term Rate Period which ends prior to the day originally established as the last day of such Term Rate
Period, at a purchase price equal to the principal amount thereof plus an amount equal to any premium
which would have been payable on such day had the Company directed optional redemption of such
Bond on that day.
The Trustee shall give notice to the holders of the Bonds of the termination of any Credit Facility
and of the provision of any proposed substitute Credit Facility, not less than 15 days prior to such
termination.
Any holder may elect to retain its Bond (or a portion thereof which will leave an authorized
denomination unpurchased) and not to have such Bond (or such portion) purchased by delivery to the
Tender Agent at the principal office of the Tender Agent, on or prior to the date specified in the notice
from the Trustee to the holders of the Bonds of the circumstances causing the mandatory tender for
purchase, or, if no date shall have been so specified, on or prior to the seventh day preceding the first
day of the next succeeding Rate Period, of an irrevocable written notice or telephonic notice promptly
confirmed in writing, which states that such Bond (or such portion) is not to be so purchased.
Any Bond not affirmatively elected to be retained by the holder shall be deemed to have been
delivered for purchase and will be purchased. Payment of the purchase price of any such Bond shall be
made in immediately available funds for Bonds in Variable Term, Daily or Weekly Rate Periods and in
clearinghouse funds for Bonds in Term Rate Periods, bot in each case only upon presentation and
surrender of such Bond to the Tender Agent. If delivery of such Bond fails to occur, the former holder
will have no claim under the Indenture, except for the payment of the purchase price.
Holder Op1ion to Tender for Purchase
During a Daily Rate Period or a Weekly Rate Period, the Bonds shall be purchased (unless
theretofore purchased upon remarketing or by the Company) by the Tender Agent from funds received
from the Company or any Credit Facility then available for such purpose at the election of the holders
thereof at the times and subject to the conditions described below. On the first day of each Rate Period,
and during a Variable Term Rate Period on the day succeeding the last day of each Variable Term
Segment, Bonds will be purchased unless a holder directs that such purchase not be made. Payments
for Bonds purchased will be made by the close of business on the dates specified by the holders thereof
for purchase, if the conditions for such purchase described below have been strictly complied with by
the holders. Each Bond must be accompanied by an instrument of transfer (which may be the form
printed on the Bond) executed in blank by its holder or his duly authorized attorney, with such signature
guaranteed by a bank, trust company or member firm of the New York Stock Exchange. The Tender
Agent may refuse to accept delivery of any Bond for which a proper instrument of transfer has not been
provided.
9
/~?-~d..
Holder Tender for Purchase -- Term Rate Period. Any Bond (or portion thereof in an authorized
denomination) shall be purchased at the election of the holder on the effective date of any Term Rate
Period that follows a Term Rate Period of equal duration, at a purchase price (in clearinghouse funds)
equal to the principal amount thereof plus accrued interest, if any, to the date of purchase upon:
(a) delivery by the holder of such Bond to the Tender Agent at the principal
office of the Tender Agent on any Business Day not less than seven days before the date
of purchase of an irrevocable notice in writing by 5:00 p.m., New York time, which
states the principal amount of such Bond to be so purchased; and
(b) delivery of such Bond to the Tender Agent at or prior to 10:00 a.m., New
York time, on the date of purchase.
If, after the giving of such irrevocable notice, delivery of such Bond fails to occur, such Bond shall be
deemed to have been delivered and will be purchased and the former holder will have no claim under the
Indenture except for the payment of the purchase price.
Mandatory Purchase Unless Waived -- Variable Term Rate Period. On the day succeeding the last
day of each Variable Term Segment for any Bond, such Bond shall be purchased at a price equal to the
principal amount thereof, unless the holder thereof elects to retain its investment in the Bond and not to
have such Bond purchased by delivery to the Trustee at the principal office of the Trustee not later than
10:30 a.m., New York time, on such day, of an irrevocable telephonic notice which states that such
Bond is not to be so purchased.
Any Bond not affirmatively elected to be retained by the holder shall be deemed to have been
delivered for purchase and will be purchased. Payment of the purchase price of any such Bond shall be
made in immediately available funds, but only upon presentation and surrender of such Bond to the
Trustee. Bonds not so presented and surrendered will be deemed tendered for purchase and the former
holder will have no claim under the Indenture except for the payment of the purchase price. Payment of
interest on Bonds to be retained shall be made only upon exchange thereof for a Bond bearing a notation
of the new Variable Term Segment and new Variable Term Rate.
Holder Tender for Purchase -- Dailv Rate Period. During any Daily Rate Period, any Bond (or
portions thereof in authorized denominations) shall be purChased at the election of the holder on any
Business Day at a purchase price (in immediately available funds) equal to the principal amount thereof
plus accrued interest, if any, to the date of purchase upon:
(a) telephonic notice to the Remarketing Agent not later than 10:30 a.m., New
York time, on such Business Day or delivery by the holder of such Bond to the Tender
Agent at the principal office of the Tender Agent, not later than 10:30 a.m., New York
time, on such Business Day, of an irrevocable written notice or telephonic notice
(promptly confirmed in writing), which states the principal amount of such Bond to be
purchased and the date of such purchase; and
(b) delivery of such Bond to the Tender Agent at or prior to 1 :00 p.m., New York
time, on such Business Day.
If, after the giving of such irrevocable notice, delivery of such Bond fails to occur, such Bond shall be
deemed to have been delivered and will be purchased and the former holder will have no claim under the
Indenture except for the payment of the purchase price.
Holder Tender for Purchase -- Weeklv Rate Period. During any Weekly Rate Period, any Bond (or
portions thereof in authorized denominations) shall be purchased at the election of the holder on any
Business Day at a purchase price (in immediately available funds) equal to the principal amount thereof
plus accrued interest, if any, to the date of purchase upon:
10
J3'~0)
(a) delivery by the holder of such Bond to the Tender Agent at the principal
office of the Tender Agent of an irrevocable written notice or telephonic notice promptly
confirmed in writing by 5:00 p.m., New York time, on any Business Day which states the
principal amount of such Bond to be so purchased and the date on which such Bond is to
be purchased, which date shall be a Business Day not prior to the seventh day following
the date of the delivery of such notice; and
(b) delivery of such Bond to the Tender Agent at or prior to 10:00 a.m., New
York time, on the date specified in such notice.
If, after the giving of such irrevocable notice, delivery of such Bond fails to occur, such Bond shall be
deemed to have been delivered and will be purchased and the former holder will have no claim under the
Indenture except for the payment of the purchase price.
Remarketing of Bonds
The Remarketing Agent shall use its best efforts to remarket any Bond required to be purchased as
described above, and any Bond so remarketed shall remain outstanding and may again become subject
to purchase. If any such Bond shall not be remarketed, the Company may purchase or provide for the
purchase of such Bond.
Optional Redemption
Ootional Redemotion Durina Term Rate Period. During any Term Rate Period and on the day next
succeeding the last day of each such Rate Period, the Bonds may be redeemed at the option of the
Company, during the periods specified below, in whole at any time or,in part from time to time, at the
redemption prices set forth below plus accrued interest, if any, to the redemption date:
Length of Term
Rate Period
RedemDtion Dates end Prices
Greater than 13 years
At any time on or after the 10th anniversary of the
effective date at 102 % declining 1 % annually to
100%
Greater than 1 0 and less
than or equal to 13 years
At any time on or after the 5th anniversary of the
effective date at 102% declining 1 % annually to
100%
Greater than 7 and less
than or equal to 1 0 years
At any time on or after the 3rd anniversary of the
effective date at 102% declining 1 % annually to
100%
Greater than 4 and less
than or equal to 7 years
At any time on or after the 2nd anniversary of the
effective date at 101 % declining 1/2% annually to
100%
Greater than 2 and less
than or equal to 4 years
At any time on or after the 2nd anniversary of the
effective date at 1 01 % declining 1/2 % each six
months thereafter to 100%
Greater than 2 and less
than or equal to 2 years
At any time on or after the 1 st anniversary of the
effective date at 100-1/2%, declining 1/2% six
months thereafter to 100%
Less than or equal to 1
year
Not redeemable
11
/J.._~t(
With respect to any Term Rate Period, the Company may specify redemption prices and periods
other than those set for the above, provided that such specification shall be accompanied by an opinion
of nationally recognized bond counsel that such changes in redemption prices and periods are authorized
or permitted by the Law and will not adversely affect any exemption of interest on the Bonds.
Ootional Redemotion Durina anv Variable Term Rate Period. During any Variable Term Rate
Period, each Bond may be redeemed at the option of the Company on the day next succeeding the last
day of each Variable Term Segment for such Bond at a redemption price equal to its principal amount.
ODtional Redemotion Durina Weeklv or Dailv Rate Period. On any Business Day during a Daily
Rate Period or Weekly Rate Period, the Bonds may be redeemed at the option of the Company, in whole
or in part, at a redemption price equal to the principal amount thereof plus accrued interest, if any, to the
date of redemption.
Extraordinarv Qotional RedemDtion. The Bonds are subject to redemption in whole or in part any
time on any Interest Payment Date at a redemption price equal to the principal amount thereof plus
accrued interest to the redemption date upon receipt by the Trustee of a written notice from the
Company stating that any of the following events has occurred and that it heretofore intends to exercise
its option to prepay the payments due under the Loan Agreement in whole or in part pursuant to the
Loan Agreement and thereby effect the redemption of the Bonds in whole or in part:
(i) The Project or a portion thereof, the original cost of which is equal to or
greater than $500,000, shall have been damaged or destroyed to such extent that, in the
opinion of the Company (A) it is not practicable or desirable to rebuild, repair or restore
the Project or such portion thereof within a period of six consecutive months following
such damage or destruction, (B) the Company is or will be thereby prevented from
carrying on its normal operations at the Project or such portion thereof for a period of six
consecutive months, or (C) the costs of restoration thereof would substantially exceed
the net proceeds of insurance carried thereon;
Iii) Title to, or the temporary use of, the Project or a portion thereof the original
cost of which is equal to or greater than $500,009 shall have been taken under the'
exercise of the power of eminent domain, including such a taking as results (or is likely
to result) in the Company being prevented from carrying on normal operations at the
Project or such portion thereof for a period of six months or as renders the Project or
such portion thereof unsuitable for use by the Company;
liiil Unreasonable burdens or excessive liabilities, in the opinion of the Company,
shall have been imposed on the Company, including, without limitation, federal, state or
other ad valorem, property, income or other taxes not being imposed on the date of the
Loan Agreement, which shall have resulted in a cessation of all or substantially all of its
normal operations at the Project or a portion thereof the original cost of which is equal to
or greater than $500,000 for a period of six consecutive months; or
(iv) Any court or administrative body shall enter a judgment, order or decree
requiring the Company to cease all or any substantial part of its operations at the Project
or a portion thereof the original cost of which is equal to or greater than $500,000, to
such an extent that, in the opinion of the Company, it is or will be thereby prevented
from carrying on its normal operations at the Project or such portion thereof for a period
of six consecutive months.
(50ecial Ootional Redemotion. The Bonds are subject to redemption, in whole, or in part by lot,
prior to the maturity dates on any date prior to 1, _, in the event the Company elects
to prepay the payments due under the Loan Agreement, at a redemption price equal to 102 % of the
principal amount thereof, plus interest accrued thereon to the date fixed for redemption, if the Company
delivers to the Trustee a written certificate to the effect that (i) by reason of a change in use of the
12
/_J "/r}
Project or any portion thereof, the Company has been unable, after reasonable effort, to obtain an
opinion of nationally recognized bond counsel that, it is more likely than not the Section 150 of the
Internal Revenue Code of 1986 (the "Code") will not prevent interest payable under the Loan Agreement
from being deductible for federal income tax purposes, and (ii) as a result, the Company has elected to
prepay the amount the Company is required to pay directly to the Trustee in an amount equal to the
principal amount of Bonds to be redeemed. In such case, the Trustee shall only redeem such principal
amount of Bonds as the Company determines is necessary to assure that the Company retains its right
to all such interest deductions otherwise allowable under the Code.]
Mandatory Redemption
The Bonds shall be subject to mandatory redemption, on any date, prior to their stated maturity, at
a redemption price equal to 100% of the principal amount thereof, plus interest accrued thereon to the
date fixed for redemption, from amounts which are required to be prepaid by the Company under the
Loan Agreement, such mandatory prepayments to be made within 1 80 days of the occurrence of any of
the following events:
(i) As a result of any changes in the Constitution of the United States of America or the
California Constitution or as a result of any legislative, judicial or administrative action or by final
decree, judgment or order of any court or administrative body entered after the contest thereof by
the Company in good faith, the Loan Agreement shall have become void or unenforceable or
impossible of performance in accordance with the intent and purpose of the parties thereto, or
shall have been declared unlawful; or
(ii) A determination that interest payable on any Bond is includable in the gross income for
federal income tax purposes of the holder of such Bond (other than a holder who is a "substantial
user" or the Project or a "related person" within the meaning of Section 147(a) of the Code. Such
determination shall be deemed to have been made on the date on which, due to the untruth or
inaccuracy of any representation or warranty made by the Company in the Loan Agreement, or in
connection with the offer and sale of the Bonds, or the breach of any covenant or warranty of the
Company contained in the Loan Agreement, interest on the Bonds, or any of them, is determined
to be includable in the gross income for federal income tax purposes of the holders thereof (other
than a holder who is a "substantial user" of the Project or a "related person" within the meaning
of Section 1 47 (a) of the Code) by a final administrative determination of the Internal Revenue
Service or judicial decision of a court of competent jurisdiction in a proceeding of which the
Company received notice and in which the Company was afforded an opportunity to participate to
the full extent permitted by law. A determination or decision will not be considered final for this
purpose unless the holder or holders of the Bonds involved in the proceeding in which the issue is
raised (A) shall have given the Company and the Trustee prompt notice of the commencement
thereof and (B) shall have offered the Company the opportunity to control the proceeding,
provided the Company agrees to pay all expenses in connection therewith and to indemnify such
holder or holders against all liability for such expenses (except that any such holder may engage
separate counsel, and the Company shall not be liable for the fees or expenses of such counsell,
and unless such proceeding shall not be subject to a further right of appeal or shall not have been
timely appealed.
Upon the occurrence of the determination or decision described in Iii) above, the Bonds will be
redeemed in whole on any date at a redemption price equal to 100% of the principal amount thereof plus
interest accrued to the date of redemption, except that if in the opinion of nationally recognized bond
counsel, delivered to Trustee, the redemption of a specified portion of the Bonds outstanding would have
the result that interest payable on the Bonds remaining outstanding after such redemption would not be
includable for federal income tax purposes in the gross income of any holder of a Bond (other than a
holder who is a "substantial user" of the Project or a "related person" within the meaning of Section,
147(a) of the Codel, then the Bonds shall be redeemed in part by lot in such amount as bond counsel iim
such opinion shall have determined is necessary to accomplish that result.
13
/y--~~
The Bonds will also be subject to mandatory redemption on any date, at a redemption price equal
to 100% of the principal amount thereof, plus interest accrued thereon to the date fixed for redemption,
when and to the extent that First Mortgage Bonds shall be redeemed as described in the third paragraph
under the heading "First Mortgage Bonds -- General."
Notice of Redemption
Notice of any such redemption (identifying, among other things, portions of Bonds. to be
redeemed) will be given by mailing by first class mail a copy of the redemption notice, not less than 30
nor more than 60 days prior to the redemption date, to (i) the registered holder of each Bond to be
redeemed at such registered holder's address as it appears on the registration books maintained by the
Registrar on the date such notice is mailed; (ii) the Securities Depositories listed in the Indenture or such
other depositories or no such depositories as designated by the City; (iii) one or more Information
Services listed in the Indenture or such other services or no such services as designated by the City; and
(iv) the Company Mortgage Trustee. Failure to mail such notice, or any defect in the mailed notice, will
not affect the validity of the proceedings for such redemption of any Bonds and will not extend the
period for making elections or in any way change the rights of the holders of the Bonds to elect to have
their Bonds purchased as provided in the Indenture.
Transfer and Exchange of Bonds
The Bonds will be transferable and exchangeable for a like principal amount in authorized
denominations only on the registration books maintained by the Registrar. The transfer of any Bond will
be made upon the surrender thereof to the Registrar by the registered holder or his or her duly
authorized attorney with a written instrument of transfer in a form approved by the Registrar.
Any registration of transfer or exchange shall be made without charge, except that the Registrar
may make a charge sufficient to reimburse it for any tax, fee or other governmental charge required to
be paid with respect to any such exchange. The Registrar shall not be required to register the transfer
of or exchange Bonds for a period of 15 days next preceding the date on which the Trustee gives any
notice of redemption of Bonds, nor shall the Registrar be required to register the transfer of or exchange
Bonds selected for redemption.
THE LOAN AGREEMENT
Certain provisions of the Loan Agreement are summarized below. These summaries do not
purport to be complete or definite and are qualified in their entirety by reference to the full terms thereof.
General
The City will loan the proceeds of the sale of the Bonds to the Company to be applied to finance
the Project. The Company has agreed to make payments under the Loan Agreement as set forth under
the caption "Repayment Installments" below.
Amendment or Supplement of 1I1e Project
The Project consists of certain facilities for the local furnishing of gas and electricity as more fully
described in the Loan Agreement. The Company shall have the right to amend or supplement the
Project, subject to the approval of the City, provided that if the Company desires to amend or
supplement the Project in a manner that would alter its description contained in the Loan Agreement, the
Company shall have delivered to the City a certificate to the effect that such amendment or supplement
to the Project will not adversely affect the qualification of any component of the Project for financing
under the Act and an opinion of nationally recognized bond counsel to the effect that such amendment
or supplement will not adversely affect the exclusion of interest on the Bonds from gross income for
federal income tax purposes, and shall have delivered to the City a copy of the proposed form of
amended or supplemented description.
14
)] -b ?
Repayment Installments
The Company will deliver the First Mortgage Bonds to the Trustee and has agreed to make
repayment installments ("Repayment Installments") in amounts sufficient to pay the principal of and
premium, if any, and interest on the Bonds when due, to provide or cause to be provided all amounts
necessary to purchase Bonds tendered for purchase in accordance with the Indenture and to pay certain
fees and expenses of the Trustee and the City. The Company has the option and in certain
circumstances the obligation to prepay all or a portion of the Repayment Installments upon the
happening of certain events as described under "The Bonds -. Optional Redemption" or "The Bonds --
Mandatory Redemption." To the extent mandatory redemption of the Bonds is required as described
under "The Bonds -- Mandatory Redemption," the Company must make the required prepayment within
180 days of the event giving rise to such prepayment. In the event the Company elects or is required to
make a prepayment under the Loan Agreement, the Company must give written notice to the City and
the Trustee of such prepayment.
The Company's obligations to make payments required by the Loan Agreement (including
payments on the First Mortgage Bonds) and to perform and observe the other agreements on its part
contained in the Loan Agreement are absolute and unconditional. Until such time as the principal of and
premium, if any, and interest on all of the Bonds shall have been fully paid (or provision for the payment
thereof shall have been made as required by the Indenture), the Company shall perform and observe all
of its other agreements contained in the Loan Agreement and will not terminate the Loan Agreement,
except as otherwise provided therein.
Credit Facility
The Loan Agreement provides that the Company may provide and subsequently remove a Credit
Facility with respect to the Bonds. Such Credit Facility may be a letter of credit, guarantee, standby
purchase agreement or other support arrangement or security, including the First Mortgage Bonds.
Cenai" Additional Coven.... of the Company
Maintenance of CorDorate Existence. The Company agrees that during the term of the Loan
Agreement it will maintain its corporate existence in good standing and will not dissolve or otherwise
dispose of all or substantially all of its assets and will not consolidate with or merge into another
corporation or permit one or more other corporations to consolidate or merge into it; provided, that the
Company may, without violating the covenants contained .in the Loan Agreement, consolidate with or
merge into another corporation, or permit one or more other corporations to consolidate with or merge
into it, or sell or otherwise transfer to another corporation all or substantially all of its assets and
thereafter dissolve, provided that (1) either (A) the Company is the surviving corporation or (B) the
surviving, resulting or transferee corporation, as the case may be, (i) assumes and agrees in writing to
pay and perform all of the obligations of the Company under the Loan Agreement and under the First
Mortgage Bonds, and (ii) qualifies to do business in the State of California; and (2) the Company shall
deliver to the Trustee an opinion of nationally recognized bond counsel to the effect that such
consolidation, merger or transfer and dissolution does not in and of itself adversely affect the exclusion
from gross income for federal income tax purposes of interest on the Bonds.
Maintenance and ReDair. Taxes. and Other Charaes. The Company agrees that as long as it owns
the Project, it will maintain the Project, or to cause the Project to be maintained, in as reasonably safe
condition as its operations shall permit and in good repair and in good operating condition, ordinary wear
and tear excepted.
Assianments. The rights and obligations of the Company under the Loan Agreement may be
assigned to any person in whole or in part, with the written consent of the City, provided (i) that, except
in the case of a permitted merger, consolidation or disposition of all or substantially all of the Company"s
assets (see "Maintenance of Corporate Existence" above), no assignment shall relieve the Company from
primary liability for any of its obligations under the Loan Agreement, (ii) the Company shall retain such
rights and interests as will permit it to perform its obligations under the Loan Agreement, and any
15
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assignee shall assume the obligations of the Company to the extent of the interest assigned and (iii) the
City and the Trustee shall be furnished a true and complete copy of such assignment together with an
instrument of assumption and an opinion of nationally recognized bond counsel that such assignment
will not, in and of itself, result in the interest on the Bonds being determined to be includable in the
gross income for federal income tax purposes of the owner thereof (other than a "substantial user" of
the Project or a "related person" within the meaning of Section 147(a) of the Codel.
Tax Covenants
The City covenants and agrees that it has not taken and will not take any action which results in
interest paid on the Bonds being included in gross income of the holders of the Bonds for federal income
tax purposes pursuant to the provisions of Sections 103, and 141 through 150 of the Code; and the
Company covenants and agrees that it has not taken or permitted to be taken and will not take, or
permit to be taken, any action which will cause the interest on the Bonds to become includable in gross
income of the holders thereof for federal income tax purposes under Sections 103, and 141 through 150
of the Code (except for any Bond during any period while such Bond is held by a "substantial user" of
the Project or a "related person" within the meaning of Section 147(a) of the Code). The Company and
the City also agree that they will not directly or indirectly use or permit the use of the proceeds of the
Bonds or other funds or take or omit to take any action if such use, action or omission will cause the
Bonds to be "arbitrage bonds" within the meaning of Section 148 of the Code and will abide by certain
other specified guidelines which are designed to insure that interest on the Bonds will not become
includable in gross income of the holders thereof for federal income tax purposes.
Defaults
Anyone of the following events shall constitute an event of default under the Loan Agreement:
(al failure by the Company to pay Repayment Installments equal to principal of,
premium, if any, and interest on the Bonds, or the purchase price of Bonds tendered in
accordance with the Indenture, at the times required in the Loan Agreement to avoid
causing an Event of Default under the Indenture; or
(b) subject to certain limitations, as more fully described in the Loan Agreement,
failure of the Company to observe and perform any covenant, condition or agreement on
its part required to be observed or performed by the Loan Agreement (other than a failure
resulting in an Event of Default referred to in (a) above) which continues for a period of
60 days after written notice, which notice shall specify such failure and request that it be
remedied, given to the Company by the City or the Trustee, unless the City and the
Trustee shall agree in writing to an extension of such time; provided, however, that if the
failure stated in the notice cannot be corrected within such period, the City and the
Trustee will not unreasonably withhold their consent to an extension of such time if
corrective action is instituted within such period and diligently pursued until the default is
corrected; or
(c) occurrence of a "completed default" as defined in the Company Mortgage
(see "The First Mortgage Bonds -- Events of Default"); or
(d) certain specified events of bankruptcy, dissolution, liquidation or
reorganization of the Company.
The Company shall not be deemed in default under clause (b) above if and so long as the
Company is unable to carry out its agreement under the Loan Agreement by reason of certain causes or
events not reasonably within the control of the Company.
Upon the occurrence of an event of default under the Loan Agreement, the unpaid balance of the
loan shall become due and payable immediately and the Trustee shall give immediate written notice to
the Company of such acceleration, provided that concurrently with or prior to such notice, the unpaid
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principal amount of the Bonds shall have become due and payable. The City or the Trustee may take
whatever action at law or in equity as may be necessary or desirable to collect amounts then due and
thereafter to become due and to enforce performance and observance by the Company of any obligation,
agreement or covenant under the Loan Agreement. In case an event of default shall occur pursuant to
clause (a) above, then, upon demand of the Trustee, the Company will pay to the Trustee the whole
amount of the payment required to be paid under the Loan Agreement with respect to principal of,
premium, if any and interest on the Bonds that then shall have become due and payable, with interest,
to the extent permitted by law, on the amount then overdue at the rate of 10% per annum until such
amount has been paid.
Fees, Expenses end Indemnification
The Company has agreed to pay certain initial and annual fees and to pay certain expenses in
connection with the financing of the Project. In the event the Company should default under any of the
provisions of the Loan Agreement, the Company will indemnify the City and the Trustee against certain
costs and charges, including the reasonable fees of attorneys incurred in good faith or arising out of or in
connection with any collection or enforcement action under the Loan Agreement. The Company will also
indemnify and hold harmless the City and the Trustee against certain liabilities arising out of or
connected with the Project, the issuance of the Bonds or the performance of the Indenture.
Assignment
Pursuant to the Indenture, the City will assign to the Trustee rights under and interests in, but not
its obligations under, the Loan Agreement, other than its rights to receive its fees and expenses and its
rights to indemnification as described above, and certain rights to receive notices and to provide
consents under the Loan Agreement.
Amendments
Except under certain limited circumstances set forth in the Loan Agreement and the Indenture, the
Loan Agreement may not be amended without the written consent of the Trustee. See "The Indenture-
-Amendments. "
THE FIRST MORTGAGE BONDS
The following is a summary of certain provisions of the First Mortgage Bonds and Company
Mortgage. These summaries do not purport to be complete or definitive and are qualified in their entirety
by reference to the full terms thereof.
General
The First Mortgage Bonds will share the benefit and security of the Company Mortgage equally
and ratably with all other first mortgage bonds outstanding thereunder. The First Mortgage Bonds will
be issued as two additional series under the Company Mortgage and will be issued in the principal
amount of the Bonds and will mature on the stated maturity dates of the Bonds. The First Mortgage
Bonds will bear interest at the same rates, payable at the same times, as the interest on the Bonds.
Upon the redemption of Bonds as described under "The Bonds -- Optional Redemption" and "The
Bonds -- Mandatory Redemption," the Company will redeem First Mortgage Bonds equal in principal
amount to the Bonds to be redeemed. If the principal amount of the Bonds shall become immediately
due and payable upon the acceleration of maturity of the Bonds, the Company will immediately redeem
all of the First Mortgage Bonds.
Under the Company Mortgage, the First Mortgage Bonds are also subject to redemption at 1 00%
of the principal amount thereof, plus interest accrued thereon, upon the application of cash received by
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the Company Mortgage Trustee in case of the sale or other disposition of all or substantially all of the
Company's electric distribution system in the City.
The obligation of the Company to make any payment of the principal of, premium, if any, or
interest on the First Mortgage Bonds, whether at maturity, upon redemption or otherwise, will be
reduced by the amount of any reduction under the indenture of the corresponding payment required to
be made by the City thereunder in respect of the payment of principal of, premium, if any, or interest on
the Bonds.
The First Mortgage Bonds will be registered in the name of and owned and held by the Trustee for
the benefit of the holders of the Bonds and will not be transferable except to a successor trustee under
the Indenture. At the time Bonds cease to be outstanding under the Indenture, the Trustee will
surrender to the Company Mortgage Trustee an equal aggregate principal amount of First Mortgage
Bonds.
Security
In the opinion of counsel for the Company, the First Mortgage Bonds, when issued, will be
secured by the Company Mortgage which constitutes a valid first lien upon all property (except as stated
in the following paragraph) and franchises owned by the Company for the equal pro rata security of all
bonds issued or to be issued thereunder, subject only to permitted liens, non-callable liens, if any, the
lien of the Company Mortgage Trustee for its expenses and advances, and to the provisions relating to
any sinking fund or similar fund for the benefit of bonds of any particular series.
There are excepted from the lien of the Company Mortgage gas, electricity and steam, contracts,
choses-in-action and securities, merchandise and appliances for sale or lease, motor vehicles, timber,
minerals and mineral rights, and oil, coal or gas or rights therefor in land owned by the Company, fuel
held for consumption, receivables, cash, and the last day of the term of leasehold estates.
The Company Mortgage contains provisions for subjecting to the lien thereof (subject to certain
limitations in the case of consolidation or merger) all property acquired by the Company after the date of
the Company Mortgage, subject to the limitations and exceptions stated in the two preceding
paragraphs.
As a Maintenance Fund, the Company covenants ,to pay to the Company Mortgage Trustee
annually on May 1, an amount equal to 15% of its gross operating revenues for the preceding calendar
year, less credits at the Company's option for (al maintenance expense, (bl retirement of bonds, (c)
amounts of available permanent property additions, and (d) 15% of that portion of gross operating
revenues as is attributable to rate increases granted to the Company since July 1, 1973 to offset
increases in its cost of fuel for electric generation and in its cost of natural gas. Withdrawals by the
Company from the Maintenance Fund may be made on the basis of retirements of bonds and amounts of
available permanent property additions.
See Appendix A hereto for certain financial information and the availability of additional
information regarding the Company.
Issuance of Additional First Mortgage Bonds
Additional bonds secured by the Company Mortgage may be issued on the basis of (a) 60% of the
cost or fair value, whichever is less, of the amount of available permanent property additions, after
making the required deductions on account of the amount of net property retirements, (bl retired bonds.
the retirement of which has not been otherwise used under the Company Mortgage, and (cl deposit of
an equal amount of cash with the Company Mortgage Trustee, which cash may be withdrawn for an
amount of available permanent property additions equal to 166-2/3% of such cash or for retirement of
bonds. As of , 1992, there was approximately $_ million of available bondable property on
the basis of which additional bonds may be issued after giving effect to the issuance of the First
Mortgage Bonds. No additional bonds may be issued on ba,sis (a), (b) (except certain types of refunding
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bonds) or (c) unless the earnings applicable to bond interest for a specified twelve-month period are
equal to the greater of two and one-half times the annual interest requirements on, or 10% of the
principal amount of, the bonds including the First Mortgage Bonds about to be issued. As of ,
1992, after giving effect as of that date to the issuance of the First Mortgage Bonds, the earnings
applicable to bond interest were _ times the annual interest requirements on the outstanding bonds.
Additional bonds may vary from the First Mortgage Bonds as to maturity, interest rate, redemption
prices, sinking fund and in certain other respects.
Release Provisions
In the absence of a completed default, the Company may at any time without any release by the
Company Mortgage Trustee (a) sell free from the lien of the Company Mortgage, among other things,
obsolete equipment, materials and supplies at not less than the fair value, provided they are replaced by
other equipment, materials and supplies of equivalent value, and real property worth less than $2,000,
provided the proceeds thereof are deposited with the Company Mortgage Trustee, and (b) surrender any
franchise or governmental consent or permit, or modify or change any of the terms thereof, provided
that it may still conduct its business in the same territory for the same time or it determines that the
conduct of such business is no longer desirable.
The Company Mortgage also contains provisions for the release by the Company Mortgage
Trustee of property subject to the Company Mortgage (a) upon the deposit of the proceeds from a sale
or exchange thereof with the Company Mortgage Trustee in the absence of a completed default and (b)
taken by eminent domain, the proceeds of which are deposited with the Company Mortgage Trustee.
Modification of the Company Mortgage
With the consent of the Company, the provisions of the Company Mortgage may be changed by
the affirmative vote or consent of the holders of 66-2/~% in principal amount of the bonds then
outstanding thereunder, except that, among other things, the maturity of a bond may not be extended,
the interest rate reduced or the terms of payment of principal interest changed without the consent of
the holder of the bond.
Events of Default
The following is a summary of events defined in the Company Mortgage as "completed defaults":
(a) failure to pay principal of any bond outstanding thereunder when due and payable, (b) failure to pay
interest within 30 days after the same becomes due and payable, (c) the expiration of 30 days after the
adjudication of the Company as a bankrupt or the entry of an order approving a petition seeking
reorganization of the Company, unless during such period such adjudication or order shall be vacated, (d)
the expiration of 90 days following the appointment of a receiver of all or substantially all of the property
of the Company, unless during such period such appointment shall be vacated, (e) the filing by the
Company of a voluntary petition in bankruptcy or the making of a general assignment for the benefit of
creditors or the consent by the Company to the appointment of a receiver or the filing by the Company
of a petition or answer seeking reorganization or the filing by the Company of a petition to take
advantage of any insolvency act, and (f) failure to perform any other covenant or agreement contained in
the Company Mortgage or any bond outstanding thereunder within 60 days following the mailing by the
Company Mortgage Trustee or by the holders of at least 15% in amount of such bonds of a written
demand that such failure be cured.
Concerning the Comp.,y Mortgage Trust..
First Trust of California, National Association, San Francisco, California, is the Company Mortgage
Trustee. In the case of a completed default, the Company Mortgage Trustee may, and upon request of
the holders of a majority in principal amount of the bonds then outstanding under the Company
Mortgage shall, declare all such bonds due and payable. In case of a completed default it is obligatory
upon the Company Mortgage Trustee to take the actions provided in the Company Mortgage to enforce
payment of such bonds and for the enforcement of the lien of the Company Mortgage upon being
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requested to do so by the holders of a majority in principal amount of such bonds then outstanding
affected by such default and upon being indemnified against the costs, expenses and liabilities to be
incurred therein or thereby.
THE INDENTURE
The following, in addition to the information contained under the heading, "The Bonds," is a
summary of certain provisions of the Indenture. These summaries do not purport to be complete or
definitive and are qualified in their entirety by reference to the full terms thereof.
Construction Fund
The net proceeds from the sale of the Bonds, other than accrued interest, will be deposited in the
Construction Fund established with the Trustee. Amounts on deposit in the Construction Fund will be
applied to pay the costs of acquiring and constructing the Project and the costs of issuance. The
Trustee will deposit into a separate account within the Bond Fund, which shall be entitled the "Surplus
Account," any amount remaining in the Construction Fund upon completion of the Project.
Bond Fund
The Trustee shall deposit in the Bond Fund established under the Indenture accrued interest, if
any, on the Bonds to the date of delivery thereof and all Revenues (as defined below) derived under the
Loan Agreement, including all payments of principal of and premium, if any, and interest on the First
Mortgage Bonds. "Revenues. means all rents, receipts, installment payments and other income derived
by the City or the Trustee under the Loan Agreement, any Credit Facility, or otherwise in respect of the
financing of the Project as contemplated by the Loan Agreement, and any income or revenue derived
from the investment of any money in any fund or account established pursuant to the Indenture, with
certain exceptions. Except as otherwise provided in the Indenture, moneys on deposit in the Bond Fund
will be used solely for the payment of the principal of and premium, if any, and interest on the Bonds as
the same shall become due and payable at maturity, upon redemption or otherwise. So long as no Event
of Default (or any event which would be an Event of Default under the Indenture with the passage of
time or the giving of notice) exists under the Indenture, on each 2, the Trustee shall
return to the Company any moneys then on deposit in the Bond Fund (except moneys in the Surplus
Account) or shall deposit such funds in the Rebate Fund if so instructed by the Company.
Rebate Fund
The Trustee will establish and maintain the Rebate Fund under the Indenture. Except as otherwise
provided in the Indenture, all amounts on deposit in the Rebate Fund will be held by the Trustee in trust
for payment to the United States Government pursuant to instructions from the Company in accordance
with Section 148(f) of the Code and the Tax Certificate and Agreement between the City and the
Company. Amounts on deposit in the Rebate Fund will not be available to pay the Bonds and will not be
subject to the pledge and lien created by the Indenture.
Inves1ment of Moneys
As provided in the Loan Agreement and the Indenture, any moneys held in any fund or account
established pursuant to the Indenture, including the Bond Fund, shall be invested by the Trustee, upon
written direction of the Company, in any securities or other evidences of indebtedness which are lawful
investments for similar trust funds in the State of California.
Events of Default
The Indenture defines the occurrence of any of the following events to be an "Event of Default"
with respect to the Bonds:
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(a) default in the due and punctual payment of any installment of interest on any
Bond and the continuation of such default for a period of 30 days after the date such
installment shall have been due;
(b) default in the due and punctual payment of the principal of or premium, if
any, on any Bond when and as the same shall become due and payable, whether at the
stated maturity thereof, upon proceedings for redemption thereof, or upon the maturity
thereof by declaration, or failure by the Company to make any in the payment necessary
to purchase Bonds tendered for purchase in accordance with the Indenture;
(c) the occurrence of an event of default under the Loan Agreement;
(d) the acceleration of the payments under any Credit Facility that may be
provided for the Bonds;
(e) failure by the City to perform or observe any other of the covenants,
agreements or conditions on its part contained in the Indenture or in any Bond and the
continuance of such default for a period of 60 days after written notice thereof shall have
been given to the City and the Company by the Trustee, or to the City, the Company and
the Trustee by the holders of not less than 25% in aggregate principal amount of the
Bonds at the ti.me outstanding; provided that if the City or the Company diligently
pursues the correction of any such failure which cannot be corrected within 60 days,
such failure will not constitute an Event of Default; or
(f) certain specified events of bankruptcy, dissolution, liquidation or
reorganization of the Company.
Acceleration
Upon the occurrence and continuation of an Event of Default described in (a), (b), (c), (d) or (e)
above, and so long as such Event of Default is continuing, the Trustee may, and upon the written
request of the holders of at least 25% in aggregate principal amount of the Bonds then outstanding
shall, by notice in writing delivered to the City and the Company, declare the principal of all Bonds then
outstanding and the interest accrued thereon immediately due and payable, and such principal together
with the interest accrued thereon shall thereupon become and be immediately due and payable. Upon
the occurrence of an Event of Default described in (f) above, the principal of the Bonds then outstanding
and the interest accrued thereon shall become immediately. due and payable, and thereafter the Trustee
shall give notice to the City and the Company. The Indenture provides, however, that the Trustee is not
required to take any action upon the occurrence and continuation of an Event of Default under (c), (d),
(e) or (f) above until the Trustee has actual notice or knowledge of such Event of Default. After such
declaration of acceleration or automatic acceleration, the Trustee shall immediately take such actions as
are necessary to realize moneys under any Credit Facility and shall declare all indebtedness payable
under the Loan Agreement to be immediately due and payable in accordance with the terms thereof.
Such provisions for acceleration are, however, subject to the condition that if, after a declaration that
the principal of all Bonds is due and payable, and before any judgment or decree for the payment of
moneys due shall have been obtained or entered, there shall have been deposited with the Trustee a sum
sufficient to pay all of the principal of the Bonds matured prior to such declaration and all matured
installments of interest (if any) on the Bonds, with interest on such overdue installments of principal as
provided in the Loan Agreement and the reasonable expenses of the Trustee, and all other defaults
known to the Trustee (other than in the payment of principal of and interest on the Bonds due and
payable solely by reason of such declaration) under the Indenture are cured to the satisfaction of the
Trustee or provision deemed by the Trustee to be adequate shall have been made therefor, then the
holders of a majority in aggregate prinCipal amount of the Bonds then outstanding may annul such
declaration and its consequences. No acceleration following an Event of Default described in (d) above,
shall be annulled, except that if the acceleration of payments available under any Credit Facility is
annulled, acceleration of the Bonds shall be automatically annulled without further action by the Trustee.
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Other Remedies
In addition, upon the occurrence and continuation of an Event of Default the Trustee may, and
upon the written request of the holders of a majority in aggregate principal amount of the Bonds then
outstanding and receipt of indemnity to its satisfaction shall, pursue any available remedy at law or in
equity by suit, action or special proceeding to enforce its rights or the rights of the holders of the Bonds
under the Act or the Indenture.
No holder of any Bond shall have any right to institute any suit, action or proceeding in equity or
at law for the enforcement of any remedy unless such holder has given notice to the Trustee of the
occurrence of an Event of Default, the holders of at least a majority in aggregate principal amount of
Bonds then outstanding shall have made written request to the Trustee to so act and shall have tendered
to the Trustee reasonable indemnity against costs, expenses and liabilities and the Trustee shall have
failed to so act within 30 days after receipt of such written request and tender of indemnity. Nothing
contained in the Indenture shall, however, (without the consent of the holder of such Bond) affect or
impair the right of the holder of any Bond to enforce the payment of the principal of and premium, if any,
and interest on such Bond out of Revenues on and after the respective due dates expressed in such
Bond.
Voting of First Mortgage Bonds
The Trustee, as the holder of the First Mortgage Bonds, shall attend meetings of bondholders
under the Company Mortgage or deliver its proxy in connection therewith. Either at such meeting, or
otherwise when the consent of the holders of the Company's first mortgage bonds issued under the
Company Mortgage is sought without a meeting, the Trustee shall vote as the holder of the First
Mortgage Bonds, or shall consent with respect thereto, proportionately with what the Trustee reasonably
believes will be the vote or consent of the holders of all other outstanding first mortgage bonds voting or
consenting; provided, however, that the Trustee shall not vote in favor of, or consent to, any
modification of the Company Mortgage which is correlative to a modification of the Indenture or the
Loan Agreement which would require the approval of owners of Bonds without the approval of the
owners of Bonds which would be required for such correlative modification of the Indenture or the Loan
Agreement.
Amendments
The City and the Trustee may, without the consent of or notice to any of the holders of the
Bonds, enter into supplemental indentures and the Trustee may, without the consent of any holders of
the Bonds, consent to an amendment to the Loan Agreement or to any other document, instrument or
agreement relating to the Project or the security for the Bonds, in each case for anyone or more of the
following purposes: (a) to add to the covenants or agreements, or surrender rights or powers, of the
City contained in the Indenture or of the Company contained in the Loan Agreement or such other
document or to assign or pledge additional security for the Bonds, provided that no such change shall
materially adversely affect the interests of the holder of the Bonds, (b) to cure any ambiguity,
inconsistency, defect or omission in the Indenture or the Loan Agreement or such other document or in
regard to matters or questions arising thereunder as the City may deem necessary or desirable and not
inconsistent with the Indenture and which shall not materially adversely affect the interests of the
holders of the Bonds, (c) to permit the qualification of the Indenture under the Trust Indenture Act of
1939 or any other similar federal statute and, if they so determine, to add to the Indenture or any
Indenture supplemental thereto any other terms, conditions and provisions as may be permitted by such
Trust Indenture Act of 1939 or similar federal statute and which shall not adversely affect the interests
of the holders of the Bonds, (d) to provide for any additional procedures, covenants or agreements
necessary to maintain the exclusion of interest on the Bonds from gross income for federal income tax
purposes, (e) to provide for a book-entry registration system for the Bonds, or to modify or eliminate any
such system, (f) "to provide for the procedures required to permit any holder of a Bond to separate the
right to receive interest on the Bonds from the right to receive principal thereof and to sell or dispose of
such rights, as contemplated by Section 1286 of the Code, (g) to provide for the appointment of a co-
trustee or the succession of a new Trustee, (h) to change the description of the Project contained in to
22
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the Loan Agreement in accordance with the provisions thereof, (i) to provide for a Credit Facility, (j) in
connection with any other change which, in the judgment of the Trustee, will not adversely affect the
security for the Bonds or the exclusion from gross income of interest thereon for federal income tax
purposes or otherwise materially adversely affect the holders of the Bonds or (k) to amend the Indenture
or Loan Agreement or other document in any other respect if notice of the proposed amendment is given
to holders of the Bonds (in the same manner as notices of redemption are given) at least 30 days before
the effective date of such amendment, and, on or before such effective date, the holders of the Bonds
have the right to demand purchase of their Bonds on the terms described under "The Bonds -- Holder
Option to Tender for Purchase."
Any other modification or amendment of the Indenture or the Loan Agreement may be made only
with the consent of the holders of not less than 60% in aggregate principal amount of the Bonds which
will be outstanding at the time such an amendment or modification takes effect. No such modification
or amendment shall be made which will have the effect of extending the time for payment or reducing
any amount due and payable by the Company pursuant to the Loan Agreement without the consent of
all the holders of the Bonds, and no such supplemental indenture shall (1) extend the fixed maturity of
any Bond or reduce the rate of interest thereon or extend the time of payment of interest, or reduce the
amount of the principal thereof, or reduce any premium payable on the redemption thereof, without the
consent of the holder of each Bond so affected, or (2) reduce the aforesaid percentage of holders of
Bonds whose consent is required for the execution of such supplemental indentures, or permit the
creation of any lien on the Revenues prior to or on a parity with the lien of the Indenture, except as
permitted by the Indenture, or permit the creation of any preference of any holder of a Bond over any
other holder of a Bond or deprive the holders of the Bonds of the lien created by the Indenture upon the
Revenues or the pledge of any Credit Facility, without the consent of the holders of all the Bonds then
outstanding.
The Trustee shall not execute any indenture supplemental to or amendatory of the Indenture or
consent to any amendment to the Loan Agreement or any other document relating to the Project or the
security for the Bonds which affects the rights or obligations of the Company unless the Trustee shall
have received the prior written consent of the Company.
Defeasance
If at any time the entire indebtedness on all outstanding Bonds shall have been paid (or shall be
deemed to have been paid) and if all other sums payable under the Indenture by the City shall be paid
and discharged, and upon the occurrence of certain other conditions, the Indenture shall terminate, and
the Trustee shall acknowledge its satisfaction and discharge.
Any Bond or portion thereof shall be deemed to be paid within the meaning of this Indenture when
(i) payment of the principal of and premium, if any, on such Bond or portion thereof, plus interest
thereon to the due date thereof (whether such due date is by reason of maturity or upon redemption as
provided in the Indenture) either (a) shall have been made or caused to be made in accordance with the
terms thereof, or (b) shall have been provided for by irrevocably depositing with the Trustee in trust and
irrevocably setting aside exclusively for such payment (1) moneys sufficient to make such payment
and/or (2) direct obligations of the United States of America (including obligations issued or held in book-
entry form on the books of the Department of the Treasury of the United States of America) or
obligations the timely payment of the principal and interest on which are fully guaranteed by the United
States of America maturing as to principal and interest in such amount and at such time as will insure
the availability of sufficient moneys to make such payment, and (ii) all necessary and proper fees,
compensation and expenses of the Trustee pertaining to any such deposit shall have been paid or the
payment thereof provided for to the satisfaction of the Trustee; provided that no Bond shall be deemed
to be paid within the meaning of the Indenture unless arrangements satisfactory to the Trustee shall
have been made to assure that Bonds tendered for purchase in accordance with the Indenture can be
paid and redeemed from such moneys and/or obligations.
23
)J-7~
Concerning the Trustee
The City, with the advice and consent of the Company, or the holders of a majority in aggregate
principal amount of the Bonds at the time outstanding may, at any time, remove the Trustee and appoint
a successor Trustee. Under the Indenture, the Trustee must be a corporation or national banking
association organized and doing business under the laws of the United States of America or a state
thereof, authorized under such laws to exercise corporate trust powers, have a combined capital and
surplus of at least $50,000,000 and be subject to supervision and examination by federal or state
authorities. The Trustee may at any time resign by giving written notice to the City and by giving to the
holders of the Bonds notice either by publication of such resignation, which notice shall be published at
least once in a qualified newspaper, or by mailing notice by first class mail to such holders of the Bonds.
THE REMARKETING AGREEMENT
The following is a brief outline of certain provisions contained in the Remarketing Agreement and
is not considered a full statement pertaining thereto. Reference is made to said agreement for the
complete text thereof.
Under the Remarketing Agreement, Goldman Sachs & Co. shall act as the exclusive Remarketing
Agent with respect to the Bonds in accordance with the provisions of the Indenture. The Remarketing
Agent must use its best efforts to remarket such Bonds in accordance with the Indenture. It may resign
after 60 days' prior written notice of its intention to do so and may be removed by the City at the
direction of the Company upon at least 60 days' prior written notice by the City delivered to the
Remarketing Agent, the Trustee and the Company. No resignation or removal of the Remarketing Agent
will take effect until the appointment of a successor. The principal office of the Remarketing Agent shall
be located in the same city as the principal office of the Tender Agent. .
UNDERWRITING
The City has agreed to sell, and the Underwriters have agreed, subject to certain conditions, to
purchase the Bonds at a price of $ . The Underwriters' obligations are subject to certain
conditions precedent, and the Underwriters do not have the right to purchase less than all the Bonds.
The offering prices of the Bonds may be changed from that set forth on the cover page hereof
from time to time by the Underwriters. The Underwriters may offer to sell the Bonds to certain dealers
(including dealers depositing Bonds into investment trusts) and others at prices lower than the public
offering prices stated on the cover page hereof.
The Company has agreed to indemnify the Underwriters against certain civil liabilities, including
liabilities under the federal securities laws.
TAX MATTERS
In the opinion of Orrick, Herrington & Sutcliffe and Harrison, Taylor & Bazile, Co-Bond Counsel,
based on an analysis of existing laws, regulations, rulings and court decisions, interest of the Bonds is
excluded from gross income for federal income tax purposes and is exempt from State of California
personal income taxes. However, Co-Bond Counsel express no opinion as to the status of interest on
any Bond for federal income tax purposes during any period that such Bond is held by a "substantial
user" of facilities refinanced with proceeds of the Bonds or by a "related person" within the meaning of
Section 147(a) of the Code. Co-Bond Counsel are also of the opinion that interest on the Bonds is a
specific preference item for purposes of the federal individual and corporate alternative minimum taxes.
A complete copy of the proposed opinion of Co-Bond Counsel is set forth as Appendix B hereto.
The Code imposes various restrictions, conditions and requirements relating to the exclusion from
gross income for federal income tax purposes of interest on obligations such as the Bonds. The City and
the Company have covenanted to comply with certain restrictions designed to assure that interest on the
Bonds will not be included in federal gross income. Failure ~o comply with these covenants may result in
24
/3 -- 7)
interest on the Bonds being included in gross income for federal income tax purposes, possibly from the
date of issuance of the Bonds. The opinion of Co-Bond Counsel assumes compliance with these
covenants. Co-Bond Counsel have not undertaken to determine (or to inform any person) whether any
actions taken (or not taken) or events occurring (or not occurring) after the date of issuance of the
Bonds may adversely affect the tax status of interest on the Bonds.
Certain requirements and procedures contained or referred to in the Indenture, the Loan
Agreement, the Tax Certificate and other relevant documents may be changed and certain actions
(including, without limitation, defeasance of the Bonds) may be taken under the circumstances and
subject to the terms and conditions set forth in such documents. Co-Bond Counsel express no opinion
as to any Bond or the interest thereon if any such change .occurs or action is taken upon the advice or
approval of bond counsel other than themselves.
Although Co-Bond Counsel have rendered an opinion that interest on the Bonds is excluded from
gross income for federal income tax purposes and is exempt from State of California personal income
taxes, the ownership or disposition of, or the accrual or receipt of interest on, the Bonds may otherwise
affect the tax liability of the holder of a Bond. The nature and extent of these other tax consequences
will depend upon the particular tax status of the holder of the Bond or its other items of income or
deduction. Co-Bond Counsel express no opinion regarding any such holder's other tax consequences.
LEGAL MATTERS
Legal matters incident to the authorization, issuance, sale and delivery of the Bonds and with
regard to the tax status thereof will be subject to the approval of Orrick, Herrington & Sutcliffe and
Harrison, Taylor & Bazile, Co-Bond Counsel. The Underwriters' obligation to purchase the Bonds is
subject to the delivery of such opinion. Certain other legal matters wiU be passed upon for the City by
the City Attorney of the City of Chula Vista, for the Company by Stephen L. Baum, Esq., General
Counsel of the Company, and for the Underwriters by Morrison & Foerster.
This Official Statement has been duly approved, executed and delivered by the City.
CITY OF CHULA VISTA
By
[City Manager]
25
/3-7~
APPENDIX A
SAN DIEGO GAS & ELECTRIC COMPANY
San Diego Gas & Electric Company (the "Company") is an operating public utility engaged
principally in the business of generating, purchasing and distributing electric energy to approximately 1.1
million customers in San Diego County and in portions of Orange County, California, and purchasing and
distributing natural gas to approximately 680,000 customers in San Diego County. The Company
estimates that the population of the territory served as of January 1, 1992 was approximately 2.8
million of which approximately 1.1 million resided in The City of San Diego. The Company has three
franchises from the City, which expire on January 17, 2021.
The Company was incorporated in California in 1905. Its principal offices are in the Electric
Building, 101 Ash Street, San Diego, California 92101, and its telephone number is (619) 696-2000.
AVAILABLE INFORMATION
The Company is subject to the informational requirements of the Securities Exchange Act of 1 934
and in accordance therewith files reports, proxy statements and other information with the Securities
and Exchange Commission (the "Commission"). Such reports, proxy statements and other information
filed by the Company can be inspected and copied at the public reference facilities maintained by the
Commission at 450 Fifth Street, N.W, Washington, DC 20549, as well as the Regional Offices at 75
Park Place, Suite 1400, New York, NY 10007; and Northwest Atrium Center, 500 West Madison Street,
Chicago, IL 60661. Copies of such material can be obtained by writing to the Public Reference Section
of the Commission, 450 Fifth Street, N.W., Washington, D.C. 20549 at prescribed rates. Reports,
proxy material and other information concerning the Company can also be inspected at the offices of the
New York, American and Pacific Stock Exchanges.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
There are hereby incorporated by reference in this Appendix A the following documents which
have heretofore been filed with the Securities and Exchange Commission:
(a) The Company's Annual Report on Form 10-K for the year ended December
31, 1 991, filed pursuant to Section 13 of the Securities Exchange Act of 1934;
(b) The Company's Quarterly Reports on Form 10-Q for the quarters ended
March 31, 1992, June 30, 1992 and September 30, 1992 pursuant to Section 13 of the
Securities Exchange Act of 1934; and
(c) Current Reports of the Company on Form 8-K dated January 16, 1992 and
February 24, 1992 filed pursuant to Section 1 3 of the Securities Exchange Act of 1934.
All documents filed by the Company pursuant to .Sections 13(a), 13(c), 14 or 15(d) of the
Securities Exchange Act of 1 934 subsequent to the date of this Official Statement and prior to the
termination of the offering made by this Official Statement shall be deemed to be incorporated herein by
reference and to be part of this Appendix A from the date of filing of such documents.
The Company hereby undertakes to provide without charge to each person to whom a copy of tt1is
Official Statement has been delivered, upon the written or oral request of such person, a copy of any
and all of the documents that have been incorporated by reference in this Appendix A, except that
exhibits to such documents shall not be provided unless they are specifically incorporated into such
A-l
).--7 0q
-).- / (
documents. Requests for such information should be directed to D.M. Richardson, Secretary, San Diego
Gas & Electric Company, P.O. Box 1831, San Diego, California 92112, telephone: (619) 696-2000.
SELECTED FINANCIAL AND OPERATING INFORMATION
Customers (September 30, 1992)(millions)
Total System Capability (Megawatts) (September 30, 1992)
Kilowatt-Hour Sales (12 Months Ended September 30, 1992)
(millions)
Funds Required for Construction Expenditures (1992-1996)
(millions)
Energy Sources (12 Months Ended September 30, 1992)
1.1
3,800
15,681
$ 1,944
Purchased Power 51 %
Nuclear 21 %
Natural Gas/Fuel Oil 28%
CONSOLIDATED FINANCIAL INFORMATION
(DolI.s in Millions)
Income Statement Data:
Total Operating Revenue..
Operating Income.........
Total Interest Expense...
Net Income...............
Ratios of Earnings to
Fixed Charges(2).......
Year Ended Oec....r 31.
1987 1988 1989 ...1m..
$1,562 $1,621 $1,670 $1,m
261 275 285 314
103 103 104 113
197(1) 189 187 208
3.54 3.37 3.49 3.71
...mL
12 Months
Septenber 30.
1992
$1,789
316
110
208
$1,878
316
110
198
3.64
3.71
~ember 30. 1992
~ As Adlusted(4)
P.cent of
Recaoltalization
Capitalization(5)
Common Shareholders' Equity .....................
Preferred Stock without Mandatory
Redemption Requirements ...................
Preferred Stock with Mandatory
Redemption Requirements ...................
Long-Term Debt... ...... ........... .....................
$ 419
50.8%
88
3.1
47
uai
1.7
44.4
Total Capitalization...............................................
$2.793
100.0%
(1)
(2)
Includes .18 million for cumulative effect of change in accounting principle for unbilled revenues.
For purposes of computing ratio of earnings to fixed charges, -earnings- are defined as income before fixed
charges and taxes on income, excluding the cumulative effect of a change in accounting principle for unbilled
revenues. Fixed charges consist of interest and the estimated interest portion of annual rentals.
[To Comel
[To Comel
Excludes preferred stock and long-term debt due within one year.
(3)
(4)
(5)
A-2
IJ-~tJ
APPENDIX B
FORM OF OPINION OF CO-BOND COUNSEL
City of Chula Vista
Chula Vista, California
Re: City of Chula Vista
Industrial Development Revenue Bonds
(San Dieao Gas & Electric Comoanv) 1992 Series A
(Final Opinion)
Ladies and Gentlemen:
We have acted as co-bond counsel in connection with the issuance by the City of Chula Vista (the
"City") of [$200,000,000] aggregate principal amount of the City of Chula Vista Industrial Development
Revenue Bonds (San Diego Gas & Electric Company) 1992 Series A and B, issued pursuant to the
provisions of Ordinance No. 1970, as amended (comprising Chapter 3.48 of the Chula Vista Municipal
Code), and pursuant to an Indenture of Trust, dated as of December 1, 1992 (the "Indenture"), by and
between the City and Bank of America National Trust and Savings Association, as trustee (the
"Trustee"). The Bonds are issued for the purpose of making a loan of the proceeds thereof to San Diego
Gas & Electric Company, a California corporation (the "Company"), pursuant to a Loan Agreement,
dated as of December 1, 1992 (the "Loan Agreement"), between the q~ and the Company. Capitalized
terms not otherwise defined herein shall have the meanings ascribed to such terms in the Indenture.
In such connection, we have reviewed the Indenture, the Loan Agreement, opinions of counsel to
the City and the Company, the Tax Certificate and Agreement, certain ordinances and resolutions of the
City, certificates of the City, the Trustee, the Company and others, and such other documents, opinions
and matters to the extent deemed necessary by us to render the opinions set forth herein. We have not
undertaken to verify independently, and we have assumed, the accuracy of the factual matters
represented, warranted or certified in such documents, and of the legal conclusions contained in the
opinions referred to above, and we have assumed the genuineness of all documents and signatures
presented to us (whether as originals or as copies) and the.due and legal execution and delivery thereof
by any parties other than the City.
Certain requirements, agreements and procedures contained or referred to in the Indenture, the
Loan Agreement, the Tax Certificate and other relevant documents may be changed and certain actions
(including, without limitation, defeasance of Bonds) may be taken or omitted under the circumstances
and subject to the terms and conditions set forth in such documents. No opinion is expressed herein as
to any Bond or the interest thereon on or after any such change occurs or action is taken or omitted
upon the advice or approval of counsel other than ourselves.
The opinions expressed herein are based on an analysis of existing laws, regulations, rulings and
court decisions and cover certain matters not directly addressed by such authorities. Such opinions may
be affected by actions taken or omitted or events occurring after the date hereof. We have not
undertaken to determine, or to inform any person, whether any such actions or events are taken or
omitted or occur, and we have no obligation to update this opinion. Our engagement with respect to the
Bonds has concluded with their issuance. Further, we have assumed compliance with all covenants and
agreements contained in the Indenture, the Loan Agreement and the Tax Certificate including (without
limitation) covenants and agreements compliance with which is necessary to assure that future actions,
omissions or events will not cause interest on the Bonds to be included in gross income for federal
income tax purposes. We call attention to the fact that the rights and obligations under the Bonds, the
Indenture, the Loan Agreement and the Tax Certificate and Agreement may be subject to bankruptcy,
insolvency, reorganization, moratorium, fraudulent conveyance, arrangement and other similar laws
B.1
/J~~/
relating to or affecting creditors' rights, to the application of equitable principles, to the exercise of
judicial discretion in appropriate cases and to the limitations on legal remedies against cities in the State
of California. We also express no opinion with respect to any indemnification, contribution, choice of
law, choice of forum or waiver provisions contained in the foregoing documents. Finally, we have
undertaken no responsibility for the accuracy, completeness or fairness of any official statement or other
offering material relating to the Bonds and express herein no opinion with respect thereto.
Based on and subject to the foregoing, and in reliance thereon, as of the date hereof, we are of
the following opinions:
1 . The City has lawful authority for the issuance of the Bonds, and the
Bonds constitute valid and binding limited obligations of the City payable solely from
Revenues and other sources as and to the extent specified in the Indenture.
2. The Indenture has been duly executed and delivered by, and constitutes
the valid and binding obligation of, the City. The Indenture creates a valid pledge, to
secure the payment of the principal of and interest on the Bonds, of the Revenues and
the Mortgage Bonds to the extent the City has any interest therein, subject to the
provisions of the Indenture permitting the application thereof for the purposes and on the
terms and conditions set forth in the Indenture. The Indenture also creates a valid
assignment to the Trustee, for the benefit of the holders from time to time of the Bonds,
of the right, title and interest of the City in the Loan Agreement, except the right to
receive certain payments and notices and to give certain consents and approvals (to the
extent more particularly described in the Indenture).
3. The Loan Agreement has been duly authorized, ,.executed and delivered
by, and constitutes the valid and binding agreement of, the City.
4. The Bonds are not a debt or liability or pledge of faith and credit of the
City and are payable solely from the funds provided in the Indenture therefor.
5. Interest on the Bonds is excluded from gross income for federal income
tax purposes under Section 103 of the Internal Revenue Code of 1986 (the "Code") and
is exempt from present State of California personal income taxes, except that no opinion
is expressed as to the status of interest on any Bond during any period that such Bond is
held by a "substantial user" of any facilities financed or refinanced with Bond proceeds or
by a "related person" within the meaning of Section 147(a) of the Code. We observe
that interest on the Bonds is a specific preference item for purposes of the federal
individual and corporate alternative minimum taxes. We express no opinion regarding
other tax consequences related to the ownership or disposition of, or the accrual or
receipt of interest on, the Bonds.
Very truly yours,
ORRICK, HERRINGTON &. SUTCLIFFE
HARRISON, TAYLOR &. BAZILE
V21892(21420]5
) 3 ~.. JYd-
NOV 23 '92 03:20PM OHS 7W (415)7734249
P.2/3
~I~
PUBLIC HEARING
CONCERNING THE CITY OF.CHULA VISTA
INDUSTRIAL DEVELOPMENT REVENUE BONDS
(SAN DIEGO GAS & ELECTRIC COMPANY)
.-=------;i
Ladies and Gentlemen:
"'I'he city proposes to issue up to $250,000,000 of its
industrial revenue bonds in one or more series to assist San
Diego Gas , Electric Company in financing certain facili~ie$ for
the local furnishinq of electric energy and gas."
"Section 147(t) (2) of the Internal Revenue Code of 1986
requires that, in order for the interest on such Bonds to be
excluded from gross income for federal income tax purposes, the
city Council, as the "applical:lle elected representative" of the
City, must approve the issuance of the bonds following a public
hearing which has been preceded by reasonable public notice."
liOn November 7, 1992 and November 11, 1992, notice was
published in newspapers ot general circulation in the City of
Chula vista concerning a public hearing to be held at this
meeting relating to the City'S proposal to issue the Bonds."
"The Bonds will be issued t.o assist the Company in
tinancinq or reti~ancinq various additions and improvements to
it.s faoilities for the local furnishinq of gas and electric
enerqy. These facilities will be located throughout the
company's qas and electric customer service areas in San Diego
and Oranqe Counties and will include, without limitation, the
Company's Pipeline 2000 project.1I
IP2-9J32.1
/3~ ~3
NOV 23 '92 03:20PM OHS 7W (415)7734249
P.3/3
..
...
"The Bonds will be payable ~olely from amounts received
by the city from or under one or more related loan agreements
with the Company and will not be a general obligation of the city
of the State of California, or a charge upon the full faith and
credit or taxing power of either."
"As announced in the pUblished notioes, we now offer
this opportunity for all interested persons to speak or sUDmlt
written comments oonoerning the proposal to issue the Bonds and
the nature or location of t.he facilit.ies to be financed thereby."
[COMMENTS TO BE HEARD/RECEIVED)
"Thank you. The hearing is now adjourned."
sn.933'l.l
,d /;J~'6r
ITEM TITLE:
COUNCIL AGENDA STATEMENT
Item J if
Meeting Date 11/24/92
PUBLIC HEARING: GPA-93-01, FSEIR-92-02, PCS-92-05, PCS-93-
01: Considering an amendment to the General Plan, Final
Supplemental Environmental Impact Report, amendments to the EI
Rancho Del Rey Specific Plan, Rancho Del Rey Sectional Planning
Area I Plan (SPA) I Plan, Rancho Del Rey Planned Community
District Regulations, Rancho del Rey Employment Park Design
Guidelines, Rancho Del Rey SPA I, II and III Public Facilities
Financing Plan, New Air Quality Improvement Plan, Water
Conservation Plan, Tentative Maps Chula Vista Tract 92-05 and 93-
01, Plaza Amena street name change, Development Agreement,
CEQA Findings, Mitigation Monitoring and Reporting Program, and
Statement of Overriding Considerations
Resolution } IoqD 0 Certifying the Final Supplemental
Environmental Impact Report (SEIR-92-02), Approving GPA-93-01,
PCM-91-16 amendment to the Rancho del Rey Sectional Planning
Area Plan (SPA) I including Employment Park Design Guidelines,
amendment to the Public Facility Financing Plan, approving Tentative
Maps PCS-92-05 and 93-01 and street name change from Plaza
Amena to Tierra del Rey, Air Quality Improvement Plan and Water
Conservation Plan
Ordinance :2;:35 Approving PCM-91-16 amendment to the
Rancho del Rey Specific Plan, Planned Community District
Regulations and Development Agreement, Adopting Mitigation
Monitoring and Reporting Program and Statement of Overriding
SUBMITTED BY: :::::::i::n:~::~~(2 d1J ~
Director of Community Developme't./f'" ,\.-/"
REVIEWED BY: City Manage~ (4/5ths Vote: Yes_No.1.]
This item involves an amendment to the General Plan, EI Rancho del Rey Specific Plan,
Rancho del Rey Specific Planning Area (SPA) I Plan, Planned Community District
Regulations, RDR Employment Park Design Guidelines, Public Facilities Financing Plan;
approvals of an Air Quality Improvement Plan, Water Conservation Plan, Tentative Maps,
street name change and Development Agreement. It also includes making CEQA findings
of fact, adopting mitigation and reporting program, and statement of overriding
considerations.
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) ~ - )
Page 2, Item J ~
Meeting Date 11/24/92
RECOMMENDATION: That the Council adopt the resolutions and ordinances approving
GPA 93-01, PCM-91-16, PCS-92-05, PCS-93-01 and street name change from Plaza
Amena to Tierra del Rey.
A provision has been included in the resolution adopting the General Plan Amendment
which has the effect of combining it into a single action with any other General Plan
Amendment adopted at the same meeting. This provision ensures that the City does not
exceed the limitation on the number of General Plan Amendments it can adopt in anyone
calendar year.
FINAL ENVIRONMENTAL IMPACT REPORT
The Rancho del Rey Commercial Center Draft Supplemental EIR (EIR-92-02) was
circulated for public review from July 21, 1992 to September 9, 1992. The closing public
hearing before the Planning Commission on September 9 on the Draft Supplemental EIR
concluded this public review period. Many comments were received as a result of this
public review, with most of the comments relating to the issues of traffic, air quality, noise,
lighting, and crime. The comments and responses are now included in the Final EIR
document, with corresponding appropriate text changes.
The California Environmental Quality Act (CEQA) requires that a Final EIR contain:
· the Draft EIR or a revision of it,
· comments and recommendations received on the draft EIR,
· responses of lead agency to significant environmental points raised in the
review, and any other information added by the lead agency.
The Final Supplemental EIR contains the above listed information.
The purpose of the FSEIR is to provide the decision-makers with information they may
use in considering the Project, but the FSEIR is not intended, in itself, to determine the
decision to approve or disapprove the Project.
BOARDS/COMMISSIONS RECOMMENDATION: On August 24, 1992, the Resource
Conservation Commission reviewed the Draft Supplemental SEIR and raised questions
regarding the unmitigable air pollution and traffic issues discussed in the SEIR. However,
the Commission endorsed the project indicating that the project was a benefit to the
community (see August 24, 1992 RCC minutes in Section 11 in your notebook).
On July 27, 1992, a conceptual Master Development Plan showing all major tenants and
the proposed architectural theme was presented to the Design Review Committee in
order to obtain their input and direction. The Committee concurred with the proposed
architectural theme and the conceptual Master Development Plan, but recommended that
the revisions to the Employment Park Design Guidelines include graphics illustrating the
WPC F:\HOME\PLANNING\307.92 (Rev. November 19, 1992)
/ '1-2
Page 3, ItemlL
Meeting Date 11/24/92
intended architectural theme and to clarify the stated design guidelines (see July 27, 1992
DRC minutes in Section 11 in your notebook).
On September 9, 1992, the Planning Commission took public testimony on the Draft
SEIR.
On September 21, 1992, the Design Review Committee reviewed the final version of the
amended Employment Park Design Guidelines (subsequently renamed Business Center
Design Guidelines) and endorsed the document with some recommended changes and
refinements. The Committee's listed in the September 21, 1992 DRC minutes in Section
11 of your notebook have been incorporated in the latest version of the Design
Guidelines, and are being recommended for adoption.
On October 7, 1992, the Economic Development Commission approved the project in
concept. The minutes of the meeting are in Section 11 of your Notebook.
On November 9, 1992, the Resource Conservation Commission reviewed the Commercial
Center Air Quality Improvement Plan and the Water Conservation Plan. Both documents
received three votes for approval with one abstention from the new member who did not
feel qualified to vote. A vote of the RCC requires four votes to approve a motion.
On November 18, 1992, the Planning Commission certified the Final Supplemental
Environmental Impact Report (FSEIR-92-02) by a 7-0 vote. The Commission then voted
in a single motion 5-2 to recommend that the City Council adopt the ordinance and
resolution approving the project. Minutes of the meeting will be made available to the
Council prior to its meeting on November 24, 1992.
PUBLIC INPUT
On August 13, 1992, the Planning and Community Development Departments organized
a public forum to familiarize the neighborhood residents with the development proposal
and the Draft Supplemental Environmental Impact Report prepared for the project. The
recorded public input is summarized in the attached August 13, 1992 Public Forum
Comments in Section 12 of your Notebook.
In addition to the Public Forum and the comments received during the SEIR review
period, Staff received several letters from surrounding neighbors stating their concerns
regarding the higher levels of traffic on East H street and the potential for an increase in
crime as a result of the subject project. The letters are included in the Public Input
section of your Notebook.
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
) If,J
Page 4, ItemiL
Meeting Date 11/24/92
DISCUSSION:
1. Existina Site Characteristics
The existing Employment Park is an 84.5 (net) acre site subdivided into 39
individual parcels and served by an internal public street system. The existing
parcels vary in size from .40 to 8.5 acres and have been graded into a series of
terraced building pads descending towards the west.
The proposed commercial center constitutes the westerly 55 acres of the
Employment Park and is bounded on the north by a branch of Rice Canyon which
serves as a buffer between the northerly adjacent residential neighborhoods and
the existing Employment Park, to the west by an open space district, to the east
by Employment Park vacant parcels, and to the south by East H Street beyond a
linear open space lot which serves as a landscape buffer between the developable
area and the public right of way.
2. Adiacent Zonina and Land Use
I I Zoning I RDR I I
North P-C R-12/0S-5 Vacant/Open Space
South PC OS-5 East H Street
East P-C EP-1 Vacant
West P-C OS-5 Vacant/Open Space
3. Proiect Description
The proposed Commercial Center encompasses the westerly 55 acres of the
Employment Park and includes lots 1 to 24 of the original Employment Park
subdivision.
The existing EP (Employment Park) land use designation is proposed to be
changed to create a new C (Commercial Center) zone to allow the introduction of
a new Commercial Centerto the existing Employment Park. The parcels containing
the existing 30,000 sq. ft. Brunswick bowling alley and approved car wash, which
are within the project boundaries, will not be affected by the new land use
designation and will remain as conditional uses under the new PC District
Regulations.
The development proposal (see Figure B in the Staff report) involves substantial
re-grading of the existing Employment Park and consolidation of lots 1-3 and 12-24
of the original subdivision and vacation of some of the existing streets. Vacation
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
Ilj - ~
Page 5, Iteml1-
Meeting Date 11/24/92
of existing streets includes the easterly 810 feet of Paseo Del Rey, the westerly
1,500 feet of Tierra Del Rey and the westerly 410 feet of Plaza Court. The
proposal also includes changing 360 feet of Avila Way from public right of way to
a private street. The above mentioned reorganization would allow the creation of
large parcels suitable for major retail store buildings such as Home Depot, K-Mart
and the Price Club. Other smaller parcels will be retained from the original
subdivision or created as part of the proposed resubdivision to accommodate
complimentary retail commercial service and entertainment uses (see figures 81-
85 in the staff report).
The project also includes the abandonment of an existing open space public
access easement located at the northwest end of Plaza Court that presently
connects the Rice Canyon open space trails with Plaza Court (see Figure C in the
Staff report). The applicant will provide an easement across the easterly end of
Lot 1 connecting Open Space Lot E with the new terminus of Plaza Court in lieu
of the former access road.
To accomplish the necessary regrading, minor boundary adjustments of fee title
between the Employment Park and the City are also proposed for the northerly
and southerly adjacent open space lots 8, C, and E.
4. Master Commercial Center Development Plan
As part of the proposed amendments, the Applicant is proposing a conceptual
Master Development Plan to guide the arrangement of the three Major Users (see
Figure 8 in the Staff report). The Master Plan identifies the general location of the
buildings, the on-site vehicular circulation system, and parking and loading
facilities, along with two small pads located on either side of the Avila Way
entrance to the project. The conceptual site design of all the smaller parcels has
not been incorporated in the proposed Master Development Plan. However, the
revised design guidelines provide the necessary criteria to guide the development
and design of these parcels.
ANALYSIS
1. General Plan Amendment (Resolution)
The proposed Commercial Center is consistent with the Chula Vista General Plan
with respect to its goals for retail commercial development and in its goals to
generally improve the City's economic base.
Under the EI Rancho del Rey Specific Plan, adopted on November 12, 1985, the
PC District Regulations listed a range of uses including office and service
commercial, research and development, and some light manufacturing. In the
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subsequent update of the Chula Vista General Plan in 1989, the accompanying
General Plan diagram shows the land use as Research and Limited Manufacturing.
The Employment Park land uses are substantially consistent with the General Plan
although the adopted Planned Community District Regulations list a number of
commercial uses, which for the most part, were intended to support the light
industrial uses.
The General Plan's Goal No.2, Retail Commercial Development, identifies the
Third Avenue Business Center, The Chula Vista Shopping Center and Broadway
as major concentrations of retail commercial uses. The General Plan text indicates
that these commercial areas fail to capture a proportionate share of the regional
market.
The particular stores being considered for the Commercial Center, including the
Home Depot, which will be relocating from its existing location in the Terra Nova
Shopping Center, fill special niches in the market and have demonstrated
substantial success in attracting shoppers. This new Commercial Center and the
existing neighborhood shopping centers in the eastern territories provide more
convenient and diversified shopping areas for the City's eastern residents who
presently drive to western Chula Vista or centers outside the City for the services
and commodities offered by the proposed Commercial Center stores.
Consequently, the proposed project meets the General Plan objective of providing
commercial centers in developing areas convenient to new neighborhoods.
The City contains a total of about 1900 acres of land zoned industrial most of
which is located along the south and west jurisdictional boundaries and small
enclaves within Eastlake I and Rancho Del Rey Planned Communities. Thirty-five
percent of this land is presently vacant (671 ac.).
The proposed change in land use designation represents a 3% reduction in land
presently zoned industrial and about an 8% reduction in the available (vacant)
industrial acreage within the City boundaries. This change also represents a
reduction in professional and technical employment opportunities for the City's
eastern residents. However, the eastern 30 acres (net) of the existing Employment
Park which is proposed to remain, and the Eastlake I Employment Park, which is
located about 2 miles east from the subject site, provide a combined total of about
90 acres of available industrial land and professional and technical employment
opportu nities.
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2. EI Rancho del Rev Specific Plan - Commercial Center Amendment
( Ordinance)
(See Section 3)
The proposed amendment consists of changes to the text and the Specific Plan
Map (see Figure D in the staff report) and the Administrative Plan diagrams from
EP (Employment Park) to EP and C (Commercial Center).
The Specific Plan serves as the bridge between the General Plan and the RDR
SPA I Plan. As such, it addresses in greater detail and specificity the developer's
intent to provide a viable and attractive planned community. The Specific Plan is
required to be consistent with the General Plan.
The proposed amendment is intended to establish standards for commercial uses
to be part of the Commercial Center and to maintain the standards for the
remaining Employment Park uses. The SPA I Planned Community District
Regulations and Design Guidelines address the issues of land use compatibility
and provide specific measures to reduce impact on adjacent land uses, including
separation from nearby residential areas by way of landscape buffers and open
space physical separation, development standards to insure a higher level of
aesthetic treatment, and by limiting direct access to East "H" Street. The
performance standards have also been amended to reduce potential impacts on
adjacent residential uses.
3. Rancho del Rev SPA I Plan Amendment (Resolution)
(See Section 4)
The proposed Rancho del Rey SPA I Plan amendment consists of text and
graphics changes to allow for the three major retailers and support commercial to
be incorporated into the existing employment park. The proposed SPA Plan
diagram is modified to reflect the new designation of "Business Center" for the
entire property which is to be further divided into a C district for the westerly 55
acres of commercial center, and an EP district for the remaining eastern
employment park area (see Figure E in the Staff report).
The particular issue areas are discussed below:
a. Desion Influences
The project setting is a terraced land area of approximately 84.5 (net) acres
consisting of graded building lots stairstepping down from east to west and
separated from adjacent land uses. To the north is continuous open space
consisting of a branch of Rice Canyon, which varies in width and forms the
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southern boundary of existing and future residential areas within the Rancho
Del Rey SPA I Plan area.
The principal feature to the south is East H Street, a major arterial street
which is designated as a Scenic Roadway in the Chula Vista General Plan.
Beyond East H Street is additional open space with hills sloping up to
existing residential development to the south. A major feature of this scenic
roadway is the open space which, with its varying slopes and landscaping,
creates a scenic buffer between the street and the project. In addition to
views down onto the site from surrounding areas, the site itself affords
views of the adjacent canyon and slopes and views of San Diego Bay and
beyond to the west.
Another important design influence is the already established mediterranean
architectural theme used for the residential component of the Rancho Del
Rey Planned Community. The developer has proposed that this same
theme be followed in the proposed Commercial Center.
Staff has analyzed the project in terms of its impact on adjacent land uses
and the influences of existing conditions on the project. Of particular
concern are the visual aspects of the development when viewed from
adjacent residential areas and from East H Street (see Figure F in the staff
report). While Rice Canyon provides physical separation from existing and
planned housing to the north, the width of the open space is not sufficient
to obviate the need for careful design treatment of the proposed
Commercial Center structures. However, attention to articulation of building
elements to visually reduce the impact of their size and mass (see Figures
G & H in the staff report), screening of roof mounted equipment and
screening of service areas such as truck loading, outdoor storage and large
expanses of parking, have been prescribed in the Design Guidelines
amendment.
The reconfiguration of the land parcels, the re-grading, vacation of certain
interior streets and the construction of three large freestanding buildings
with their related open parking areas will create a much different
appearance from the smaller users anticipated under the employment park
designation.
Staff concludes that through techniques such as design review, earth
berming, landscaping, attention to parking lot design and control of exterior
lighting and signage the proposed development can exist harmoniously with
present and future surroundings and will respect the already established
architectural theme, open space and scenic highway qualities of the area.
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b. Circulation and Traffic
The Final Supplemental Environmental Impact Report identifies a total of
44,592 total daily automobile trips to be generated by the proposed
Commercial Center, whereas 18,700 ADT had been allowed for the
previous land uses covering the same acreage. The study determined that
with improvements to the existing intersections consisting of added lanes
and additional signals along with deceleration lanes on westbound East H
Street, the additional traffic can be accommodated at levels of service within
the Growth Management Threshold Standards. A more detailed analysis of
the traffic generation and the circulation design is included in the FSEIR.
1) Signalization at Avila Way. Staff supports an intersection at Avila
Way which will permit dual left-turn only lanes from eastbound East
H Street with no left-turn out of Avila Way onto East H Street. Staff
has determined that the benefits generated by this limited
configuration in easing demand on the intersections of East H Street
at Paseo Del Rey and Tierra del Rey compensate for the resulting
slight reduction of speed on East H Street for westbound traffic. In
addition, traffic signals and expanded intersection geometrics will be
required at the intersections of Paseo del Rey and Plaza Court and
at the intersection of Tierra Del Rey and the entry drive at major C.
The addition of the left-turn-in signal at Avila Way will substantially
reduce the time to load traffic on and off the site.
2) Internal Circulation. An added traffic issue is the adequacy of
internal circulation. With the vacation of the existing on-site
dedicated streets, travel between the east and west ends of the
overall site will be provided by way of private driveways. The
proposed master site plan provides for a three-lane driveway across
parking lots serving Majors Band C. This driveway will have
significant cross traffic including vehicles, pedestrians, and shopping
carts occurring at numerous locations. In addition to the frequent
points of conflict, the internal driveways have a number of steep
grades which pose additional safety concerns. The traffic study
performed as part of the SEIR identified 5 percent of the trips on
East H Street adjacent to the site as originating and terminating
within the Business Center. It is important that improvements be
made to the internal circulation system during the Design Review
process to permit trips to be contained on-site rather than be
diverted to East H Street.
3) Pedestrian Circulation. The SEIR has identified a need for safe
pedestrian walkways between buildings and bus stops to be located
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on East H Street. During site plan review of individual projects,
additional pedestrian walkways will be required to be provided to
encourage shoppers to walk between buildings and to access bus
stops without walking in parking lot drive aisles wherever possible.
4) Bicycle Circulation. Bicycle use will be encouraged as an alternate
transportation mode, especially for employees and casual shoppers.
A SEIR mitigation will require bicycle racks to be installed on all
commercial sites. A related bicycle traffic issue is the interruption of
the striped on-street bike lane on the north side of East H Street due
to the introduction of right turn deceleration lanes over a substantial
portion of the frontage on East H Street commencing east of Tierra
del Rey and terminating at Paseo del Rey. The construction of this
traffic lane will change the bike lane to a bike route upon which
bicycle and decelerating vehicular traffic will be required to share the
lane. This interruption of the bikeway is significant in that East H
Street is part of the city-wide Bicycle Plan as shown in the General
Plan. In order to minimize the extent to which automobile and
bicycle traffic are required to share the same lane, the total length of
deceleration lanes should be reduced to a minimum consistent with
the shortest length necessary to permit safe vehicle access to the
site.
5) Traffic Stackina. The specific locations of access to the major users'
sites provide limited distances for stacking vehicles leaving and
entering the Commercial Center. As a result of the concern raised
over this issue, the traffic consultant for the SEIR performed a
number of supplemental studies to verify the mitigations in the
environmental document with respect to number of lanes, necessary
time to load and unload the site and to address issues of internal
circulation. The consultant's conclusions were that the SEIR
mitigations adequately address the increased traffic to levels of
service required by the Growth Management Thresholds. The
studies further indicated that, despite a slight reduction of average
speed on East "H" Street, a traffic signal allowing eastbound traffic
to enter the site at Avila Way will improve the performance of the
intersections at Paseo del Rey and Tierra del Rey sufficiently to
justify the third partially signalized intersection. Additional
recommendations made by the traffic consultant regarding
improvements to on-site circulation to reduce potential cross traffic
conflicts and reducing the grades at several locations can be
addressed on a project by project basis at the Precise Plan stage of
development review.
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6) Cumulative Traffic Impacts. At the Planning Commission hearing on
the draft EIR, the Commission requested further information
regarding the cumulative traffic impacts of this project, along with
other pending and approved projects which are likely to be built prior
to the construction of SR-125. Attached is a memorandum from the
City Engineer which provides additional information on this matter,
and describes current City efforts to address cumulative traffic
impacts in Eastern Chula Vista (See Attachment A to staff report).
It should also be noted that staff has included conditions in both
tentative maps which ensure that the project will be consistent with
the Eastern Chula Vista Transportation Phasing Plan and the growth
management threshold standards for traffic (Conditions IX.B, IX.N,
X.B, and X.V of Council resolution). Minor revisions have been
made to these conditions following review by the Planning
Commission to provide the City with greater flexibility in the
enforcement of these conditions.
c. Noise
The SEIR states that noise generated by vehicular traffic on East H Street,
already significant under current conditions, will be increased by
development of the Commercial Center. Areas already impacted by 65
Community Noise Equivalent Level (CNEL) on existing streets in eastern
Chula Vista will be expanded as a result of the additional traffic generated.
The SEI R also states that there is no feasible mitigation to reduce these
impacts to insignificance. For a more detailed explanation of exact
locations which will experience these increased noise impacts and their
specific levels, see the appropriate section of the SEIR.
Specific feasible mitigation of site-generated noise impacts on residential
areas is possible within the project itself through the use of sound walls,
where necessary, and orientation of service areas to shield on-site activities.
The amended Planned Community District Regulations specifically address
maximum permitted noise levels at various times of day and night.
Additional measures will be required to control specific noise sources such
as those associated with delivery vehicles, exterior public address or paging
systems, etc. If delivery vehicles service businesses during the night, or
early morning hours, special requirements may be imposed to limit noise
emissions particularly with respect to their impact on adjacent residential
uses.
An additional reduction of noise will result from the change from
Employment Park standards to those for the Commercial Center. Under
commercial use standards in the amended Planned Community District
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Regulations, allowable exterior noise levels for site generated noise are
lowered from 70 dBA to 65 dBA during normal business hours and from 70
dBA to 60 dBA during night time hours. This represents a significant
reduction in maximum permitted noise levels under existing plans.
d. Police Protection
Concern has been expressed that the increased land use intensity may lead
to an increase in criminal activity. The potential for sale and use of drugs,
and increased auto theft and burglary have been mentioned specifically by
the public. The Chula Vista Police Department has not expressed concern
that the project would create special or unusual problems which would
distinguish it from other commercial centers.
In the site plan approval process, attention shall be given to security issues
such as adequate lighting of parking areas and pedestrian walkways as well
as levels of illumination at activity areas associated with buildings.
e. Fire Protection
The project site is currently within the service area of Fire Station NO.4
located at 861 Otay Lakes Road and Station NO.2 located at 80 East J
Street. The original EIR (EIR-87-1) for Rancho del Rey SPA I gave the
response times for either station as between 2 and 3 minutes. A response
time of four minutes or less is considered acceptable.
The Fire Marshal has commented that access to the Commercial Center
appears to be adequate. Site plans for individual buildings will be reviewed
for specifics relating to access, fire hydrants and similar fire protection
items.
4. Rancho Del Rey Planned Community District Reaulations. (Ordinance)
(See Section 5)
The major modification of the existing document is a new Chapter (IX.1) containing
General Commercial development objectives, development regulations,
performance standards and permitted land uses for the newly created Commercial
Center component of the Business Center. (See Figure I in the staff report.)
Whereas certain retail distribution uses such as Price Club and Home Depot can
be allowed by conditional use permit (CUP) in the EP-1 B Zone of the Employment
Park, the existing Planned Community District Regulations generally limit the retail
uses to support and service commercial. Under the proposed new Business
Center Amendment, the three major discount retail stores as well as undesignated
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commercial uses such as restaurants, recreational facilities, movie theaters and
other retail activities would be permitted uses in the newly created C-1 district.
The project site presently contains a 30,000 sq.ft. bowling alley located at the end
of Lazo Court, and plans have been approved for an automobile service center
and car wash for the property located at the southwest corner of Paseo del Rey
and Plaza Court. Both of these uses were permitted by CUP under the
Employment Park Development Regulations and will remain as such in the new
Commercial Center Development Regulations.
The proposed Property Development Standards for the new Commercial Center
establish required building setbacks, maximum building height, lot coverage,
parking requirements, etc. to ensure the proper adaptation of buildings with the site
and appropriate interrelationships with visually sensitive areas such as Rice
Canyon, East H Street and surrounding residential neighborhoods.
The proposed regulations establish a 60 foot building setback along East H Street
except for a 40 foot setback for Lots 4, 7 and 8. This building setback along East
H Street will maintain an effective landscape buffer and preserve the scenic
highway qualities of East H Street. In addition, the PC District Regulations include
language limiting the development of lot 1 of subdivision 92-05 and lots 1 & 3 of
subdivision 93-01 to single user buildings with a minimum retail floor area of
100,000 sq.ft.
5. Business Center Desion Guidelines (Resolution)
(See Section 6)
The EIR identifies significant aesthetic impacts, and suggests that specific design
guidelines addressing the views, light and glare, large building masses, screening,
etc., be prepared to reduce the impact of large buildings and expanses of parking
on surrounding residential neighborhoods.
The Applicant has revised the Employment Center Design Guidelines to include
the proposed Commercial Center component. However, since the site will be
occupied by both the Commercial Center and the remaining portion of the existing
Employment Park, the name of the facility has been changed to Business Center
to include all of the combined properties.
The revised Design Guidelines address the Commercial Center site planning and
architectural design, and provide criteria for the design of business identification
signs, screening methods, canyon edge treatment, parking screening, site lighting,
etc. The existing design guidelines for the Employment Park component of the
new Business Center will remain unchanged except for deletion and clarification
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of text to distinguish between guidelines applicable to the Commercial Center and
the Employment Park.
On September 21,1992, the DRC endorsed the proposed draft guidelines and
offered some suggestions and changes which have been incorporated in the
document (see Section 6 in your notebook). Several specific requirements
identified by staff and the DRC which have not been incorporated into the Design
Guidelines relating to specific parcels and to pedestrian walkways are listed as
Conditions of Approval of the new Design Guidelines in the Council Resolution in
Section 2 of your notebook. These items relate to the provision of pedestrian
walkways interconnecting all buildings in the Commercial Center and the buildings
with bus stops. Also, specifically required is that all three "Major" buildings be a
minimum of 100,000 square feet in floor area and that they be occupied by single
users.
6. Commercial Center Amendment to Public Facilities Financina Plan for
Rancho del Rev SPA's I. II. III (Resolution) (See Section 8)
The proposed Commercial Center Amendment to the Rancho del Rey SPA's I, II,
and III Public Facilities Financing Plan is an update of the current PFFP for these
areas of Rancho del Rey. The Plan, last amended on January 15, 1991, is
intended to identify all of the public facilities required to support the planned
development of the three sectional planning areas. The plan further identifies
needed public facilities and Rancho del Rey's share of the cost to construct the
listed improvements. In establishing the project's share of costs, the Plan
proposes specific financing programs to facilitate construction of the necessary
improvements.
The PFFP, initially approved in October 1987, requires periodic updating as
development phases and their related facilities are built out. To that end, the Plan
has been amended twice previously in July 1989 and, most recently, January 15,
1991 by the City Council.
The purpose of the proposed PFFP Amendment is to address modifications to
needed public improvements which are required as a result of approving the
proposed changes associated with the Commercial Center Amendment to the
Rancho del Rey SPA I Plan. The proposed amendment provides new information
to modify existing tables contained within the existing Plan to reflect the modified
character of the new Commercial Center proposal and to identify the new land
areas, Transportation Development Impact Fee obligations, and funding sources
for specific required improvements. Also identified is the scope of the changes
resulting from the proposed project.
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7. Rancho del Rev SPA I Commercial Center Air Quality Improvement Plan
(Resolution) (See Section 8)
There is an adopted Air Quality Improvement Plan for SPA's II and III of Rancho
del Rey, but such a plan was not required when SPA I was adopted. The Plan,
which is attached hereto as Section 8 in your notebook, discusses generalized
measures intended to improve air quality at the project level and in the San Diego
Air Basin.
The Air Quality Improvement Plan includes specific controls relating to construction
operations, educational material distribution to area homeowners, energy
conservation practices, inclusion of bicycle racks and the provision of safe
pedestrian access to transit facilities. The Plan also states that the project
applicant and future employers of the commercial uses within the Rancho del Rey
SPA I Plan areas shall comply with the City of Chula Vista Transportation Demand
Management (TOM) Program, when established, and all applicable rules and
regulations of the San Diego Air Pollution Control District and the San Diego
Association of Governments including the Transportation Control Measure (TCM)
Plan as it is implemented.
While the specific on-site measures recommended, such as facilitation of bicycle
and transit use, appear relatively insignificant given the scale of the air quality
problem, these strategies, taken together with car and van pooling and increased
emphasis on locating housing and jobs in close proximity, will provide incentives
for behavior modification to help lessen our dependency on the automobile which
is the major contributor to air quality degradation in the San Diego area. The
Mitigation Monitoring Program for the Commercial Center will ensure that the
specific mitigations called for in the AQIP will be carried out.
8. Rancho del Rev SPA I Commercial Center Water Conservation Plan
(Resolution)
(See Section 9)
The Water Conservation Plan identifies a potential water savings of 38 percent for
the Commercial Center using recommended conservation methodologies over the
anticipated water usage without conservation. In addition, as a result of the
anticipated difference between industrial and commercial uses, the Commercial
Center is expected to use 32 percent less water than would Employment Park
uses irrespective of water conservation efforts.
The Plan describes specific techniques to reduce water usage, including the use
of low-water use fixtures and appliances, installation of plant materials which use
less water and irrigation systems designed to minimize water usage. The
developer is also the agent for distribution of educational materials to instill the
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tenets of water, conservation to area residents and tenants and owners within the
Commercial Center.
The Mitigation Monitoring Program for the Commercial Center will ensure that the
specific mitigations called for in the WCP will be carried out.
9. Tentative Maps and Street Name Chanae (Resolution)
As part of the Commercial Center Amendment to the Rancho del Rey SPA I Plan,
two Tentative Maps (Chula Vista Tracts 92-05 and 93-01) have been submitted for
approval. These two maps together contain the necessary changes in re-platting,
regrading, and relocation of utilities to accommodate the uses proposed in the
Project. Also included is the vacation and abandonment of existing public streets
within the eastern-most of the two maps (93-01). In addition, the maps show
changes to the boundaries which will involve a land swap of 0.43 acres with
adjacent open space parcels. In the case of Tract 92-05, an access easement
from Plaza Court to Open Space Lot E is included.
As a separate action, a street name change affecting a portion of Plaza Amena,
renaming it to Tierra del Rey, is proposed.
10. Development Aareement and Implementina Aareements (Ordinance)
(See Section 10)
The project has been conditioned to require that a Development Agreement or
Public Facility Financing Agreement (PFFA) be approved by Council prior to any
building permits being issued for the property in question. A Development
Agreement is herein submitted to Council covering all of the project site except
Parcel C (Price Club). A separate Development Agreement or Public Facility
Financing Agreement (PFFA) will need to be approved for Parcel C.
The purpose of the proposed Development Agreement is to provide the developer
assurances regarding vested land use entitlements and fees in return for specified
assurances and benefits to the City. The Development Agreement outlines terms
applicable to the developer and general terms that would apply to the two major
retailers (Parcels A and B).
In order for a Development Agreement/PFFA to be exercised, an Implementing
Agreement with at least one of the three major anchor retailers must be executed.
Further an Implementing Agreement will be required of each of the major retailers
prior to their pulling building permits. Each Implementing Agreement will address
the specific terms negotiated by the City with each major retailer (in Price Club's
case, the Development Agreement/PFFA and Implementing Agreement will be one
and the same). The Implementing Agreements will specify performance criteria
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required of each retailer in return for any direct and/or indirect assistance from the
City. The City is presently negotiating with Price Club, Kmart and Home Depot to
finalize their respective Implementing Agreements. (Note that Home Depot and
Kmart have signed Purchase Agreements with the applicant. Price Club is
currently finalizing their deal points.) No Implementing Agreements are being
submitted with this agenda statement.
Summarized below are the key components of the proposed Development
Agreement with the applicant, and the key components of the Implementing
Agreements with each of the three anchor retailers.
A. Development Agreement
City Requirements:
1. Financial Performance
The proposed Planned Community District Regulations require that
the three major retailer lots be developed for single user retailers of
a minimum of 100,000 square feet each. This is to ensure that the
users be of a regional or subregional nature. Additionally, the
Development Agreement defines major retailers acceptable to the
City as high volume retail stores with a minimum of taxable sales
and minimum average gross retail sales in Southern California.
2. Evidence of Financing
The developer and each major retailer will be required to submit
evidence of construction financing acceptable to the City prior to the
Development Agreement and Implementing Agreements becoming
effective.
3. Use Covenant
The developer and its successors covenant to use the property
exclusively as provided for in Applicable Standards for a minimum
number of years, and to rebuild the project should it be damaged or
destroyed within that period.
4. Operating Covenants
The individual major retailers will be required to operate their new H
Street stores for a minimum of 10 years or to incur respective
penalties as defined by the City.
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5. Existing Store Covenants
In the event that one or more of the three anchor retailers is opening
a second Chula Vista store, the applicable Implementing Agreement
will provide assurances pertaining to keeping the original location
open and operating for a defined period of time.
6. Phasing of Improvements
The Development Agreement stipulates the following: Improvements
on H Street at Paseo del Rey and on Paseo del Rey must be
commenced prior to issuance of a building permit and completed
prior to occupancy by "Major A" on the west end. Improvements on
H Street at Avila Way and Tierra del Rey must be commenced prior
to issuance of a building permit and completed prior to occupancy by
either "Major B" or "C". If both "Majors B" and "C" precede "Major
A", the "Major A" improvements must also be completed prior to
occupancy by the second east-end anchor.
7. H Street Pad Development
The Development Agreement requires development of at least one
anchor retail store prior to development of either of the two pads
fronting H Street.
8. Employment Outreach and Training
The Development Agreement and Implementing Agreements will
require the developer and/or retailers to provide a proactive
approach to recruiting, training, and hiring employees from the local
community. This must include a significant effort to work with local
education and training providers with a goal of hiring Chula Vista
residents on a priority basis.
9. The developer will pay attorney fees incurred by the City relating to
preparation of the Development Agreement and Implementing
Agreements.
City Assistance:
1. Land Use Term (Vesting)
The developer is vested with the right to develop the project for five
(5) years. Land uses will not be modified during this vesting period.
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2. Fees (Vesting)
Transportation Development Impact Fees are vested for the Major
Retailers and support commercial which are uses currently allowed
by right or by C.U.P. under the existing Employment Park zoning and
which have "prepaid" via an Assessment District. However, the
property will be subject to a proportional share of the project related
improvements which will be included in the citywide TDIF program.
Traffic Signal Fees are also vested. Additionally, the 3 Major
Retailers are exempted from future TDIF programs.
3. Abandoned Right-of-Way
Approximately 5.3 acres of abandoned streets will revert to the
developer at no cost to the developer. Of this, .56 acres would
otherwise revert to the City because the property is adjacent to City-
owned open space.
4. Indirect Benefits
Indirect benefits are passed on to the retailers as a result of the
terms outlined above.
B. Implementing Agreements
As indicated neQotiations are on-QoinQ with Price Club, Home Depot and
Kmart. The general terms of each Draft Implementing Agreement are
summarized here:
Price Club (Development Agreement or PFFAllmplementing Agreement)
City Requirements:
1. Price Club will open the new store within 18 months of gaining title.
2. Price Club will covenant to operate the new store for a minimum of
ten (10) years.
3. Price Club will covenant to upgrade the existing Broadway store and
to operate same for a minimum of eight years.
4. Price Club will advance the City up to $1.7 million funds for
construction of public improvements (which are the responsibility of
the developer).
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
11f/ /f
Page 20, Item~
Meeting Date 11/24/92
5. The developer will reduce the land sales price to Price Club by the
amount of funds "loaned" by Price Club to the City for public
improvements, as well as contribute an additional $700,000 to Price
Club to pay for Assessment District liens.
City Assistance:
1. The City will reimburse Price Club for the public improvements "loan"
over a period of 10 years from new sales tax receipts generated by
the center.
2. The City will reimburse Price Club $192,000 in DIF fees (paid at
building permit issuance) over a period of 10 years from new sales
tax receipts generated by the center.
3. The City will provide the developer an additional $835,000 in
assistance for constructing offsite public improvements. (McMillin will
reimburse the city this amount in the event Price Club does not close
escrow.)
Home Depot
City Requirements:
1. The City has requested the right to approve the Terra Nova Center
replacement tenant; Home Depot has indicated an unwillingness to
agree to this term. (Note: Attachment C to this A-113 provides the
existing Development Standards for the Terra Nova Center, outlining
allowable uses.)
2. Home Depot will open the H Street store within 18 months of gaining
title.
3. Home Depot will operate its new store for a minimum of 10 years.
In the event the store closes during the 10 year period, the City will
receive payment in compensation for lost revenues equal to $75,000
for each year of early closure.
City Assistance:
No direct financial assistance is being provided; indirect assistance is
provided via the assistance to the project developer.
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992) ) tf / ;2L;
Page 21, Item ) 4
Meeting Date 11/24/92
Kmart
City Requirements:
1. Kmart will open the H Street store within 18 months of gaining title.
2. Kmart will covenant to operate the existing store for 10 years.
3. Kmart will covenant to operate the H Street store for 10 years.
4. Should Kmart close either the existing or the new store during the 10
year period, the unpaid DIF balance (see #1 below) will be
immediately due with interest.
City Assistance:
1 . The City will permit Kmart to pay the Transportation Development
Impact Fee (DIF) over a period of 10 years.
FISCAL AND ECONOMIC IMPACT
(See "Fiscal Impacts", page 3.5-1 through 3.5-15, within the FSEIR "Impact Analysis,"
Section 3.0; See "Economic Impact Analysis" within the FSEIR, Response to Comments,
Appendix B.)
1. FSEI R Fiscal Analvsis
The FSEIR contains a section entitled "Fiscal Impacts" which is a cost/benefit
analysis of the proposed project as compared to the currently approved Business
Park uses. The analysis, conducted by John McTighe & Associates, considers all
non-enterprise fund operating costs and revenues that may be directly attributable
to the project. The study looked at short and long term costs, notably public
works, police and animal regulation, and fire protection. The study also looked at
short and long term revenues and identified revenues generated from property
taxes, sales and use taxes, franchise taxes, property transfer fees, business
licenses and investment earnings.
Tables 12-15 of the Fiscal Impact Report, shown below, summarize Costs to the
City, Revenues to the City, and Annual Net Impact of both the existing and
proposed land uses. (Table 14 breaks down Sales Tax Revenues by source.) As
illustrated in Table 15 (page 23), the FSEIR's Fiscal Analysis concludes that
the proposed commercial center will generate $2.34 million in annual net new
revenues to the City ($2.1 million more than the "existing plan" which would
generate $227,565).
WPC F:\HOME\PLANNING\307.92 (Rev. November 19, 1992)
It)~~/
Page 22, Item I If-
Meeting Date 11/24/92
TABLE 12
SUMMARY OF ON-GOING ANNUAL CITY COST INCREMENTS RESULTING
FROM DEVELOPMENT OF RANCHO DEL REY COMMERCIAL CENTER
(IN CONSTANT 1992 $)
DEPARTMENT/ACTIVITY EXISTING PROPOSED DIFFERENCE
PLAN PLAN
PUBllCWORKS
Street Maintenance $14,755 $33,657 $18,912
Street Sweeping $1,751 $1,001 ($750)
Street Tree Maintenance $3,582 $2,047 ($1,535)
T.S.{Sl Ll Maintenance $5,903 $3,373 $(2,530)
Traffic Operations $5,169 $11,798 $6,629
SUB-TOTAL PUBllC WORKS $31,149 $51,875 $20,726
POllCE AND ANIMAL REGULATION
$94,932 $125,378 $30,446
FlRE PROTECTION $30,713 $51,188 $20,475
TOTAL COST TO CITY $156,797 $228,442 $71,648
TABLE 13
ANNUAL OPERATING REVENUE
(IN 1992 $)
REVENUE SOURCE EXISTING PLAN PROPOSED PLAN DIFFERENCE ($)
GENERAL FUND
Property Taxes $77,938 $72,846 ($5,091)
Sales and Use $71 ,874 $2,253,002 $2,181,128
Franchise Taxes $16,223 $16,223 0
Property Transfer $29,463 $27,539 ($1,925)
Utility Users $154,242 $35,867 ($118,376)
Business Licenses $20,730 $20,730 0
Investment Earnings $13,889 $142,855 $128,966
TOTAL REVENUE TO CITY $384,359 $2,569,062 $2,184,702
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
IJt~~2
Page 23, ItemJ.L
Meeting Date 11/24/92
TABLE 14
TAXABLE SALES AND CITY SALES TAX REVENUE
SALES TAX RELATED TO: TAXABLE SALES TOTAL ANNUAL ANNUAL CITY SALES
PER SQUARE FOOT TAXABLE SALES TAX REVENUE
Major "A" $510 $63,892,800 $638,928
Major "B-1" $250 $26,951,500 $269,515
Major "B-2" $150 $3,750,000 $37,500
Major "C" $805 $104,650,000 $1,046,500
Other Retail $150 $13,721,400 $137,214
Fast Food Restaurant $200 $900,000 $9,000
Entertainment/Recreation/Retail $100 $11,434,500 $114,345
I TOTAL I I $225,300,200 I $2,253,002 I
TABLE 15
PROJECTED ANNUAL OPERATING REVENUES AND EXPENDITURES
(In Constant 1992$)
ANNUAL ANNUAL ANNUAL REVENUE!
REVENUE COST NET COST RATIO
IMPACT
Existing Plan $384,360 $156,794 $227,565 2.45
Proposed Plan $2,569,062 $228,442 $2,340,620 11.25
2. Economic Impact Analvsis
The City commissioned Williams Kuebelbeck and Associates (WKA) to undertake a
study to further refine the Fiscal Analysis by evaluating market factors and potential
impacts of the proposed shopping center upon existing Chula Vista businesses. The
study's methodology involved five steps: 1) identification of potentially competitive
stores, 2) identification of market areas for existing competitors and for the proposed
stores, and areas of overlap, 3) analysis of existing store market capture rates, 4)
projection of demand for the proposed stores based upon future growth, and 5)
projection of transfer of sales.
Key competitors were identified by WKA as Home Base (Broadway), Builders
Emporium (Third Avenue), the existing Kmart (Third Avenue), two Target stores
(Broadway and Fourth Avenue), and the existing Price Club. However, the two
businesses determined to be most likely impacted are the existing Kmart and Price
Club. The study closely analyzes the Kmart and Price Club market areas and
potential market overlaps.
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
It!.; 23
Page 24, ItemR
Meeting Date 11/24/92
In terms of potential impacts on existing business, WKA concludes that the proposed
center is not projected to "adversely affect any existing businesses to the point where
there would be blighted conditions through economic dislocation, deterioration or
disuse. If any business should close upon the center's opening, it would probably be
attributed to their specific financial and economical condition and not to the center's
opening."
In terms of revenues, the study makes downward adjustments to the EIR sales
projections for each of the three major retailers, based upon both respective capture
rate and transfer of sales analyses. The study also accounts for a reduction of sales
anticipated from the Terra Nova Center, based upon an average replacement tenant
for Home Depot. The results of these analyses and adjustments are shown in
Summary Table 2 of the WKA study which is duplicated below.
The WKA study reduces first year projected sales taxes from the three anchor
retailers from $1.95 million (per the EIR) to $825,000 (growing to close to $1
million in Year 5). This reduces the First Year Total Annual Net Revenues to the
City from $2.34 million to $1.21 million.
SUMMARY TABLE 2
NET SALES TAX REVENUES TO CITY FROM PROPOSED RANCHO DEL REY CENTER
(In Thousands of 1992 $)'
USER YEAR 1 YEAR 3 YEAR S YEAR 10
HOME DEPOT
Gross New Store Sales $584 $598 $608 $626
Plus: Replacement tenant at existin8 store' $102 $214 $220 $237
Less: Loss of old store $491 $516 $534 $568
Net Sales Tax to City $195 $296 $294 $295
KMART
Gross New Store Sales $271 $277 $282 $291
Less: Overlapping sales at existing store' $42 $43 $44 $46
Net Sales Tax to City $229 $234 $238 $245
PRICE CLUB
Gross Primary Market Area Sales $475 $500 $517 $554
Less: Overlapping sales at existing store' $212 $222 $227 $245
Plus: Non-Primary Market Area Sales $350 $368 $380 $408
Net Sales Tax at New Store $613 $646 $670 $717
Less Overlapping sales from existing store' $212 $222 $227 $245
Net Sales Tax to City $401 $423 $443 $472
I TOTAL NEW TAXES I $8251 $953 I $9751 $1,012 1
'Based on existing one percent sales tax rate to City. Does not take into account any future changes in the State's sales tax
distribution formula.
'Assumes only OD<..hall year sales in year one for replacement tenant at existing Home Depot
'Sales in overlapping market are already captured by existing store.
'Sales in overlapping market area lost from existing store, already counted in new store's sales.
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
/(l121f
Page 25, Item--11.
Meeting Date 11/24/92
The WKA analysis is very conservative in its approach, in essence estimating
the "worst case scenario" regarding projected net revenues. To illustrate the
range of projected revenues, a comparison of Year 1 net revenues based on
three different sets of assumptions is provided below:
YEAR 1 SCENARIO 1 SCENARIO 2 SCENARIO 3
Sales Tax Revenues
Home Depot $195,000 $460,000 $584,000
Kmart 229,000 150,000 271,000
Price Club 401,000 700,000 825,000
Support Commercial 298,059 298,059 298,059
Sub-Total $1,123,059 $1,608,059 $1,978,059
Non Sales Tax Revenues 316,060 316,060 316,060
TOTAL REVENUES $1,439,119 $1,925,119 $2,294,119
Annual Costs (228,442) (228,442) (228,442)
NET REVENUES TO CITY $1,210,6n $1,795,677 $2,065,6n
Assumptions:
Scenario 1 - Uses WKA numbers which net our potential market overlap with existing stores
and deducts "lost" Terra Nova Home Depot sales. Very conservative analysis.
Scenario 2 - Uses major retailers own "rule of thumb" projections. (Assumes Terra Nova
Home Depot replacement generates a similar level of sales tax.)
Scenario 3 - Uses WKA numbers before market transfers and Terra Nova store deductions.
3. Financial Assistance
The Proposed Development Agreement does not commit the City to any financial assistance
to the developer or retailers (other than the vesting of identified fees). The fiscal impacts of
the proposed Implementing Agreements are as follows:
a. Price Club
Staff is recommending a sales tax rebate of up to $1,700,000. This rebate
would come from net new revenues generated by the project to be paid over
a period of 10 years and would impact Year 1 net revenues as follows:
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992) / VJ).,5
Page 26, ItemA
Meeting Date 11/24/92
Year 1 Revenues After Rebate
Scenario 1 Scenario 2 Scenario 3
$1,210,677 $1,795,677 $2,065,677
(170,000) (170,000) (170,000)
$1,040,677 $1,625,677 $1,895,677
USING THE SALES TAX PROJECTIONS PROVIDED BY THE MAJOR RETAILERS
THEMSELVES (SCENARIO 2), AND DEDUCTING COSTS TO THE CITY AND THE $170,000
ANNUAL REBATE, NET ANNUAL REVENUES FOR YEARS 1,5 AND 10 ARE AS FOLLOWS:
YEAR 1
YEAR 5
YEAR 10
$1,625,6n
$1 ,702,853
$1 ,921 ,535
Additionally, the three party agreement between the City, McMillin Company
and Price Club is proposed to provide for assistance to McMillin in the amount
of $835,000 for oft-site improvements. Revenue sources include DIF credit,
Traffic Signal credit and Gas Tax or S8300 funds. No General Fund monies
would be used.
b. Kmart
The "cost" to the City of allowing payment of the $847,000 TDIF fee over ten
years in terms of cost interest earnings is estimated at approximately $170,000.
c. Home Depot
No fiscal impact.
4. Job Creation
The project EIR estimates that the proposed commercial project will generate
1224 jobs. The approved EP (Employment Park) designation is estimated to
accommodate approximately 2875 employees. (The discrepancy between the
two figures may be somewhat exaggerated due to the assumptions used in the
analysis. For example, the EP projection is based upon average "business
service industry" employees per square foot, not taking into consideration that
warehouse retail and support commercial are already allowed under the current
EP zoning, nor that a high proportion of EP industries could be non-labor
intensive industries such as warehouse or assembly.) The project is required
to work with local providers such as Southwestern College to promote training
and hiring of local students and residents.
WPC F:\HOME\PLANNING\307.92 (Rev. November 19,1992)
It); .2h
Page 27, Item-Li
Meeting Date 11/24/92
to work with local providers such as Southwestern College to promote training
and hiring of local students and residents.
H. RECOMMENDED FINDINGS
Please see City Council Resolution and Council Ordinance in Section 2 of your
Notebook.
I. CONDITIONS OF APPROVAL
Please see City Council Resolution and Council Ordinance in Section 2 of your
Notebook.
WPC F:\HOME\PLANNING\307.92 (Rev. November 19, 1992)
/t/~;'7
ATTACHMENT '~II
RANCHO DEL REY COMMERCIAL CENTER
Traffic Related Questions & Answers
Prepared by the City of Chula Vista
1. What conclusions does the project Environmental Impact Report (EIR) reach
regarding traffic impacts of the proposed project?
The Final EIR concludes that the project-generated traffic can be accommodated at levels of
service within the standards utilized by the City based upon required improvements to impacted
intersections and to East H Street adjacent to the project, and based upon traffic characteristics,
as discussed below.
2. What is the traffic capacity of East H Street?
The City's General Plan provides a guideline capacity for East H Street between 1-805 and Otay
Lakes Road of 50,000 vehicles per day (VPD). This guideline is basically used to plan the
number of through lanes on major arterials. However, a more practical measure of the capacity
of a six lane arterial such as East H Street is the level of services (LOS) of major intersections
during a.m. and p.m. peak hours. Because it is possible to exceed the guideline capacity (in this
case 50,000 VPD) and still provide acceptable levels of service, the intersection LOS measure
is considered a key factor in determining traffic capacity.
3. Will traffic created by the proposed commercial center exceed East H Street
capacity?
The guideline capacity of 50,000 VPD would be exceeded on East H Street between I-80S and
Hidden Vista Drive, reaching up to 65,000 VPD. East H Street traffic from Hidden Vista Drive
to Otay Lakes Road would reach 42,000 VPD. (Currently, there are approximately 32,000 VPD
on this segment of H Street.) However, as discussed above, the LOS at key intersections are
the "true mdsur~" of capacity. Along these lines, the EIR finds that the levels of service at
East H Street intersections, including Hidden Vista Drive and the I-80S interchange, do not
exceed the City's intersection peak hour LOS standards and are therefore acceptable.
4. How many new trips will the project generate?
The proposed commercial center (including the bowling alley and the east end employment park)
will generate 44,952 VPD as compared to 18,700 VPD which would have been generated by
the approved employment (industrial) park. This indicates a gain of 26,252 VPD; however it
is estimated that of the 44,952 VPD, approximately 16,865 trips are already on East H Street
and Paseo del Rey and will take advantage of shopping at the new center. The remaining 28,087
VPD are "new" trips. Since the amount of new trips that would have been associated with
the approved employment park plan is 18,700, the proposed commercial center actually
adds 9,387 new trips to the roadway system.
/1/,21 · H
ATTACHMENT I~II (conti nued)
5. Will the proposed project produce more traffic at peak hours than would the
employment park?
Commercial centers typically generate a smaller percentage of daily trips during peak hours than
do business and industrial parks. City studies estimate that the proposed commercial center will
generate 1100 fewer trips during a.m. peak hours and 500 more trips during p.m. peak hours.
The table below compares trips during 24 hour periods and during peak hours between the
existing and proposed land uses.
I I New Daily Trips Number of Peak Hour Trips
I I New Daily
A.M. Peak P.M. Peak Trips A.M. Peak P.M. Peak
Hours Hours Hours Hours
Approved Employment Park (82 ac.) I 12% I 12% I 18,700 I 2,250 I 2,250 I
Proposed Commercial Center
Retail Commercial (55 ac.) 2% 9% 22,487 450 2,023
Employment Park (27 ac.) 12% 12% 5,600 672 672
TOTAL I I I 28,087 I 1,1221 2,6951
Most traffic to the proposed commercial center will occur between 10:00 a.m. and 2:00 p.m.,
and between 6:00 and 9:00 p.m.
Shopping center traffic patterns can also differ from an employment park in terms of length and
direction. In this case, the difference creates a more balanced flow of traffic based upon: 1)
larger volumes of trips coming from residential neighborhoods to the east, and 2) reduced
commuter type trips, replaced by shorter shopping trips.
6. How many of the 28,087 new trips will be added to streets serving the site?
,;
The diagram below illustrates the distribution of the 28,087 new trips. This diagram shows that
a maximum of 10,700 VPD will be added to East H Street directly in front of the center; this
is the maximum impact on any street segment.
Project Site
28,087 New Trips
I
\
Paseo del Rey
New
Existing
Total
) East H Street
10,700 ADT's
33.600
44,300
East H Street (
New 10,700 ADT's
Existing 33.100
Total 43,800
New
Existing
Total
6,700 ADT's
7.800
14,500 ./
) 01 2C; f . (
ATTACHMENT I~" (continued)
7. Will the project require physical improvements to East H Street?
Yes. Several intersection improvements will be made. Additionally, the developer will be
required to contribute its fair share to the City's Transportation Development Impact Fee (DIF)
program to pay for transportation improvements to the circulation system throughout eastern
Chula Vista.
8. Will the commercial center cause more traffic signals on H Street?
The project proposes one additional signal at Avila Way. This signal would allow only left turns
in and right turns in and out. There are currently eight (8) signals on East H Street between I-
805 and Otay Lakes Road. Whether or not the commercial center is approved, a total of eleven
(11) signals will be built per existing City plans. If the project is approved, this will increase
to twelve (12).
9. Does the traffic analysis address the cumulative impacts of proposed projects that
have not yet been approved?
No. The impacts of traffic generated by the Salt Creek Ranch (phase I) and Telegraph Canyon
Estates projects were not analyzed in the project's traffic studies. Independent City studies have
concluded that there is insufficient capacity on East H Street and Telegraph Canyon Road near
I-80S to accommodate the cumulative trips of all three projects prior to construction of SR125.
To ensure that the circulation system does not become overloaded, it will be necessary to
establish a phasing schedule which guarantees that the rate of development does not exceed
circulation system capacity. Along these lines, an interim SR125 Feasibility Study is currently
evaluating development phasing and potential system improvements in the eastern area (such as
an interim roadway within the SR125 corridor, Orange Avenue extension, the addition of
north/south street connectors and I-80S interchange improvements).
,I
C:\WP51 IDYEIRDRTRAF3.TEX
REV. 11/12192
! <I ~ 3b : . ~
ATTACHMENT IIBII
<<>>
Southwestern
College
CQvemlng BOdrd
ALJOio Barono
Bill Bionic J. D.
G. Gordon Brownlng.OM.D,
Jerry J. Grlffilh
Maio Neves-Pamon
Joseph M. conte
SuPQflntendont/?resldent
NOVEMBER 18, 1992
MS. CHEJ:{YL DYE
RCONOMIC DEVHLOPMRNT MANAGER
CHUT..A VISTA COMMUNITY Db:VEI..QPMENT
DEPARTMENT
276 FOURTH AVENUE
CHor,A VISTA, CALIFORNIA 91910
DEAR. MS. DYE;
SOUTHWESTERN COLLEGB IS APPRBCIATIVE OF T~E Me MrLI~r.N OF~RR TO SUB-
SJDIZ~ STUDBNT USg OF MASS TRANSIT BY DONATING $20,000 PER YEAR Foa
THHRF, YBARS.
IF THE FUNDS ARE MADE AVAIJ,A,fiLE '1'0 'l'IIE D1S'fRICT, l'r WOULD BE OUR
INTENT TO OFF-SET THE COS~ OF MON'rJ~Y STUDENT ~RANSIT PASSES PURCI~EO
BY SOUTHW~STERN COMMUNITY COLLEGE STUDEN~S.
OUR SP1!:CIFIC PI,AN WOULD BE TO CONTRIBUTE $25.00 PER *ONTH, PER
ELIGIBLE S1UOENT, 'l'OWARD THE PURCHASE OF THE $47.00 MONTHLY PASS. 'l'HE
EFF'gCT WOtJto BE TO SUBSIDIZE 80 Sl].'UDENTS FOR ONE ACADEMIC YF.A.R. WIUT,E
'l'RE IMPACT OF THE PLAN WOULD BE MINH-fAL, IT I'S A FIRST $TF:P.
.. ..
HOW~ER, THE DISTRICT OORS HAVE SOMB R~SERVATIONS. IN THAT ~RE PROPOSAu
ONI.Y LASTS FOR A PI~RIOD OF THRElr. YEAns, DURING A POR'l' I ON OF If'I.ME THE
IMPAC'l.' OF 'l'HE DEVgr.OPMENT PRO,}ECT WOOT.D DE MINIMAL. THE D1S'.l'RICT IS
CONCERNED ABOUT THE LONG TERM; WHAT HAPPENS AT THE END O? THE ~HRF,R-
Yf~AR PE:HIOD?
CER~LY, I
6 ~ V\A.. ~~._~-
I"
(
JO EPH M. CON'l'E
SU t:RINTENDENT/pRKSIDENT
JMC : AR
)tjdJ)
900 otoy 1.akes ROGe! .Chula VlstQ, CA 91910 . (619fR:fi:&Mb1FAX (619J' 421~-Q346 . Southwo:;lern Commllt \ity coaege Dlstllct
C;O"d lOO.ON 60._:_~lG:6~8~" "ON 917~O-lG:~-6~9 :131___.__._.____._~___
i
1
ATTACHMENT C
.'
.
RECEIV.ED
DEVROPtJENT STANDARDS
TERRA NOV A R.. fil. A
OHULA VISTA, CALIFORNIA
PROJECT NO. 8336.10
8Y..._
I:
OCT 1 (j 198j
PLANNING DEPARTMENi
CHULA VISTA, CALIFORNIA
I. Purpose
The purpose of th is chapter I s to prov I de standards for the
development of a community shopping center located on 31 gross acres
at the southeast corner of the IntersectIon of Interstate 805 and
East H Street. It Is the Intent of the developer that the shopping
center compliment the surrounding resIdentIal area. Therefore,
parking areas wll I be landscaped to rei leve a barren appearance.
Signs are prescribed In a specific sign program and wll I be desIgned
to be harmonious wIth the spanish colonial architecture of the
center, while stIlI providIng Identification of the major and minor
tenants of the center.
II. PermItted Uses
Principal permitted uses are as fol lows:
A.
Supermarkets, drugstores,
apparel stores.
home Improvement stores, major
B. Stores, shops and offIces supplying commodities or performing
services for residents of the city as a whole or the surrounding
commuity such as department stores, specl al ty shops, banks,
business offices, and other financial Institutions and personal
service enterprises.
c. Restau~ants and similar enterprises.
D. Cocktail lounges, nightclubs and theaters by Conditional Use
Permit only.
E. Bonaflde antique shops, but not Including secondhand stores or
junk stores.
F. Off-street parkIng lots.
G.
Drlve-thru restaurants,
outdoor pi ant nurseries~
drlve-thru financial
I nst I tut Ions,
H.
Child care centers, pre-school use,
CondItIonal Use Permit only.
and playgrounds by
I.
VeterInarian clinic
19.58.050).
(subject to provisions of
Section
JtI ~ 3~
........,..._,~,u~~~~.~.,.^__..,_.....,._...........'"__......~
I
.j
J. Automobile servlce stations (subject to provIsions of Section
19.58.280>, tire, battery, accessory uses, provided that
services bays do not fa~e publIc streets or resIdential areas.
Car washes (subject to Section 19,58.060>. These are authorIzed
by Conditional Use Permit only.
K. Business or technical schools Including photography, art, music
and dance, among others. These are authorized by Conditional
Use Perm It only.
L. Medical, dental, chiropractIc offices, and the I ike, Including
cl inlcs and emergency/surgical medical centers.
M. Any other retail business or service establishment which the
conrn I ssl on finds to be consl stent wIth the purpose of these
standards and which wll I not Impair the present or potential
use of adjacent properties.
N. Accessory .uses and building customarIly appurtenant to a
permItted use.
III. Height Regulations
No buildIng shall exceed two stories or 35 feet In heIght except for
archItectural tower element on BuIlding 2 which shall not exceed 50
feet In height.
IV. Area. lot Coverage and Yard Requirements
The following minImum area, lot coverage and yard requirements shall
be observed, except as provided In Section 19.16.060 and where
increased for conditional uses (setbacks In feet>:
Lot Area (sq. ft. >:
1/ '
Front Yard:
5,000
25 ft. (except nursery wall
at Bull dl ng 1)
Side Yard:
None, except when 'abuttl ng
an R district, then not less
th an 15 ft.
Rear Yard:
None
v. Enclosures required for all uses - Exceptions:
All uses shall be conducted wholly within a completely enclosed
building, except for outdoor restaurants, service statIons, off-
street parkIng and loadIng facll Ittes, outdoor plant nurseries, and
chlldrens' playgrounds In connection wIth a chIld care center or pre-
school use and other open uses specIfied under Conditional Use
Permits as determIned by the PlannIng Commission. Permanent and
temporary outside sales and display shall be subject to the
provisions of Section 19.58.370.
/1,1 /33
)
, .~.~..",.~~._.~.. "....w__..,..__".~._'"_...._._~.~"~_,...,,,..""~._
.
"'-
j
VI. Landscaping
The sIte shall be landscaped In conformance wIth the landscaping
manual of the city. the approved sIte landscape plan. and approved by
the dfrector of plannfng.
VII. Off-street Parking and Loadfng FacIlitIes:
Off-street parkIng and loading facIlities are required for all uses,
as provIded on the approved speclflc plan In accordance with the CIty
of Chula VIsta adopted parkIng standards.
VIII. Trash Storage Areas:
Trash storage areas shall be provIded per the approved specIfic plan.
subject to the conditions of Section 19.58.340.
IX. Outdoor Storage:
Outdoor storage of merchand I se, mater I al or eq u I pment shall be
permitted only when IncIdental to a permItted or accessory use
located on the premises, and provided that:
A. Storage area shall be completely enclosed and screened by walls,
fences, or buIldings, and shall be part of the approved site
plan.
B. No outdoor storage of mater I al s or eq ul pment shall be penn Itted
to exceed to heIght greater than that of any enclosIng wall,
fence or buIldIng.
X. Wall Requfrements:
ZonIng walls shall be provIded subject to the conditIons In SectIon
19.58.360.
,I
XI. Performance Standards:
All uses shall be subject to Initial and contInued compl lance wIth
the Performance Standards set forth In Chapter 19.66.
X 1\. .s.J..gns
A. Install atlon - req u I rernents generally - 51 gn perm,lt requt red
when:
No person except a public offIcer or emplOfee In performance of
a publ Ie duty shall paste, post, paint, print, nail, tack,
erect, place or otherwise fasten any sign, pennant or notIce of
any kInd, or cause the same to be done, facing or vIsIble from a
publ I c street I n The cl ty except as prov I ded herel nand
elsewhere In this title. To Insure compl lance wIth this
section, a sign permit shal I be requIred for any s1gn except as
provided hereinafter: Real estate signs, and subdivision signs.
) tI~. 3~
,
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8. Application - contents required - determination authority
appeals:
All signs requirIng a sIgn permit shal I be submItted for
approval by the project archItect and the zoning adminIstrator,
prior to Installation. The applicatIon shal I IndIcate the size,
location, design color, method of attachment, lighting and
materials of al I sIgns to be erected. The applIcatIon shall
also contain suffIcIent InformatIon on the archItecture, colors
and materIals of the buIlding on the sIte, as Is necessary to
determIne compatIbIlIty of the sIgn to the approved sIgn
program. In additIon, the appl lcantshal I submIt a color
renderIng and/or paInt sample boards or chIps and/or actual
materIals to be used on the sIgn. The zonIng admInistrator
shall determine whether approval shal I be granted for any sIgn
based on Its conformance wIth the approved sIgn program and cIty
InstallatIon and electrical regulations and standards.
C. SIgns permitted by the approved sIgn program shal I be subject to
the regulatIons as set forth In SectIons 19.60.050, 19.60.060,
19.60.140, 19.60.160, 19.60.170, 19.60.180, 19.60.190,
19.60.200, 19.60.210, 19.60.220, 19.60.230, 19.60.290,
19.60.300, 19.60.330, 19.60.340, 19.60.350, 19.60.380, and
19.60.440.
XIII.Ma lor Entrance
Design and constructIon of the major entrance opposIte HIdden VIsta
DrIve shall be to the satIsfactIon of the CIty EngIneer and CIty
Traffic Engineer.
XIV. Street Improvements
DesIgn and reconstructIon of necessary curb, gutter and sIdewalk on.
East H Street In proxImIty to HIdden VIsta DrIve to provIde for three
thru lanes'of traffic In each dIrectIon, bIke lanes and double left
turn lanes on each approach to HIdden VIsta DrIve and the major
shoppIng center entrance desIgn and constructIon shall be subject to
the approval of the CIty EngIneer and CIty TraffIc EngIneer.
xv. TraffIc Control Easement
TraffIc Control Easement at the major shoppIng center
opposIte HIdden V Ista Drive shall be dedicated to the CIty.
entrance
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..\\.McMillin Commtmities
November 13, 1992
Beverly Authelet
City Clerk
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
SUBJECT: PUBLIC HEARING NOTICE
This is to certify that the attached notice of public hearing was mailed out today to
approximately 1,577 residents in which you provided us labels.
C]):ltvcl~ht:t6
Debbie L. Pritchett
Administrative Supervisor
jdlp
Attachment: Copy of Public Hearing Notice
) {-- 3 7
NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL of Chula Vista, California, for the purpose of considering an amendment to the
General Plan, amendments to the Rancho del Rey Specific Plan, Rancho del Rey SPA I
(Sectional Planning Area I Plan), Rancho del Rey SPA I Planned Community District
Regulations, Rancho del Rey Employment Park Design Guidelines and Rancho del Rey Public
Facilities Financing Plan.
The Council will also consider the following: The Rancho del Rey Commercial Center Air
Quality Improvement Plan and Water Conservation Plan; vacation of the westerly 410 ft. of
Plaza Court; vacation of a portion of Pas eo Del Rey between Lazo Court and Avila Way;
vacation of all of Avila Way and the westerly 1000 ft. of Tierra Del Rey; Business Center
Tentative Subdivision Maps; Commercial Center Development Agreement; and certification of
the Final Supplemental Environmental Impact Report (FSEIR-92-02).
The project site is located on the north side of East "H" Street between Paseo Ranchero and
Terra Nova Drive within the Rancho del Rey Planned Community.
The project proposal involves the redesignation of the westerly 55 acres of the eXIstmg
Employment Park from the present light industrial designation (EP-IA, EP-IB, & EP-2) to retail
commercial (C-l) in order to create a new Commercial Center. The proposed Commercial
Center features large parcels suitable for major retail uses and smaller parcels for complementary
recreation/entertainment retail commercial uses. Copies of the proposed project are on file in
the office of the Planning Department, 276 Fourth Avenue, Chula Vista, California 91910.
Any petitions to be submitted to the City Council must be received by the City Clerk's office
no later than noon of the hearing date. .
If you wish to challenge the City's action on these matters 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 City Council at or prior to the public
hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
November 24, 1992, at 6:00 p.m. in the Council Chambers, Public Services Building, 276
Fourth Avenue, at which time any person desiring to be heard may appear.
DATED:
November 11, 1992
CASE NOS: GPA-93-01, PCM-92-16, PCS-92-05
PCS-93-0 1, EIR -92-02
Jtj- 3 tS
Beverly Authelet
City Clerk
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File No.
PUBLIC HEARING CHECK LIST
CITY COUNCIL PUBLIC HEARING DATE
LOCATION ~~'\ L')Q'\\~
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SENT TO STAR NEWS FOR PUBLICATION -- BY F ~; BY HAND_; BY MAIL
PUBLICATION DATE \ \ \ ,\ \ [\~I-
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MAILED NOTICES TO PROPERTY OWNERS~\b~\\..,,\ ,~~, ~\J~~_L.,-_y. NO. MAILED
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PER GC 54992 Legislative Staff, Construction Industry Fed, 6336 Greenwich Dr Suile F. San Diego, 92122
LOGGED IN AGENDA BOOK \ \ \ \ \:\ D1)----
COPIES TO:
Administration (4)
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SPECIAL INSTRUCTIONS:
-58-
/1 -1-Jv
DATE:
November 10, 1992
TO:
FROM:
SUBJECT:
Beverly Authelet, City Clerk
Nancy Ripley, Planning Department
Referral from Planning Commission meeting of 11/12/92
Please schedule the following for Council consideration at the meeting of
11/24/92
Forwarded herewith: Public Hearing Notice(s) and Mailing List(s).
Forthcoming: Resolution(s)
PH for the purpose of considering an amendment to the General Plan, amendments
to the Rancho del Rey Specific Plan, Rancho del Rey SPA I (Sectional Planning
Area I Plan), Rancho del Rey SPA I Planned Community District Regulations,
Rancho del Rey Employment Park Design Guidelines and Rancho del Rey Public
Facilities Financing Plan.
(McMillin Co. will be mailing these notices to the property owners. List
will be forwarded to you for your file.)
) Lj/ i I
NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL of Chula Vista, California, for the purpose of considering an amendment to the
General Plan, amendments to the Rancho del Rey Specific Plan, Rancho del Rey SPA I
(Sectional Planning Area I Plan), Rancho del Rey SPA I Planned Community District
Regulations, Rancho del Rey Employment Park Design Guidelines and Rancho del Rey Public
Facilities Financing Plan.
The Council will also consider the following: The Rancho del Rey Commercial Center Air
Quality Improvement Plan and Water Conservation Plan; vacation of the westerly 410 ft. of
Plaza Court; vacation of a portion of Paseo Del Rey between Lazo Court and A vila Way;
vacation of all of Avila Way and the westerly 1000 ft. of Tierra Del Rey; Business Center
Tentative Subdivision Maps; Commercial Center Development Agreement; and certification of
the Final Supplemental Environmental Impact Report (FSEIR-92-02).
The project site is located on the north side of East "H" Street between Paseo Ranchero and
Terra Nova Drive within the Rancho del Rey Planned Community.
The project proposal involves the redesignation of the westerly 55 acres of the existing
Employment Park from the present light industrial designation (EP-IA, EP-IB, & EP-2) to retail
commercial (C-l) in order to create a new Commercial Center. The proposed Commercial
Center features large parcels suitable for major retail uses and smaller parcels for complementary
recreation/entertainment retail commercial uses. Copies of the proposed project are on file in
the office of the Planning Department, 276 Fourth Avenue, Chula Vista, California 91910.
Any petitions to be submitted to the City Council must be received by the City Clerk's office
no later than noon of the hearing date.
If you wish to challenge the City's action on these matters 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 City Council at or prior to the public
hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
November 24, 1992, at 6:00 p.m. in the Council Chambers, Public Services Building, 276
Fourth Avenue, at which time any person desiring to be heard may appear.
DATED:
November 11, 1992
CASE NOS: GPA-93-01, PCM-92-16, PCS-92-05
PCS-93-01, EIR-92-02
/ ~- t(;2
Beverly Authelet
City Clerk
NOTICE OF PUBLIC HEARING
BY THE CHUrA VISTA CITY COUNCIL
CHUrA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT THE CHULA VISTA CITY COUNCIL will hold a public
hearing to consider the following:
An amendment to the General Plan Land Use diagram from 'Visitor Commercial" to
"Retail Commercial"; rezoning from A-8 and C-V-P (Agricultural and Visitor
Commercial) to C-C (Central Commercial); and a Specific Plan known as "Bonita
Gateway" for 2.23 acres located at the northeast quadrant of Bonita Road and I-80S
by Robinson Pacific, Inc.
General Plan amendment to the Rancho del Rey Specific Plan, Rancho del Rey SPA
I, Rancho del Rey SPA I Planned Community District Regulations, Rancho del Rey
Employment Park Design Guideline and Rancho del Rey Public Facilities Financing
Plan. The Rancho del Rey Commercial Center Air Quality Improvement Plan and
Water Conservation Plan; vacation of westerly 410 ft of Plaza Court; portion of
Paseo Del Ray between Lazo Court and Avila Way; Avila Way and the westerly
1000 ft. of Tierra Del Rey; Business Center Tentative Subdivision Maps; Commercial
Center Development Agreement; and certification of the Final Supplemental
Environmental Impact Report (FSEIR-92-02).
Tentative subdivision maps known as Championship Classics I, CV Tract PCS-92-03
located at the southeast quadrant of Eastlake Parkway and Greensgate Drive; and
Championship Classics II, CV Tract PCS-92-04 located at the southeast quadrant of
Eastlake Parkway and Clubhouse Drive, both in the PC Zone and submitted by
Parcel R-24/R-25 Umited Partnership. PCS-92-03, proposal to subdivide 5.1 acres
into 16 lots consisting of 7 residential lots containing 46 single family
condominiums, 1 recreation lot, 2 open space lots, and 6 street/easement lots, and
make all required public improvements. PCS-92-04, proposal to subdivide 7.9 acres
into 19 lots consisting of 10 residential lots containing 78 single family
condominiums, 1 recreational lot, 7 street/easement lots and 1 open space lot, and
make all required public improvements.
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 City Clerk's Office at or prior to the
public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday, November
24, 1992 at 6:00 p.m. in the Council Chambers, Public Services Building, 276 Fourth
Avenue, at which time any person desiring to be heard may appear.
DATED: November 11, 1992
Beverly A. Authelet
City Clerk
PUBLISH ON: November 14, 1992
JLj- tI;J
NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL of Chula Vista, California, for the purpose of considering an amendment to the
General Plan, amendments to the Rancho del Rey Specific Plan, Rancho del Rey SPA I
(Sectional Planning Area I Plan), Rancho del Rey SPA I Planned Community District
Regulations, Rancho del Rey Employment Park Design Guidelines and Rancho del Rey Public
Facilities Financing Plan.
The Council will also consider the following: The Rancho del Rey Commercial Center Air
Quality Improvement Plan and Water Conservation Plan; vacation of the westerly 410 ft. of
Plaza Court; vacation of a portion of Paseo Del Rey between Lazo Court and Avila Way;
vacation of all of Avila Way and the westerly 1000 ft. of Tierra Del Rey; Business Center
Tentative Subdivision Maps; Commercial Center Development Agreement; and certification of
the Final Supplemental Environmental Impact Report (FSEIR-92-02).
The project site is located on the north side of East "H" Street between Paseo Ranchero and
Terra Nova Drive within the Rancho del Rey Planned Community.
The project proposal involves the redesignation of the westerly 55 acres of the existing
Employment Park from the present light industrial designation (EP-IA, EP-IB, & EP-2) to retail
commercial (C-l) in order to create a new Commercial Center. The proposed Commercial
Center features large parcels suitable for major retail uses and smaller parcels for complementary
recreation/entertainment retail commercial uses. Copies of the proposed project are on file in
the office of the Planning Department, 276 Fourth Avenue, Chula Vista, California 91910.
Any petitions to be submitted to the City Council must be received by the City Clerk's office
no later than noon of the hearing date.
If you wish to challenge the City's action on these matters 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 City Council at or prior to the public
hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
November 24, 1992, at 6:00 p.m. in the Council Chambers, Public Services Building, 276
Fourth Avenue, at which time any person desiring to be heard may appear.
DATED:
November 11, 1992
CASE NOS: GPA-93-01, PCM-92-16, PCS-92-05
PCS-93-01, EIR-92-02
... declare under penalty of perjury that I am
em-,'r' ~ ' .
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Beverly Authelet
City Clerk
/i-lJt/
INFORMATION MEMORANDUM
November 24, 1992
TO:
The Honorable Mayor and City Council
VIA:
FROM:
John D. Goss, City Manager
Chris Salomone, Community Development Director L__S,
SUBJECT: Rancho del Rey Commercial Center - Updated Items for November 24 Public
Hearing
INFORMA TIONAL:
Attachment A Letter from Southwestern College regarding job training for Chula Vista
residents.
Attachment B Second page of Chula Vista EDC Minutes (insert as last page of Section 11).
DEVELOPMENT AGREEMENT-RELATED MODIFICA TIONSI ADDITIONS:
The following modifications relating to the proposed Development Agreement have been made
subsequent to Planning Commission action on November 18, 1992:
Revised General Conditions of Approval. Council Resolution. Section XIV.C.. (pa~e 17)
Attachment C This section has been modified from the language verbally (and by
memorandum) presented by staff to the Planning Commission on November
18, 1992 to read as currently contained in the Development Agreement before
you. The language presented on November 18 and the current language is
shown on Attachment C. The modification was made to: (a) clarify the
intent, and (b) allow for a Public Facility Financing Agreement andlor
Development Agreement on Parcel C (Price Club).
Revised Development A~reement Provisions
Attachment D Section 7.1
This section has been rewritten to clarify the intent of the terms presented
verbally (and by memorandum) by staff to the Planning Commission on
November 18 concerning Transportation Development Impact Fees (TDIF)
as relates to: (a) the three Major Retailers, (2) "Permitted Uses" (uses
)Lj -- '/5
The Honorable Mayor and City Council
-2-
November 24, 1992
currently allowed by right or by C.U.P.), and (3) all other uses (i.e., uses
not currently allowed), and as relates to vesting of Traffic Signal Fees. The
only substantive change is the clarification that "non major" permitted uses
are subiect to future TDIF fees.
Attachment E
Section 7.5
This section is revised to reflect the exemption of the three Major Retailers
from future TDIF fees as provided for in Section 7.1.
Attachment F
Exhibit 3
This Exhibit has been renamed "List of Required Street Improvements."
Vested fees have been deleted from Exhibit 3 as they are now covered by the
text in Sections 7.1 and 7.5. Section "d" identifies required traffic signals
and is revised to: (a) add Tierra del Rey and East H Street, (b) indicate a
modification to Paseo del Rey and East H Street (which already exists), and
(c) delete "Avila Way and East H Street", leaving "Partial signal at East H
Street and Avila". [Note: Page 18 of the Development Agreement has been
revised to reflect the Exhibit's new title.]
Attachment G New Provision Regarding Trip Deferral Requirement
New language is added to the proposed Development Agreement to provide
for deferral of trips. This language, per se, was not reviewed by the
Planning Commission; however, it is consistent with both General Condition
"N" in the Council Resolution and the FSEIR Mitigation Measures as
approved by the Planning Commission.
Attachment H Development Agreement Exhibit No. la/Proposed Site Map
The proposed Site Map is Attachment H.
Attachment I
Development Agreement Exhibit No. 2/Legal Description
The legal description of the property covered by the Development Agreement
(all 55 acres excluding Parcel C) is Attachment 1.
/V-L/b7
The Honorable Mayor and City Council
-3-
November 24, 1992
Attachment J
Development Agreement Exhibit No. 4/City's Estoppel Certificate
This document will be executed by the City when all the Conditions to
Effectiveness listed in Article 3 of the Development Agreement have been
complied with.
Revised Conditional Amendment of (New) Planned Community District Reeulations.
Council Ordinance. Section Vill. (pat:e 5)
Attachment K Section VIII has been revised to prohibit outdoor paging/public address
systems applicable to entire project site.
[C:\WP51 \COUNCIL\MEMOS\INFO-21.MEM]
) t/~ LI ?
Nov 19.92 16:15 No.019 P.02
~
ATTACHMENT "A"
Qov-.nlng Icard
I'v.JgIe Barone
811 Blonlc. J.D.
G. GO/CIOn 81ow'olng. D.M.O.
Jerry J. Griffith
MOllo Nevol-Perman November
JotC'!Ph M. Conto
SuportntendonrJPrelldcnt
17, 1992
Me. Constance ByrAJD.
MoMillin Companies
2727 Hoover A~enue
National City, CA 91950
Dear Constance:
This is to oonfirm that I have been in communioation with
representatives from the Price club, K-Mart and Home
Depot. They have all expressed strong interest in
working witb Southwestern college in the reoruitment and
training of new employees for their oompaniee.
I have already had one meetinCjl with Kathy Nishihira from
the Price Club, and expect to meet with Jim Lyons from
Home Depot and Kevin Tweed from K-Mart in the near
future.
I appreciate your efforts in getting us together. I will
keep you informed of our progress.
Sincerely,
~-rY) (JJu(
Mary Wyl t Dean
Economic Development & Customized Training
MW/bg
CI\Doo.\~t%ac~\B,z...Lt~(..)
900 OtayLak9J Rood .Ch.AQVlsto, CA91910. (619)421-6700 FAX(619)A21-1189. ~~nCommunl1YCollegoDlstrlct
IL/-[(Y
EDC Minutes
October 7, 1992
Page 5
VOTE ON MOTION
The motion passed by the following:
ATTACHMENT "B"
AYES:
Allen, Compton, Davis, Johnson, Peter
NOES:
None
ABSENT:
Lopez, Maslak
ABSTAIN:
LoBue, Tuchscher
Member LoBue made the following motion:
MS (LoBue/Johnson) to communicate to Council the EDC's concern that there is not enough adequate
industrially zoned available land for future opportunities for industrial development. The motion failed by
the following:
AYES:
Allen, Johnson, LoBue, Peter
NOES:
Davis, Tuchscher, Compton
ABSENT:
Maslak, Lopez
Member LoBue made the following motion:
MSC (LoBue/Johnson) the EDC acknowledge their general concern regarding adequate industrially zoned
property but that it not be communicated in the Rancho del Rey staff report (7-0-2, Lopez, Maslak absent).
b. Business Executive Round Table
c. Set up of BioTech Subcommittee - William Tuchscher
Member Tuchscher noted that he would like to start a BioTech Subcommittee of which he will be chair.
MSC (Tuchscher/AlIen) to set up a BioTech Subcommittee (7-0-2, Lopez, Maslak absent).
6. ORAL COMMUNICATIONS - None
7. MEMBERS' COMMENTS
The Commission agreed to reimburse Member Lopez $20 for BIA (Building Industry) meeting.
8. ANNOUNCEMENTS-No~
ADJOURNMENT at 1:55 p.m. to the regularly scheduled meeting of Wednesday, November 4, 1992 at 12:00 noon
in the Council Conference Room.
atu~
Alice Kemp, Recording Secreta
A:\SEPf.MIN
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I
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I
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-
-
etarial Service - The City Manager's office appoints departmental s etaries to provide
sup to various boards, commissions, and/or committees. Th e staff members are
respollS e for maintaining records of resolutions, transacti ,findings, and other
detennina ns. Minutes must be taken of every meeting wit opies sent to the City Clerk
within ten ( working days. Each board, commission, d/or committee must review
and approve th . nutes of all meetings.
~ting - All boards an ommissions are requ ted to meet at least once a month except
f ~~~ Planning Commission hich meets . a month. Special meetings of the boards,
commissions, and/or commi es may be ed by the chair, as necessary. No business may
be transacted if a quorum (maJ ') 0 membership is not present, ie., a seven member
body requires a minimum of fo affirmative or negative votes to approve or deny,
regardless of the number of me present (Charter ~603). A meeting, however, can
be held without a quorum a ough 0 official action can be taken on any item that
requires a vote including ap' oval of the 'nutes. However, discussion can take place, and
items for the next agen can be provide 0 the secretary. Minutes must indicate the
item, action taken, an ecording of votes. bstentiollS must be explained in sufficient
detail. Conflicts of terest resulting in disqua cation must be on the record, and the
minutes must sh the basis for disqualification.
-
EDC ommission has nine (9) members. Minimum of five (5) vo
t approve or deny, REGARDLESS OF THE NUMBER OF MEMBERS PRES EN
-19-
ATTACHMENT C
REVISED GENERAL CONDITIONS OF APPROVAL, COUNCIL RESOLUTION,
SECTION XIV.C., (page 17)
Section XIV.C., Development and One Implementation Agreements Reached. (Page 17)
A. Language reviewed by Planning Commission, November 18, 1992
No building permits shall be issued on the Project Site until the Development Agreement
approved by the Entitlements Ordinance has been executed by all parties thereto, 9I:::]~
an,CMajor""Retaller""(iilmplementailon"Agreement";i), as contemplated by i!tn~t Development
Agreement has been executed by the City and said Major Retailer in a foim"""acceptable to the
City, and approved by the City Council. No building permits shall be issued on any portion of
the Project Site to which an Implementation Agreement is applicable ~#jPf.~::::~~:I:I~::::lig::i~ until
said Implementation Agreement, in a form acceptable to the City bas" heen"" executed" by the
parties thereto.
B. Revised Language as Currently Contained in the Development Agreement
Section XIV. C., Development Agreement/Public Facility Financing Agreement and one
Implementing Agreement Reached
No building permits shall be issued for any portion of the Project Site until all of the
following have been complied with:
1. A development agreement or a public facilities financing agreement pertaining
to said portion of the Project Site has been executed by City and the Owner of said portion of
the Project Site; and
2. At least one Implementing Agreement between City and a Major Retailer has
been executed by City and the Major Retailer for a portion of the Project Site which is subject
to a development agreement or a public facilities financing agreement.
No building permits for a major retail use shall be issued until an Implementing
Agreement between the Major Retailer and City has been executed by City and the applicable
Major Retailer.
[C:\WP51 \DYE\ATT ACH-B.TXT]
151 - pV
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~~~ SHR&H SAN DIEGO
@004
ATTACHMENT "D"
1
UUCLI: 7.
2
DIVlLOPKBBT IKPACT PIBS
3
4 The following development impact tee program is hereby
5 established for the Property.
6
7.1 Develocment Imcact Fee Pavments.
Two Assessment
7 Districts (Assessment Districts 87-1 and 88-2) (the "Assessment
8 Districts") have been formed including the Property for the purpose
9 of financing certain public improvements which would otherwise be
10 financed by DIF fees. Developer, i~s successors and assigns are
11 obligated to make the payments required by the Assessment Districts.
12 The cost of the improvements financed by the Assessment Districts
13 constitutes a credit against the obligation of Developer, its
14 successors and assigns to pay certain DIF ~ees.
15 For the duration of the Land Use Term the obligation of
16 the Developer, its successors and assigns to pay Traffic Signal Fees
17 and transportation DIF shall be as follows:
18
A.
Maior Retailers. The Major Retailers shall pay
19 the nIF set forth in their respective Implementation Agreement. No
20 new transportation DlF will be imposed on the Major Retailers for
21 the duration of the Land Use Term.
22
B.
Permitted Uses. For purposes of this section
23
7.1 the "Permitted Uses" means those uses which were allowed on the
property by right or by conditional use permit pursuant to the
Rancho del Rey SPA I Planned community District Regulations (the
"SPA I Regulations") in effect as of November 1, 1992 and attached
hereto and incorporated herein by this reference as Exhibit No.5.
24
25
26
27
28
S\AD13412S.NW6
11Z392 . EGI-47635
-32-
/ 1,-5'/
.-- .:"."-an ':>1\" UIC\JU ~Ul:lb
1 The Permitted Uses shall receive DIF credit for the improvements
2 financed by the Assessment Districts, which credit will be in an
3 amount equal to the Transportation DlF.
4 The Permitted Uses shall also pay a proportional
5 share of the cost to construct and install the street improvements
6 (the "Required street Improvements") necessary to facilitate
7 completion of the Project and set forth in the "List of Required
8 Street Improvements" attached hereto and incorporated herein as
9 Exhibit No.3.
10 The Permitted Uses shall be subject to any new DlF
11 imposed by city prior to receipt of a building permit for the
12 particular parcel.
13
14
c.
All Other Uses.
All other uses (the "Other
15 Uses"), consisting of uses which are neither Maj or Retailers nor
16 Permitted Uses shall pay the DlF at the rate imposed on commercial
17 development minus any credit due to such uses for the improvements
18 financed by the Assessment Districts.
19
::.
All other Uses shall also pay a proportional share of the
20 cost to construct and install the Required street Improvements and
21 shall be subject to any new DlF imposed by City prior to receipt of
22 a building permit for the particular parcel.
23
24
25
D. ~raffic Si9nal Fees. For the duration of the
Land Use Term, the Traffic Signal Fee applicable to the properties
shall be vested at $10.00 per trip.
26
'f""-,._._,~)."..~",..",.",_",,.....~-_
27
28
S\A(l134 1 2s.l1\16
'12392 . fGl-4783S
-32-A
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-~~"l~~~".~".FW._.,-..noI_"_~
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
n
"Q'11'i ':I::J::J ':I'i,ol
::'MKIS:H
~~~ ~MR&H SAN DIEGO
f4I ae7
ATTACHMENT IIEII
1
7.5 New or Additional DrF Programs. Subject to the
limitations set forth in Section 7.1, nothing stated in this
Development Agreement is intended to limit the city in its
establishment of any new or additional DlF or related program,
nor from replacing the DIF program with another program and
applying the same to the Property. Any such new, additional
or replacement program shall include such other land as would
have a reasonable nexus to tne program.
2
3
4
5
6
7
8
9
7.6 Release From 1980 East H Street Agreement.
Subject to Developer's completion of Public Facility Improve-
ment Nos. 1, 2 and 3 (the East H street extension) as required
by the Public Facilities Plan, city hereby releases El Rancho
del Rey Corporation, Developer and SPAs-I through III from all
past, present and future obligations under the 1980 East "H"
Street Agreement. In particular, but without limitation, it
is intended that subject to the completion of Public Facility
Improvement Nos. 1, 2 and 3, Developer and SPAs-I through III
;be released from any obligation to reimburse City pursuant to
the 1980 East H street Agreement. within thirty (30) days of
Developer' B written request after completion of Public Facility
Improvement Nos. 1, 2 and 3, city shall record with the County
Recorder of San Diego County a statement that the release
herein stated is no longer conditional. Nothing stated herein
is intended to imply any admission of liability by Developer
under the 1980 East H street Agreement and Developer expressly
denies any such liability.
$\.\013412$ ,11I/6
112392 - EGI-47835
-34-
/ 'I ~~;;
U'J."'t ;:,-.;..." ;;;J"'1.;)(
:>MKIl:H
~~~ SHR&H SAN DIEGO
@008
ATTACHMENT "F"
1
EXHIBIT NO. 3
2
LIST OF REOUIRED STREET IMPROVEMENTS
3
4 Install the following street improvements to the
satisfaction of the city Engineer.
5
a. East "H" Street/Paseo del Rev: Add second
6 northbound exclusive left turn lane, add northbound exclusive
right turn lane, add westbound exclusive right turn lane, add
7 second southbound exclusive left turn lane, add second south-
bound through lane, and add one eastbound exclusive right turn
8 lane. Retaining wall shall be incorporated into the design of
improvements that require roadway widening.
9
b. East "H" street/Tierra del Rey: Add a south-
10 bound exclusive right turn lane, add a second southbound
exclusive left turn lane, and add a second eastbound exclusive
11 left turn lane.
12 c. East "H" street/Avila Way: Widen the south side
of East "H" street as required to provide for dual left turns
13 into the project, provide a 28 foot wide raised median to the
satisfaction of the ci ty Engineer. Remove existing
14 improvements as necessary.
15 d. Widen East "H" street to the satisfaction of the
ci~y Engineer and install trans amenities for a safe bus
16 stop on both the north and south side of East "H" Street at the
signalized intersection with Paseo del Rey.
17
Install the following traffic signals:
18
19
"-
(a) Tierra del Rey and East "H" street;
(b) paseo del Rey and Plaza court;
(c) Tierra del Rey and the entrance to Lot 3;
(d) Partial signal at East "H" Street and Avila Way;
(e) Modification to Signal at Paseo del Rey and East
"H" street.
20
21
22
23
24
25
26
27
28
< '~~,~"'---~"""".""":"~''';~,,"-''-
S\A013412S.NW6
112392 - EGI-4783S
Exhibit 3 - Page 1
/ y~ 5Y
ATTACHMENT "G"
NEW DEVELOPMENT AGREEMENT PROVISION REGARDING
TRIP DEFERRAL REQUIREMENTS
"Interim SR-125 Study: In order to insure compliance with the mitigation measures identified
in EIR No. 92-02 and to satisfy conditions in the Tentative Maps concerning the results of the
Interim SR-125 Study, Developer and City shall restrict the issuance of building permits for
Neighborhoods R-6 and R-7 (a total of 391 P.M. peak trips, "Deferral Trips"), as shown on the
SPA III Site Utilization Plan. Developer shall record, at the reasonable request of the City, a
restriction on Neighborhoods R-6 and R-7 to insure compliance with the Tentative Map
conditions. In the event that building permits issued for the Project result in the generation of
trips in excess of the Deferral Trips, prior to the completion of the Interim SR-125 HNTB
Study, then Developer and City shall mutually agree to restrict additional property under the
control of the Developer for an amount not to exceed an additional 60 P.M. peak trips. As a
result of the Deferral Trips, described herein, the Project shall be deemed to satisfy all
conditions as they presently exist.
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JL/~7
ATTACHMENT "I"
JOB NO. 192-035.5
REVISED: 11-19-92
EXHIBIT No. 2
LEGAL DESCRIPTION OF A PORTION
OF TRACT NO. 88-2 AND TRACT NO. 88-1
THAT PORTION OF CHULA VISTA TRACT NO. 88-2, RANCHO DEL REY BUSINESS CENTER, IN
THE CITY OF CHULA VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAP THEREOF NO. 12267, FILED AS FILE NO. 88-611737 IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, NOVEMBER 30, 1988, AND THAT PORTION OF CHULA VISTA
TRACT NO. 88-1, RANCHO DEL REY PHASE 5, UNIT NO.2, IN THE CITY OF CHULA VISTA,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 12502,
FILED AS FILE NO. 89-619507 IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, NOVEMBER 15, 1989, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 4 OF SAID MAP NO. 12267; THENCE ALONG
THE SOUTHERLY BOUNDARY OF LOT 2 OF SAID MAP NO. 12267, NORTH 82016'50" WEST,
186.50 FEET TO THE BEGINNING OF A TANGENT 1457.5 FOOT RADIUS CURVE, CONCAVE
NORTHERLY; THENCE CONTINUING WESTERLY ALONG THE SOUTHERLY BOUNDARY OF SAID LOT
2 AND ALONG THE ARC OF SAID 1457.5 FOOT RADIUS CURVE THROUGH A CENTRAL ANGLE OF
12006'05" A DISTANCE OF 307.84 FEET TO THE SOUTHWEST CORNER OF SAID LOT 2, SAID
CORNER ALSO BEING THE SOUTHEAST CORNER OF LOT 1 OF SAID MAP NO. 12267, SAID
CORNER ALSO BEING THE BEGINNING OF A COMPOUND 1907.5 FOOT RADIUS CURVE, CONCAVE
NORTHEASTERLY; A RADIAL TO SAID POINT BEARS SOUTH 19049'15" WEST; THENCE
CONTINUING NORTHWESTERLY ALONG THE SOUTHERLY BOUNDARY OF SAID LOT 1 AND ALONG THE
ARC OF SAID 1907.5 FOOT RADIUS CURVE THROUGH A CENTRAL ANGLE OF 8031'59" A
DISTANCE OF 284.08 FEET; THENCE CONTINUING ALONG THE SOUTHERLY BOUNDARY OF SAID
LOT 1 AND TANGENT TO SAID 1907.5 FOOT RADIUS CURVE, NORTH 61038'46" WEST, 153.79
FEET; THENCE CONTINUING ALONG THE SOUTHERLY BOUNDARY OF SAID LOT 1 NORTH
55053'02" WEST, S79.53 FEET; THENCE ALONG THE NORTHWEST BOUNDARY OF SAID LOT 1
NORTH 25031'30" EAST, 113.80 FEET; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID
LOT 1 SOUTH 83002'20" EAST, 381.77 FEET; THENCE CONTINUING ALONG THE NORTHERLY
BOUNDARY OF SAID LOT 1 NORTH 7r 07' 16" EAST, 296.11 FEET; THENCE CONTINUING ALONG
THE NORTHERLY BOUNDARY OF SAID LOT 1 SOUTH 7r3S'4S" EAST, 30.68 FEET; THENCE
CONTINUING ALONG THE NORTHERLY BOUNDARY OF SAID LOT 1 SOUTH 56048' 54" EAST,
1
/1~Y
., .._.~.....~,--~.,,'_.."~~~"~.~~--,----~----
374.47 FEET; THENCE DEPARTING THE NORTHERLY BOUNDARY OF SAID LOT 1 SOUTH
56048' 54" EAST, 25.03 FEET; THENCE NORTH 65042' 33" EAST, 323.32 FEET TO THE
NORTHERLY BOUNDARY OF LOT 3 OF SAID MAP NO. 12267; THENCE CONTINUING ALONG THE
NORTHERLY BOUNDARY OF SAID LOT 3 SOUTH 6r 19' 52" EAST, 3.25 FEET TO THE NORTHEAST
CORNER OF SAID LOT 3, SAID POINT ALSO BEING THE NORTHWEST CORNER OF LOT 6 OF SAID
MAP NO. 12267; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID LOT 6 NORTH 79006'30"
EAST, 104.79 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY OF SAID LOT 6,
NORTH 89046' 00" EAST, 122.80 FEET; THENCE CONTINUING ALONG THE NORTHERLY BOUNDARY
OF SAID LOT 6 SOUTH 80016'06" EAST, 198.31 FEET; THENCE CONTINUING ALONG THE
NORTHERLY BOUNDARY OF SAID LOT 6 SOUTH 21037'56" EAST, 74.32 FEET TO A POINT ON
THE WESTERLY RIGHT-OF-WAY LINE OF PASEO DEL REY AS SHOWN ON SAID MAP NO. 12267,
SAID POINT ALSO BEING ON THE ARC OF A NONTANGENT 236 FOOT RADIUS CURVE CONCAVE
SOUTHEASTERLY, A RADIAL TO SAID POINT BEARS NORTH 21037'56" WEST; THENCE EASTERLY
ALONG SAID RIGHT-OF-WAY LINE AND SAID CURVE THROUGH A CENTRAL ANGLE OF 20002' 56"
A DISTANCE OF 82.58 FEET; THENCE CONTINUING ALONG SAID RIGHT-OF-WAY LINE AND
TANGENT TO SAID 236 FOOT RADIUS CURVE NORTH 88025'00" EAST, 223.92 FEET TO THE
BEGINNING OF A TANGENT 164 FOOT RADIUS CURVE CONCAVE NORTHERLY; THENCE CONTINUING
EASTERLY ALONG SAID RIGHT-OF-WAY LINE AND SAID 164 FOOT RADIUS CURVE THROUGH A
CENTRAL ANGLE OF 14000'00" A DISTANCE OF 40.07 FEET; THENCE CONTINUING ALONG SAID
RIGHT-OF-WAY LINE AND TANGENT TO SAID 164 FOOT RADIUS CURVE NORTH 74025'00" EAST,
155.20 FEET TO THE BEGINNING OF A TANGENT 236 FOOT RADIUS CURVE CONCAVE
SOUTHERLY; THENCE CONTINUING EASTERLY ALONG SAID RIGHT-OF-WAY AND SAID 236 FOOT
RADIUS CURVE THROUGH A CENTRAL ANGLE OF 14000' 00" A DISTANCE OF 57.67 FEET;
THENCE CONTINUING ALONG SAID RIGHT-OF-WAY LINE AND TANGENT TO SAID 236 FOOT
RADIUS CURVE NORTH 88025'00" EAST, 120.00 FEET; THENCE DEPARTING SAID RIGHT-OF-
WAY LINE NORTH 88025'00" EAST, 145.86 FEET; THENCE NORTH 74004'54" EAST, 104.88
FEET; THENCE NORTH 79022'32" EAST, 100.83 FEET; THENCE NORTH 88012'53" EAST,
139.50 FEET TO THE NORTHWEST CORNER OF LOT 14 OF SAID MAP NO. 12267; THENCE
CONTINUING ALONG THE NORTHERLY BOUNDARY OF SAID LOT 14, NORTH 83043' 15" EAST,
114.29 FEET; THENCE DEPARTING THE NORTHERLY BOUNDARY OF SAID LOT 14 SOUTH
88010'32" EAST, 239.49 FEET; THENCE SOUTH 75022'27" EAST, 86.74 FEET; THENCE
SOUTH 0000'00" WEST, 354.93 FEET; THENCE NORTH 90000'00" EAST, 38.48 FEET; THENCE
SOUTH 0000'00" WEST, 455.70 FEET; THENCE NORTH 86047'15" WEST, 258.19 FEET;
THENCE SOUTH 0000'15" EAST, 21.33 FEET; THENCE SOUTH 89059'45" WEST, 21.27 FEET
TO THE EASTERLY RIGHT-OF-WAY LINE OF AVILA WAY AS SHOWN ON SAID MAP NO. 12267;
2
I (~"~~?
THENCE ALONG SAID RIGHT-OF-WAY LINE SOUTH 1020'00" EAST, 10.47 FEET TO THE
BEGINNING OF A TANGENT 20 FOOT RADIUS CURVE CONCAVE NORTHEASTERLY; THENCE
SOUTHEASTERLY ALONG SAID RIGHT-OF-WAY LINE AND ALONG SAID CURVE THROUGH A CENTRAL
ANGLE OF 88040'15" A DISTANCE OF 30.95 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE
OF EAST 'R' STREET AS SHOWN ON SAID MAP NO. 12267; THENCE ALONG SAID RIGHT-OF-WAY
LINE SOUTH 89059'45" WEST, 106.99 FEET; THENCE DEPARTING FROM SAID RIGHT-OF-WAY
LINE NORTH 0000' 15" WEST, 40.06 FEET; THENCE SOUTH 89040' 12" WEST, 191. 98 FEET;
THENCE NORTH 86048'33" WEST, 110.61 FEET; THENCE NORTH 69034'31" WEST, 19.79 FEET
TO THE SOUTHEAST CORNER OF LOT 11 OF SAID MAP NO. 12267, SAID CORNER ALSO BEING
ON THE EASTERLY BOUNDARY OF PARCEL 2 AS SHOWN ON CITY OF CHULA VISTA ADJUSTMENT
PLAT NO. 91-8 AND IN DEED RECORDED FEBRUARY 28, 1991 AS FILE NO. 91-0086527 IN
THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY; THENCE ALONG THE EASTERLY
BOUNDARY OF SAID PARCEL 2 NORTH 0026'43" EAST, 321.61 FEET TO THE NORTHEAST
CORNER OF SAID PARCEL 2; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID PARCEL 2
SOUTH 82037'37" WEST, 274.62 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF LAZO COURT
AS SHOWN ON SAID MAP NO. 12267, SAID POINT ALSO BEING THE BEGINNING OF A NON-
TANGENT 60 FOOT RADIUS CURVE CONCAVE NORTHERLY, A RADIAL TO SAID POINT BEARS
SOUTH 83013'49" EAST; THENCE WESTERLY ALONG SAID RIGHT-OF-WAY LINE AND ALONG THE
NORTHERLY BOUNDARY OF SAID PARCEL 2 THROUGH A CENTRAL ANGLE OF 146042 '00" A
DISTANCE OF 153.62 FEET, A RADIAL TO SAID POINT BEARS SOUTH 63028' 11" WEST;
THENCE DEPARTING SAID RIGHT-OF-WAY LINE AND ALONG THE NORTHERLY BOUNDARY OF SAID
PARCEL 2, NORTH 85000'41" WEST, 246.29 FEET TO THE NORTHWEST CORNER OF SAID
PARCEL 2; "THENCE ALONG THE WESTERLY BOUNDARY OF SAID PARCEL 2 SOUTH 4 0 59' 19"
WEST, 242.97 FEET TO THE SOUTHEAST CORNER OF LOT 8 OF SAID MAP NO. 12267; THENCE
DEPARTING THE WESTERLY BOUNDARY OF SAID PARCEL 2 AND ALONG THE SOUTHERLY BOUNDARY
OF SAID LOT 8 SOUTH 61031'37" WEST, 56.72 FEET; THENCE CONTINUING ALONG THE
SOUTHERLY BOUNDARY OF SAID LOT 8 NORTH 82016'50" WEST, 170.00 FEET TO THE
SOUTHEAST CORNER OF LOT 7 OF SAID MAP NO. 12267; THENCE ALONG THE SOUTHERLY
BOUNDARY OF SAID LOT 7 NORTH 82016'50" WEST, 124.38 FEET; THENCE CONTINUING ALONG
THE SOUTHERLY BOUNDARY OF SAID LOT 7 NORTH 40044'46" WEST, 98.78 FEET TO THE
EASTERLY RIGHT-OF-WAY LINE OF PASEO DEL REY AS SHOWN ON SAID MAP NO. 12267;
THENCE NORTH 82020'00" WEST, 46.00 FEET TO THE CENTERLINE OF SAID PASEO DEL REY;
THENCE ALONG THE CENTERLINE OF PASEO DEL REY SOUTH r40'00" WEST, 3.23 FEET;
THENCE NORTH 82020'00" WEST, 46.00 FEET TO THE SOUTHEAST CORNER OF SAID LOT 4,
SAID CORNER ALSO BEING ON THE WESTERLY RIGHT-OF-WAY LINE OF SAID PASEO DEL REY;
3
/ (~~ IJ
THENCE ALONG SAID RIGHT-OF-WAY LINE AND ALONG THE EASTERLY BOUNDARY OF SAID LOT
4 NORTH 7040'00" EAST, 167.09 FEET TO THE BEGINNING OF A TANGENT 20 FOOT RADIUS
CURVE CONCAVE SOUTHWESTERLY; THENCE NORTHERLY AND WESTERLY ALONG SAID CURVE AND
ALONG THE NORTHEASTERLY BOUNDARY OF SAID LOT 4 THROUGH A CENTRAL ANGLE OF
90020'00", A DISTANCE OF 31.53 FEET; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID
LOT 4 AND ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF PLAZA COURT AS SHOWN ON SAID
MAP NO. 12267 AND TANGENT TO SAID CURVE, NORTH 82040' 00" WEST, 245.32 FEET TO THE
NORTHWEST CORNER OF SAID LOT 4; THENCE ALONG THE WESTERLY BOUNDARY OF SAID LOT
4 SOUTH 6031'16" WEST, 247.66 FEET TO THE POINT OF BEGINNING.
,/
4
/t/- ~/
11/24/92 14: 42
'B714 955 9437
SMR&H
~e03
ATTACHMENT IIJII
EXHIBIT No. 4
RANCHO DEL REY COMMERCIAL CENTER
CITY ESTOPPEL CERTIFICATE
TO DEVELOPER
THIS ESTOPPEL CERTIFICATE ("Certifica.te") is made and
entered into this day of , 199 , by the CITY OF
CHULA VISTA, a municipal corporation (the "City"), with respect
to the following facts:
RECITALS
A.'Rancho Del Rey Partnership, a California3J~ne.ral
partnership and RDR~:;Business center, Ltd., a California limited
partnership (collectively, "Developer") and city have entered
into that certain Development Agreement (the "Development
Agreement") dated as of , 1992. All capitalized terms
not otherwise defined herein shall have the same meanings as set
forth in the Development Agreement.
B. Pursuant to Article 3 of the Development
Agreement, there were created several conditions to Effectiveness
of the Development Agreement. As provided in section 1. 13 of the
Development Agreement, City is required to execute this certifi-
cate in order to evidence City'S determination that the
Conditions to Effectiveness have been fulfilled.
NOW, . THEREFORE, city hereby certifies to. Developer
that:
11
1. All Conditions to Effectiveness were fulfilled as
of (the "Conditions Date").
2. In the event that the effective date of the
Ordinance of the City Council approving the Development Agreement
pursuant to the City'S Development Agreement Procedures has he~e-
to fore occurred, the Conditions Date shall likewise serve as:the
Effective Date of the Development Agreement. In the event that
the effective date of said Ordinance has yet to occur, the effec-
tive date thereof shall likewise serve as the Effective Dat~ of
the Development Agreement.
CITY OF CHULA VISTA, a municipal
corporation
. .
" ':i
By
[printed Name and Title]
/ y//pd-d
ATTACHMENT "K"
REVISED CONDITIONAL AMENDMENT OF (NEW)
PLANNED COMMUNITY DISTRICT REGULATIONS, COUNCIL ORDINANCE,
SECTION VID, (page 5).
The current Planned Community District Regulations are hereby amended and the
contents of Notebook Section 5 ("Rancho del Rey SPA 1 Planned Community District
Regulations"), incorporated herein by reference, constitute the planned community district
regulations ("Amended (New) RDR SPA 1 PC District Regs") for the Commercial Center area
(approximately 55 acres) of the 822.3 acres of land shown on Exhibit 2 ("Proposed General
Development Plan") to Notebook Section 4 subject to the General Conditions hereinbelow set
forth, and with the following condition$:
A. Modify the Business Center PC District Regulations for Lot 1 of Subdivision 92-
05 and Lots 1 and 3 of Subdivision 93-01 to contain the following development
standards: Minimum building size shall be 100,000 square feet and shall be
occupied by a single user.
I!j,.w~_.""
..................
[C:\ WP51 \DYE\ATI ACH-K.TXT]
/t/~t ;
_.-...~_.._-_..._----~-,~",-,,;-,_.,_.,~....~..~...~'-'" .'
;
DATE:
November 24, 1992
FROM:
The Honorable Mayor & City Council
John Goss, City Manager fJf () .
Richard P. Emerson, Chief of Police V
TO:
VIA:
SUBJECT:
Rancho del Rey Business Center
crime and police protection are always paramount in the minds of
the public, City Council and city staff. Several issues have
been raised regarding the development slated for the 800 block of
East "H" st. The Police Department believes it is important to
act in a proactive fashion to deal with issues relating to the
"quality of life" of our community. To that end, I personally
met with one of the stakeholders, spoke with representatives of
the second tenant, and have a call into the third firm. Based on
my conversations I believe that the businesses want to be good
neighbors to our community. They have a track record in other
cities for working closely with police agencies to deal with any
issues at hand.
Based on concerns raised by community members, coupled with a
desire to provide high quality security at the site, I have
requested significant involvement of the private security
controlled by the major tenants. It is my desire to work closely
with and develop guidelines and milestones to be achieved by on-
site security. In these days of limited public resources, it is
a highly desired concept for private security to work closely
with public police agencies to enhance the "quality of lifell
associated with specific targeted areas. Basic guidelines will
be established taking into concern the limitations of private
security; however, maximizing the positive aspects associated
with the increased "eyes and ears" of private policing efforts.
Design review from a law enforcement perspective will occur
during the planning process. We will ,ensure that lighting,
security systems, and public and police access will meet the
needs of the City of Chula vista. In addition, we will require
the appropriate level of participation from private security when
the doors open. It is my belief that we need to "set the tone"
early on so that we begin with a safe and well run operation on
this site. We have currently developed grid searches related to
crime in similar areas of Chula vista and in other targeted areas
of San Diego County. This data will be analyzed and evaluated to
;i/tr
-------'"."~~--,--'-'" <..,.,-",,,,",~,,,,~,,,,,,,,,"-,,,~"-,,,,,,,,,.-
determine the state of this area from a crime perspective. I
believe that an initial deployment of security at a level
established by this organization will assist in setting the tone
for a safe and secure operation. A formalized review after the
initial six month deployment will be reported back to the City
Council.
Rancho
/i/t~
v
h
Mike & Susy Radford
805 Arroyo Place
Chula Vista, California 91910
Telephone (619) 421-6598
November 24, 1992
Mayor Tim Nader
City Council of Chula vista
City of Chula Vista
246 Fourth Avenue
Chula Vista, CA 91910
Re: Opposition to Proposed Rezoninq of the Rancho del Rev
Employment Park to a Retail Commercial Center
Dear Mayor Nader and City Council Members:
My wife and I own one of the homes on Arroyo Place which
looks out over the site for the proposed new Home Depot store and
the central traffic intersection for the proposed retail
commercial center. We are opposed to the proposed change in
permitted uses.
I realize that the fact my home overlooks the project may
cause some to classify me as a "not-in-my-backyard" opponent to
progress. However, I believe my views are shared by hundreds, if
not thousands, of del Rey and East "J" street area residents and
are valid concerns which seem to be actively ignored by staff.
Further, the fact that my wife and I are fortunate enough to
have a house with a good view should not minimize your
consideration of our concerns for the health and well being of
our family, the quiet enjoyment of our home and the interests of
our neighbors and the community surrounding the proposed retail
commercial center.
My wife and I both work in addition to ralslng two small
children. This situation is similar for many of my neighbors.
We do not have the time, finances or expertise to fully evaluate
and comment on the proposed change in use and depend upon our
elected officials, and the city management and staff who work for
them, to carefully and fairly investigate and protect their
interests and rights as citizens of the community. I have a very
bad feeling that this is not being done in this case and am
frustrated that this letter is even necessary.
Because many others have and will express much of the same
JL/-tb
Mayor and City Council
November 24, 1992
Page -2-
concerns and objections I have, my comments will be brief:
General Staff position:
When I attended the Planning Commission meeting last week I
noticed an almost enthusiastic support of this project by the
Planning Department staff and other city officials who spoke on
the matter. It left the impression of well coordinated teamwork
between staff and the developers against the opposition -- the
local community.
What disturbed me more was the fact that development
agreements have already been negotiated and, possibly, signed for
the three major retailers. This is an effort of many, possibly
hundreds of hours of work by staff and the City Attorney, which
they are obviously proud of and desire to be implemented.
Although I am not an expert in these processes, it seems
premature to enter into a development agreement with a developer
petitioning for a zoning change or variance before the issue of
whether the change is in the best interests of the community is
decided. If such a procedure is proper, it gives a very bad
impression to those on the outside looking in.
Availabilitv of Information:
From the Planning Commission meeting it was apparent that
information and documentation regarding the proposed retail
commercial center has not been made readily available to the
public. Again, most of my neighbors are two working spouse
families. Many may not be fully aware of what is about to
happen, such as my next door neighbor who is presently Commanding
Officer of the Naval Air station on Guam and renting his house
until next year.
I would hate to think that there has been an orchestrated
effort to limit our access to information such as the EIR and
thereby curtail our opportunity to investigate and properly
analyze such information. That, of course, would be a blatant
breach of trust and responsibility on the part of city
management.
There are some qualified people in the affected community
who could undertake such an effort, if the opportunity was
offered. Under the circumstances, I would hope such an offer is
made and followed through with before the proposal is approved by
the City Council.
/~/ /~ 7
Mayor and City Council
November 24, 1992
Page -3-
Traffic:
staff has presented the potential traffic problems
associated with a retail center of this magnitude as manageable
and within tolerable limits. Given the obvious predisposition of
Staff to be in favor of this development, I question the veracity
of the traffic studies and Staff's evaluation of the subject as
not a sufficient factor to disapprove the proposed change.
Simple logic suggests that an emploYment park will generate
approximately two trips per employee, one going to work during
normal commuting hours and one going home at the end of the work
day. If the emploYment park is at full capacity over the entire
82 acre site, the traffic will only increase by a few thousand
trips per day, most of which will be during normal commuting
hours.
The proposed retail commercial center, if a financial
success for the developers, will generate as many as one hundred
trips per employee just by the very nature of their business.
The thousands of parking spaces needed to serve these giant
retailers will turn over very frequently, especially during the
evening and weekend hours when those living in the local
community are in their homes.
The differences in traffic burden and related noise and
pollution cannot be reconciled by technical discussions of peak
hours, new trips, passerby traffic, levels of service and the
like. It is statistical slight of hand to suggest to the
community that traffic on East "H" Street will not be a nightmare
if the commercial center is approved.
Noise:
As homeowners on the edge of the canyon looking over the
proposed site, noise and air pollution from traffic and store
operations in the evenings and on weekends are our greatest
concern. These intrusions cannot be mitigate.
During the grading operations for the emploYment park I used
to lay awake at night, involuntarily, listening to the heavy
equipment service trucks service the graders and other equipment.
Just last week we had to endure a 9:00pm argument between a man
and woman outside their car on the street that the proposed Home
Depot will be located.
In the evenings even the slightest noise carries up the
canyons to the homes above, no doubt amplified by moisture and
/ i ~- ~ y
Mayor and City Council
November 24, 1992
Page -4-
temperature conditions in the air. It is during this time that
the proposed retail commercial center will be at its peak, with
thousands of closing doors, car starts and loud voices per
evening.
The City of Chula vista has done little to mitigate the
noise from East "H" street which was constructed after we bought
our home.
Economic Impact:
I seriously question the wisdom of trading the employment
park for a retail commercial center. other than the potential
sales tax revenues, the retail commercial center will not create
long term employment of the quality or quantity that R & D and
light industry can. Discount retail stores have a reputation for
discouraging career employment, or even full time employment, for
all but a few personnel.
The rationale for abandoning the employment park is its lack
of success so far. Such thinking is short-sighted. The economy
will recover eventually, hopefully within the next year, and
Chula Vista will have lost the potential for a work/live
community that will be a model for the rest of Southern
California.
In the long run the major retailers will abandon the center
in search of greener pastures or will fall victim to the next
wave of retail marketing innovation. There is a very good
possibility that the retail center will end up an eyesore within
ten or twenty years with corresponding burdens to the City.
A successful business park should only appreciate in value
and contribution to the community as the economic base of the
South Bay grows, as it inevitably will.
I have been a resident of Chula Vista for more than thirty-
three years and have my business here as well. I am also very
active in the business and development community of the South Bay
area. I have strong beliefs that Chula vista must grow to be
more than a bedroom community for San Diego and its satellite
communities, and believe that the South Bay will soon be one of
the nations centers of modern commerce and industry. The
proposed short-term solution to current economic problems which
is presently before the City council will be very detrimental to
Chula Vista in the long run.
/ L/ ,~t; /
Mayor and City Council
November 24, 1992
Page -5-
The proposed change to a retail commercial center will
directly and severely affect the quality of life of all those
living near the project and seriously interfere with the quiet
enjoYment of our homes. I urge you to make an objective
evaluation of this proposal and question the environmental and
mitigation information being offered in support by the developers
and City Planning Department staff.
Very truly yours,
M~~-q1
/L/ / /0
Thomas A. Davis
1657 Gotham Street
Chula Vista, CA 91913
(619)421-6577
November 24, 1992
Mayor and Members of the City Council
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Dear Mr. Mayor and Members of the City council:
I wish to address two issues regarding the various
documents related to the redesignation of 55 acres of land
in the Rancho del Rey Business Park from light industrial
zoning to retail/commercial zoning. The first concern I have
is that the Chula Vista City Council entered into an agree-
ment with Gersten Companies in November 1985 which allowed
an increased number of residential units to be built, in
return for the business park zoning. The second item I wish
to address is the complete lack of support that the city
staff has given to ascertaining the wishes of the citizens
directly affected by this proposed rezoning, and the citi-
zens of the city in general in changing the General Plan,
and in the effects the proposal has on the environment.
In regard to point one. An agreement was made between
the city (Mayor Cox, Councilwoman McCandliss, Councilmen
Malcolm, Moore and Scott) and the developer for a business
park in compensation for increased residential density. In
the City Council minutes of the public hearing on the EI
Rancho del Rey project (GPA-83-7) June 11, 1985, testimony
was recorded in various places to the effect that Gersten
was permitted an increase in residential density of a sig-
nificant percentage in return for the inclusion of a busi-
ness park in the project plans. The purpose of the business
park was to generate "jobs" for Chula Vista, and to minimize
a1r, light and noise pollution in the surrounding residen-
tial areas. The terms of this agreement were reported in the
South County Edition of the San Diego Union, June 13, 1985.
The final, plans for the El Rancho del Rey project (GPA-83-
7) were not approved until November 12, 1985 (Cox, Moore,
Malcolm and Scott - McCandliss absent during the vote).
The second point I wish to make deals with the complete
lack of citizen support by the city staff in land use mat-
ters. The lack of staff support or appreciation of the view
and concerns of the citizens invades the basic principles of
Ji/?/
Chula Vista City Council, 11/24/92. Page 2.
representative government. As they have done tonight, and 1n
every other matter involving land use, the city staff has
made a so called report to you, but in actuality has spoken
only for the proposal and the applicant - the result is that
the position of the city staff and the applicant has become
indistinguishable. They have met with and worked with repre-
sentatives of the development company for hundreds of hours
over a period of years. The staff position and recommenda-
tion is the only point of view presented to you in hundreds
of pages of text and in thousands of spoken words. At no
time has the city staff attempted to find out what the
opinions of the citizens were on this issue, develop a
balanced unbiased presentation, or present an outline of the
citizen's view to you. The result has made the citizens the
adversaries of their own government. The City Attorney, for
example, recommends that legal action be considered as a
recourse if this zoning change is approved by you over the
objections of the citizens. This is not the way the demo-
cratic process is supposed to work. Instead, it conveys the
impression that special interests have more influence with
you in land use matters than the people who placed their
trust in you as their representatives.
To summarize, there seems clear evidence that the
elected officials of the City of Chula Vista entered into an
agreement with the E1 Rancho del Rey developers in 1985 that
permitted an increase in residential density, and the city
received in compensation zoning for a light industrial
business park. The current "density transfer" procedures
were not in effect in 1985, so the exact details of the
agreement are less clear cut. However, public records, and
the recollections of the Council members who took part in
the proceedings (two still serve on the Council, and two
others reside in this city) should provide substantiation of
the agreement. In any event, the developer was permitted to
realize greater return per acre than if an industrial park
were not part of the Rancho del Rey plan. To allow a signif-
icant portion of the business park to be rezoned so the
developer can again enhance his profits because there has
been a short-term dip in the economy demonstrates an unac-
ceptable level of naivete on the part of the staff, and
should not be duplicated by the City Council.
I also believe that citizens are not being represented
appropriately by the city staff in land use decisions. The
fact that staff recommendations on this proposal are unbal-
anced in favor of the applicant is contrary to the protec-
tion of the citizen's interests outlined in the City Charter
/';/.-' <}'1
7 /(7--
Chula Vista City Council, 11/24/92. Page 3.
and the principles discussed 1n the opening sections of the
General Plan.
In conclusion, I beg that the City Council set aside
any action on the request to change the zoning or designa-
tion of the Rancho del Rey Business Park until the true
nature of the agreement between the City Council and the
developer can be determined. I also petition the City Coun-
cil to establish specific rules that restrict the city
planning staff from directly associating with the petition-
ers for decisions in land use matters. Further, I would
propose that the city planning staff be required to deter-
mine the views of the citizens in major land use matters
(over 100 residential units, or their equivalent), and make
these views known to the City Council.
Sincerely,
1tvV. Vl~
tom Davis
/ / "7 OJ
) 7 --/j
~~)y
NOVEMBER 23, 1992
HONORABLE COUNCIL MEHB8RS:
PLEASE ACCEPT 'rHIS LE'nER AS S'l'ATBIIENT OF OP1'08J:UO. ~ -ruB
.ItOVOSIID AJIBIImID'.P ma "UDJ:8IClD2XOIT 0Jl ~ s. acua OJ' ftB
BXJ:81f1I_ "'LODmIft' >>.au .-0. IaIGD DlDU8fttJ:&L DBSJ:CDIA~IO. SO
UnIL COJIK8JtC:IAL :x- OItDlIR m CIUIA.... a _ COW"--acI&L CD'l'Z.".
I · II III OPPOSITION OF 'l'HIS REDESIGNATJOK POR THE FOLLOWING REASONS:
1. 1(-1Ut.RT, AND ROME DEPOT ARB CURRENTLY CENTRALLY LOCATED FOR
SOUTH BAY RESIDENTS.
2. THE PROJECTED JIOPULA'r:tOH IlfCREASE (FOR EAST H 8'1' AREA) ADDED
TO 'fHE PROPOSED RBDESICNATION w:tLL ONLY ADD TO THE DENS:ITY OF THE
COMMUNXTY AND LOWER THB QUALITY OF LXFE WHICH IS WHILE WE MOVED TO
CIIULA VISTA IN THE FIRST PLACE.
3. AN INCREASE :tH I)DSITY WILL RESULT IN DECREASE OF PROPERTY
VAWE. HOMEOWNERS WILL NOT BE COMPDSATED BY THE RBDESIGHATION.
~ . RETAIL BUSINESS TAX PAYMEN'l" OVER A 15 - 30 YEAR PERIOD IS
SUBSTANTIALLY WHEN COMPARED TO THB TAXES ctJRRENT HOMEOWNER w:ILL PA.Y
DURIHG TRB SAME PERIOD OF TIME.
5. IT'S A REGRESSIVE TAX, BUSINRSS HAVE IlORE KONBY AND WILL KAl(E
IIORE HONBY COMPARED '1'0 HOMEOWNBRS. YET, BOImOWNERS PAY A LARGER
PORTION OP THEIR INCOME POR !'AXES..
6. RESALE VALUE OP TII2 SURROUNDINC HOMES DECREASE. CONSBQtJEIf'l'LY,
WE HAVE A NEW RETAIL CBH'l'ER, MORE DBlfSITY, AND POOR CHANCES TO MAKE
A PROFIT UPON SELLING OF THEIR ROME..
7 . WJD'I J'IScu. IMVllHIOIft8 WILL ItftAIU" .. It8QVIRBD ~ JD.U I.
.,.. 8uuommJ:lIG COIOlUIf'In 1f'D'I IfDY ULL ~ .,
.. ULL anAILWU CluaDftB. ~ so, or ~ C8JI19IUI apLOYBB8
WILli .. raoK ,.. nastOUI1DDG ~ .&lID 1rJ:LL .. ".UVO Don
'30,000. %2 DO.. U. ., GOOD ~ .. fI1J&1.~BBD :r.ow-LrlJIt. 'AnKO
.1088.
9.. BOW DOZS TJlI8 CfQXPAD '10 YOUJl OVBIOLIi 8JOftB ..1D.AI!!II1!II'I PL7.11
ma .,.. a.JtBA ., .e, lJ'OO lINn' _ D8ftLO~. nDlG ~ XIITO ,.
a.aLL ~, so-nsuu COLLB... OLDPIC ~..t..., _ IIO08n1G,
CD1URCBJ18, .%u aftlJl%OJr, LI....Y, ftC Bt'C 8'1'0.
(1. OF 2)
/'y~/?y
GO.d SOO.oN SG:vl G6'vG ^ON
SGOV-LSS-619.0N 131 S~A~dns 30 a~a AIN) as
CHULA VZSTA
COUNCIL MEMBERS
11-23-g2
I STRONGLY BNCOURAGR YOU TO VQIfII &ranJ8l1I aJn' ..UBL%8111C11Jr1 01' A
COIDOlRCIAL CBlft'IlIl. WE STAYED IM CJlOLA. VZSTA J'OR IT'S QUASI SHALL
BllVIROJOlENT , TIlE DSE OF GETTING AROlJItD. WE WILL NO LONGER RAVE
THAT ZF YOU BUILD TRJ:S COMMERCnL CBN'l'BR. THBRB IS SO'FnCIBNT
CONGESTION' FOR THE AREA WHY CREATE MORE?
.AS AN PYI, THE exTY' S PLIJINIHC COMMISSIOlf DID A WRY POOR JOB OF
UIFORRING CON'S'l'IT'O'EHTS THAT THIS ITEM WOULD BB DARD BEFORE THE
PLANNING COJIMITTEB. Dt1R.ING '1'IIE SOMMER OR LA'1'2 SPRDrC, I WAS
NO'1'l:FIED OF TWO IIBE'l'DfGS THE 1ST MOTICH ARRIVED A WEEK APTER THE
MEE'l'J:RG, THE 2ND NOTICE ARlUVED THE DAY OP THB MEBTDTG.
THANK YOU FOR 'l'AlaJJG TIm TJ:IIE TO RDD MY OONCBRXS AND I AWAIT A
RESPONSE TO THE QUESTION'S I HAVE RAJ:SED. THANK YOU
ZSAB2~ T. PERB:: 0-~
1356-3 SERENA CIRCLE
CHOIA VISTA, CA 91910
cj J/
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---..;;;;::: ~
South San Diego County
Economic Development Council
The Affordable California.
Without Compromise.
\.
November 19, 1992
\fj\! /, 3
CITY OF CHULA VISTA
Tim Nader
City Mayor
276 Fourth Avenue
Chula Vista, Ca. 91910
Dear Mayor Tim Nader :
At its meeting of October I, 1992, the South County Economic
Development Council Board of Directors endorsed in concept the
locating of a major retail complex in the Rancho Del Rey Business
Center on East H Street. At the time of decision, McMillin had
commi tments from only 2 maj or anchor tenets. The Board of
Directors acted because the job creation and increased city
revenues are particularly critical to the city during these
economic times.
Since our action, we have learned that Price Club has committed to
joining the project bringing an additional 250-300 jobs with an
average salary of $12 per hour which annualized equals almost
$25,000 per year.
with current climate of businesses departing California, the
probable loss of local government tax revenues and the pending
defense cuts and there unknown economic impacts, South County EDC
and the City must remain focused in their on-going efforts to make
Chula vista a better place to live. Please support the unemployed,
the underemployed, and those beginning to climb the ~conomic l~dder
and support this project.
Sincerely,
~,
;z)~r~ -.'
C/ ~.
DOUG PERKINS
Executive Director
148 East 30th Street, Suite A, National City, CA 91950. (619) 336-2474
It! -/ /'7
,1'<<
Mike & Susy Radford
805 Arroyo Place
Chula Vista, California 91910
Telephone (619) 421-6598
November 24, 1992
Mayor Tim Nader
City Council of Chula vista
City of Chula vista
246 Fourth Avenue
Chula Vista, CA 91910
Re: Opposition to Proposed Rezoninq of the Rancho del Rev
Employment Park to a Retail Commercial Center
Dear Mayor Nader and City Council Members:
My wife and I own one of the homes on Arroyo Place which
looks out over the site for the proposed new Home Depot store and
the central traffic intersection for the proposed retail
commercial center. We are opposed to the proposed change in
permitted uses.
I realize that the fact my home overlooks the project may
cause some to classify me as a "not-in-my-backyard" opponent to
progress. However, I believe my views are shared by hundreds, if
not thousands, of del Rey and East "J" street area residents and
are valid concerns which seem to be actively ignored by staff.
Further, the fact that my wife and I are fortunate enough to
have a house with a good view should not minimize your
consideration of our concerns for the health and well being of
our family, the quiet enjoyment of our home and the interests of
our neighbors and the community surrounding the proposed retail
commercial center.
My wife and I both work in addition to raising two small
children. This situation is similar for many of my neighbors.
We do not have the time, finances or expertise to fully evaluate
and comment on the proposed change in use and depend upon our
elected officials, and the city management and staff who work for
them, to carefully and fairly investigate and protect their
interests and rights as citizens of the community. I have a very
bad feeling that this is not being done in this case and am
frustrated that this letter is even necessary.
Because many others have and will express much of the same
Ji~7~
Mayor and City Council
November 24, 1992
Page -2-
concerns and objections I have, my comments will be brief:
General staff position:
When I attended the Planning commission meeting last week I
noticed an almost enthusiastic support of this project by the
Planning Department staff and other city officials who spoke on
the matter. It left the impression of well coordinated teamwork
between staff and the developers against the opposition -- the
local community.
What disturbed me more was the fact that development
agreements have already been negotiated and, possibly, signed for
the three major retailers. This is an effort of many, possibly
hundreds of hours of work by staff and the City Attorney, which
they are obviously proud of and desire to be implemented.
Although I am not an expert in these processes, it seems
premature to enter into a development agreement with a developer
petitioning for a zoning change or variance before the issue of
whether the change is in the best interests of the community is
decided. If such a procedure is proper, it gives a very bad
impression to those on the outside looking in.
Availabilitv of Information:
From the Planning Commission meeting it was apparent that
information and documentation regarding the proposed retail
commercial center has not been made readily available to the
public. Again, most of my neighbors are two working spouse
families. Many may not be fully aware of what is about to
happen, such as my next door neighbor who is presently commanding
Officer of the Naval Air station on Guam and renting his house
until next year.
I would hate to think that there has been an orchestrated
effort to limit our access to information such as the EIR and
thereby curtail our opportunity to investigate and properly
analyze such information. That, of course, would be a blatant
breach of trust and responsibility on the part of city
management.
There are some qualified people in the affected community
who could undertake such an effort, if the opportunity was
offered. Under the circumstances, I would hope such an offer is
made and followed through with before the proposal is approved by
the City Council.
JL-j /?i
Mayor and City Council
November 24, 1992
Page -3-
Traffic:
staff has presented the potential traffic problems
associated with a retail center of this magnitude as manageable
and within tolerable limits. Given the obvious predisposition of
Staff to be in favor of this development, I question the veracity
of the traffic studies and Staff's evaluation of the subject as
not a sufficient factor to disapprove the proposed change.
Simple logic suggests that an employment park will generate
approximately two trips per employee, one going to work during
normal commuting hours and one going home at the end of the work
day. If the employment park is at full capacity over the entire
82 acre site, the traffic will only increase by a few thousand
trips per day, most of which will be during normal commuting
hours.
The proposed retail commercial center, if a financial
success for the developers, will generate as many as one hundred
trips per employee just by the very nature of their business.
The thousands of parking spaces needed to serve these giant
retailers will turn over very frequently, especially during the
evening and weekend hours when those living in the local
community are in their homes.
The differences in traffic burden and related noise and
pollution cannot be reconciled by technical discussions of peak
hours, new trips, passerby traffic, levels of service and the
like. It is statistical slight of hand to suggest to the
community that traffic on East "H" Street will not be a nightmare
if the commercial center is approved.
Noise:
As homeowners on the edge of the canyon looking over the
proposed site, noise and air pollution from traffic and store
operations in the evenings and on weekends are our greatest
concern. These intrusions cannot be mitigate.
During the grading operations for the employment park I used
to lay awake at night, involuntarily, listening to the heavy
equipment service trucks service the graders and other equipment.
Just last week we had to endure a 9:00pm argument between a man
and woman outside their car on the street that the proposed Home
Depot will be located.
In the evenings even the slightest noise carries up the
canyons to the homes above, no doubt amplified by moisture and
/ 1/ '/)!J
Mayor and City Council
November 24, 1992
Page -4-
temperature conditions in the air. It is during this time that
the proposed retail commercial center will be at its peak, with
thousands of closing doors, car starts and loud voices per
evening.
The City of Chula vista has done little to mitigate the
noise from East "H" street which was constructed after we bought
our home.
Economic Impact:
I seriously question the wisdom of trading the employment
park for a retail commercial center. other than the potential
sales tax revenues, the retail commercial center will not create
long term employment of the quality or quantity that R & D and
light industry can. Discount retail stores have a reputation for
discouraging career employment, or even full time employment, for
all but a few personnel.
The rationale for abandoning the employment park is its lack
of success so far. Such thinking is short-sighted. The economy
will recover eventually, hopefully within the next year, and
Chula vista will have lost the potential for a work/live
community that will be a model for the rest of Southern
California.
In the long run the major retailers will abandon the center
in search of greener pastures or will fall victim to the next
wave of retail marketing innovation. There is a very good
possibility that the retail center will end up an eyesore within
ten or twenty years with corresponding burdens to the City.
A successful business park should only appreciate in value
and contribution to the community as the economic base of the
South Bay grows, as it inevitably will.
I have been a resident of Chula vista for more than thirty-
three years and have my business here as well. I am also very
active in the business and development community of the South Bay
area. I have strong beliefs that Chula vista must grow to be
more than a bedroom community for San Diego and its satellite
communities, and believe that the South Bay will soon be one of
the nations centers of modern commerce and industry. The
proposed short-term solution to current economic problems which
is presently before the City council will be very detrimental to
Chula vista in the long run.
/r/3/
Mayor and City Council
November 24, 1992
Page -5-
The proposed change to a retail commercial center will
directly and severely affect the quality of life of all those
living near the project and seriously interfere with the quiet
enjoyment of our homes. I urge you to make an objective
evaluation of this proposal and question the environmental and
mitigation information being offered in support by the developers
and City Planning Department staff.
Very truly yours,
M~9:-qt
) i ~ (!r:-~
lSAN
'DIEGO
4
DIAlOGUt
CHAIR
William McGill
EncunVE DIRECTOR
Charles Nathanson
CHARTER MEMBERS
Richard C. Atkinson
lynn Benn
Howard Birndarff
Arthur Brody
Clair Burgener
Malin Burnham
Howard Carey
Richard Carter
Marjorie Coserio
Ruth Covell
Edward Denn is
Paul Espinosa
Anne Evans
Donah Fayman
Milton Fredman
Ed Frieman
Murray Galinson
Augustine P. Gallego
George Gildred
Clifford Groves
Jerry Groomes
David Hole
Pamela Hamilton
Kenii Imo
Irwin M. Jacobs
Napoleon Jones
Wayne Kennedy
T awfiq Khoury
Lowrence Krause
Victor Krulak
Pepe larroque
Richard levi
Lillian Quon Lim
Cecil lytle
Hamilton Marston
Rafael Martinez
ScoH McClendon
R. Barry McCom ic
Dean B. McDaniel
William McGill
Hugh Mehan
Helen Monroe
Neil Morgan
Charles Nathanson
William Nelson
William Otterson
Frank Panarisi
Thomas Payzant
Admiral Ray Peet
Daniel O. Pegg
Ralph Pesqueira
Phyllis Pfeiffer
Ed Quinn
Roger Revelle
William Rick
Robert Ritchie
Julie Rocha
Michael Rothschild
lea Rudee
Dorothy Smith
Gail Stoorzo-Gill
Gabriel Szekely
Mary l. Walshok
Gerald Warren
Jahn E. Warren
Richard Ybarra
WHO' CROSSES THE BORDER?
A PRELIl\flNARY SURVEY REPORT
OF NORTHBOUND BORDER CROSSERS
AT SAN YSIDRO AND OTAY l\fESA
CONDUCTED BY
SAN DIEGO DIALOGUE/
lJ"l\TJVERSIDAD IBERO-A1\fERI CANA
SEPrEJ\ffiER 21,1992
)'1 - f5~
UNIV[RSITY OF CAliFORNIA, SAN DI[GO e UCSD EXHNSION, 0176 e 9500 GilMAN DRIVE elA JOllA, CA 92093.0176 e 619.534-7436 · fAX: 619.558.a156
EXECUTIVE S~U\fARY
San Diego and Tijuana residents who cross the border once per week or more --
primarily to work, shop, and visit with friends and family -- account for 97% of all
monthly crossings of people in vehicles at the San Ysidro and Otay Mesa ports of
entry. There are 230,508 of these frequent crossers, and they make 4,177,246 trips
across the border each month.
A subset of these frequent crossers consists of area residents who cross the
border 20 times per month or more. There are 103,488 of these ~ frequent crossers,
and they make 3,178,824 trips across the border each month, which is 74% .of all
monthly crossings of people in vehicles.
Non-U.S. residents crossing the border by vehicle into San Diego make 2.5
million trips per month. According to reports of expected expenditures by survey
respondents, these trips result in purchases of good and se~ices in the U.S. of $220
million per month, or on an annual basis, $2.6 billion.
U.S. residents crossing the border by vehicle into Tijuana make 1.8 million
trips per month. According to reports of expected expenditures by survey respondents,
these trips result in purchases of g<?Od and services in Mexico of $169 million per
month, or on an annual basis, $2 billion.
The large number of crossings made by frequent crossers, together with the
economic impact of border-crossing trips in total, points to the potential benefits of
adopting a frequent crosser program at the San Ysidro and Otay Mesa ports of entry.
The potential benefits include greatly reduced wait times and air pollution at the border,
increased business activity and economic productivity for the region, and an improved
quality of life for tens of thousands of residents of San Diego and Tijuana.
2 /1~yr
I. BACKGROU1\TI
At the San Ysidro and Otay Mesa ports of entry, vast numbers of people --
approximately 5.4 million per month or 179,000 per day, including 36,000 daily on
foot and 143,000 daily in vehicles -- cross the international border into San Diego.
Who are these people, and why do they cross the border?
This preliminary report focuses solely on people who cross the border
northbound in vehicles. Our final report will include a profile of northbound pedestrian
crossers.
Students from Universidad IberoAmericana collected the data in over 5,000
interviews during the summer, from late June through mid-August, under the
supervision of Dr. Millicent Cox, a research associate of San Diego Dialogue and
UCSD Extension's Public Policy Program. A description of the methodology of this
survey is attached. <,.,
,
The survey project, which is funded by a grant from the Weingart Foundation,
was undertaken at the initiative of San Diego Dialogue's Border Committee to provide
a basis for proposals to improve cross-border commerce without hindering law
enforcement activity.
The support and cooperation of numerous individuals and institutions have made
,
this survey possible. We would like to thank especially Lie. Augustin Rozada ReboIIar,
Dean of Universidad IberoAmericana, and Lie. Cecilia Castellanos B., Director of the
School of Communications at VIA; as well as the district offices of the Mexican
Customs Service and the Immigration Service, and the district offices of the U.S.
Customs Service and the Immigration and Naturalization Service. We are also
extremely grateful to the Mexican police in Tijuana for their special attention to the
safety of our student interviewers.
II. l\WOR F'ThTIINGS
3 /(_~~
A. Importance of the Frequent Crosser
A major finding of this survey is that the typical crosser at the San Ysidro and
atay Mesa ports of entry is a frequent crosser; Frequent crossers are individuals who
report crossing the border once per week or more. Very frequent crossers are
individuals who report crossing the border 20 times per month or more. The
importance of these frequent crossers can be seen from Figure 1, which shows the
following:
· 322,338 individuals make a total of 4,310,158 trips across the border at San
Ysidro and atay Mesa each month. This is an average of 13 trips per
individual per month.
· 72 % of these individuals are frequent crossers. They make an average of 21
trips per individual per month and account for 97 % of all trips.
· 32 % of these individuals are very frequent crossers. They make an average
of 31 trips per individual per month and accOl.:::fJor 74 % of all trips.
· People who are crossing the border for the first time or cross less than three
times per month account for only 3 % of the monthly trips across the border
but constitute 28 % of the population of crossers.
B. Impact of Frequent Crossers on the Ports of Entry
The impact of frequent crossers on the ports of entry at San Ysidro and atay
Mesa can be seen from the following considerations:
· Frequent crossers make up 89% of the weekday morning crossers (4 a.m. to
noon), 75 % of the weekday afternoon and evening crossers (noon to 3:59
a.m.), 76% of the weekend morning crossers, and 52% of the weekend
afternoon and evening crossers.
. The total number of people crossing daily in vehicles is on average 143,000,
of whom at least 100,000 are frequent crossers.
4 /Lj/~~
A program expediting border crossing for frequent crossers should therefore greatly
relieve traffic congestion and reduce wait times at the ports of entry.
C. Purpose for Crossing the Border
Border crossers are typically either Tijuana residents going to San Diego to shop
or work, or San Diego residents returning home after visiting friends or family in
Tijuana. These reasons account for over 70% of all weekday morning crossings, 56%
of all weekday afternoon and evening crossings, 63 % of all weekend morning
crossings, and 50% of all weekend afternoon and evening crossings.
Other frequently mentioned reasons include attending a business meeti,ng,
attending church or Bible studies: attending a cultural or sporting event, seeing a doctor
or dentist, going to a second home, eating, and going to the airport. The reasons San
Diegans give for going to Tijuana duplicate the reasons Tijuanans give for going to San
Diego. .~.
,
Tourism to Mexico is apparently not a major reason for crossing the border. It
is at its highest on weekend evenings when it accounts for 17 % of all northbound
crossings. Weekdays and ~eekend mornings it never accounts for more than 6.5 % of
border crossings.
Figure 2 shows the primary reasons non-residents come to San Diego and U.S.
residents go to Mexico. The high percentage of border crossers who are U.S. residents
going to Tijuana for social visits (42 % on weekends and weekdays) is striking
confirmation of the extent to which our two cities have become one community. The
high percentage of border crossers who are Tijuana residents coming to San Diego to
shop (53% on weekends and 40% during the week) and to work (33.8% during the
week and 14 % on weekends) points to a similar conclusion. These percentages are even
higher for frequent crossers.
D. Purchases by Border Crossers
5
J~--t'7
All survey respondents who were non-U.S. residents were asked to report the
amount of money they expected to spend in the United States whether or not shopping
was their primary reason for crossing the border. All respondents who were U.S.
residents returning home were asked to report how much they had spent while in
Mexico whether or not shopping had been their primary purpose.
There is no way of knowing whether these responses may have been seasonally
biased. We do know, however, that a report of one person spending very large sums
can significantly bias the results. Consequently, we eliminated all reports of spending
greater than $10,000. Furthermore, all work trips by non-U.S. residents were counted
as zero expenditure trips because so many respondents crossing to work reported that
they did not intend to spend any money.
Based on the finding that non-U.S. residents make 2.5 million trips per month
into San Diego, it was then calculated that these trips result in purchases of good and
services in the U.S. of $220 million per month, or on an annual basis, $2.6 billion.
Most but not all of these purchases are made in San Diego.
Based on the finding that U.S. residents make ~.8 million trips per month to
Tijuana, it was also calculated that these trips result in purchases of good and services
in Mexico of $169 million per month, or on an annual basis, $2 billion. Most but not
all of these purchases are made in Tijuana.
E. Personal Identification of Crossers
Border crossers typically carry substantial personal identification, which is
frequently registered with the U.S. Department of State or the Immigration and
Naturalization Service. Of all crossers, 29 % report carrying a Green Card permitting
them to work anywhere in the United States, 22 % report carrying a Border Crossing
Card indicating stable residency in the border area, 18 % report carrying a Passport,
and 14% report carrying a U.S. ID such as a driver license or birth certificate. These
forms of identification cover 83 % of all border crossers.
6
/ 'I- rr
ID. CONCLUSION
It must be emphasized that the above findings are preliminary and provisional.
Subsequent analysis of computer data may lead to revisions. Nevertheless, the findings
do point to the potential benefit of a frequent crosser program at the San Ysidro and
Otay Mesa ports of entry. These benefits include reduced wait times and air pollution at
the border, increased business activity and economic productivity for the region, and an
improved quality of life for tens of thousands of residents of San Diego and Tijuana.
San Diego Dialogue's Border Committee will begin immdiately to review the
survey data with these potential benefits in mind. We hope to work closely with the
disrict offices of the U.S. Customs Service and the Immigration and Naturalization
Service so as to assure that any proposal we make will be in the best interests of law
enforcement while promoting commerce and sociality between San Diego and Tijuana.
.-..,...
7
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.'
COMMENT B
Memorandum
'.0:
STATE CLEARINGHOUSE
Attention: T. Loftus
Dale: September 2, 1992
File: 11..5D.805
6.817.3
From: DEPARTMENT OF TRANSPORTATION
DI.trlot 11 Planning
Subject: Supplemental EIR (SEIR) for the Rancho del Rey CommercJal
panter. SCH 92051032 (87010.1 Q2.l .
Caftrans District 11 comments on the Supplemental Environmental Impact Report are as
follows: .
81 1. The 1991 Average Dally Traffic (ACT) figures for Interstate 805 (I..a05) differ from
those used by Oaltrans and the San Diego Association of Govemments
(SANDAG). Cattrans flve day ACT for the three 1-805 8~ment8 are as foUows:
Pesf5 HOJ1C
AD! ~
State Aoute 54 (SR-54) to Bonita Road 168,600 E
Bonita Road to East H Street 155,000 0
East H Street to Telegraph Canyon Road 136,300 B
2. In Table 18. the intersection performance 6ummary, It Is noted that the
northbound on-ramp to 1..805 at Telegraph Canyon Road win requIre special
design treatment, such as ramp widening and lengthening. These should be
Included on page 8.0-4 as traffic/circulation mitigation measures.
B2
83
3. Table 2-' in the Appendices: Note 1 Indicates that 'Cattrans recommends Level
of Service (LOS) 'E' or better as a~ptable for freeway segment ADT volumes..
Caltrarts does not recommend acceptable LOS levels as a general standard.
The Concept LOS. as detailed in Transportation Concept Reports (TCR's). is
specific to each route and based primarily on SANDAG Congestion Management
Plan (CMP) LOS standards. The Concept LOS for 1-805, as noted in the July
1991 TOR, is 'E' from Palm Avenue to SR-94.
B4
4. Table 2..1 cites LOS and ADT standards. Again Caltrans does not utilize generic
ADTILOS relationships. The LOS for a given facility is dependent on a variety of
factors.
-'A 5. TabJ~ 24 In the report discusses bulld~out conditions. It fists 1..e05 as a 10 lane
freeway. Caltrans does not have plans at this time to widen 1-805 before the year
85 2010. The TCR indicates the need to study the addition beyond 2010 of High
Occupancy Vehicle (HOV) lanes or use of the median for Ught Rail Transit (LRl)
between H Street and SR-54.
Future SR.125 Is discussed as a 10 lane freeway for the bulld-out condition. The
SEIR should discuss the Initial development of SR..125 as a toll facility. The
modeling beIng done for SR-125 as part of the Environmental Impact Statement
)'1-~d--,
\/e.
86
T.Loftus
September 2. 1992
Page 2 .
"-- \-... (EIS)/route adoption work indicates significant differences In ADT between a toll
---y facility and a free facility. The analyses in the SEIR. therefore. need to clarify the
underlying assumptions for the discussion of future SR-125.
As part of the aforementioned EISlroute adoption work. several potential '.,
alignments are being considered. Again. significant differences In ADT occur on
SR-125 depending on the alignment The SEIR should Include a discussion of
the proposed alignments.
. 7. Figure 8-1 Indicates 15 percent of the project trips will utilize 1-805 north of East H
87 Street. This translates Into 15 percent of 35.672, which equals 6.351 trIps. This Is
more than twice the additional 2.000 trJp~ shown on Figure 8-2.
Our contact person for the above comments Is Bill Figge, System Planning Branch. (619)
888-6954.
BILL DillON. Chief
Planning Studies Branch
)CO: CRWest
CBolandIWFigge
WDllfonlACox/MOwen
AKosup .
MParra
CStoH
TVasque~SGlasgow
DOTP
Env. Doc.
TIP File
ORDINANCE NO. 2 S .35
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CERTIFYING THE FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT (FSEIR 92-02) FOR
THE RANCHO DEL REY COMMERCIAL CENTER PROJECT;
AMENDING ON CONDmONS THE EL RANCHO DEL REY
SPECIFIC PLAN; AMENDING ON CONDmONS THE
PLANNED COMMUNITY DISTRICT REGULATIONS FOR
THE COMMERCIAL CENTER AREA OF THE BUSINESS
CENTER OF THE RANCHO DEL REY SPA I AREA;
ADOPTING A DEVELOPMENT AGREEMENT; MAKING
CERTAIN FINDINGS OF FACT PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, THE
ZONING CODE INCLUDING THE GROWTH MANAGEMENT
ORDINANCE; AND ADOPTING A MITIGA TION
MONITORING AND REPORTING PROGRAM, AND
ADOPTING A ST A TEMENT OF OVERRIDING
CONSIDERATIONS.
I. Recitals
A. Notebook.
WHEREAS, this ordinance makes reference to a three ring notebook ("Notebook") which
notebook is entitled "Rancho Del Rey Commercial Center Project" and is dated October, 1992
("Notebook"), the original of which is on fIle in the Office of the City Clerk of the City of
Chula Vista as Document No. , which Notebook contains various documents in
clearly marked and tabbed sections ("Section(s)") which will be referenced herein by the notation
"Notebook Section ". and
-' ,
B. Project Site.
WHEREAS, the area of land which is subject of this ordinance is diagrammatically
present Attachment D (Attachments A through C omitted), attached hereto and incorporated
herein by reference; is identified and described on Chula Vista Tracts 88-2 as Lots 1 through
24, inclusive; is commonly known as Rancho del Rey Business (amended hereby to be referred
to as the "Commercial") Center; and for the purpose of general description herein consists of
approximately 55 acres located within the existing Rancho del Rey Employment Park which Park
is located north of East H Street, approximately one and one-half miles east of Interstate 805 and
one mile west of Otay Lakes Road and bordered on the north by a branch of Rice Canyon
("Project Site"); and,
F:\home\aUomey\rdrord2. wp
November 19, 1992
Ord RE Rmcbo Del Itey 0lmmcn:ia1 Ccatcr
Pace 1
J 4f\ - \
C. Project.
WHEREAS, a person having control over all or a portion of the development of the
Project Site, to-wit: the Rancho del Rey Partnership ("Developer") has applied to the City for
approval of the following project ("Project"): to change the land use plan and various associated
entitlements for the Project Site from employment park to a commercial center in order to
accommodate three large discount retail users and unspecified commercial supporting uses all
of which is more specifically described in Section 2.0 "Project Description" of the document
entitled "Final Supplemental Environmental Impact Report - Ranch del Rey Commercial Center"
(FSEIR 92-02) prepared by Robert Bein, William Frost & Associates (RBF) and dated October
5, 1992 ("FSEIR") (Reference to "Project" herein references the project description contained
in the FSEIR and which takes precedent to any inconsistencies with other descriptions or
reference to the project herein contained.); and,
D. Current Plan Approvals.
1. Public Facilities Financing Plan.
WHEREAS, on December 15, 1987, the City Council, by Resolution No. 13392,
adopted the Rancho del Rey SPAS I, II and III Public Facilities Financing Plan ("Original
PFFP"), and thereafter in July, 1989, first amended said Original PFPP by Resolution No. , and
thereafter on January 15, 1991, second amended said Original PFFP by Resolution No. ; and
as so amended is replicated in Notebook Section 7, and entitled "City of Chula Vista Rancho
del Rey SPAs I, II, & III Public Facilities Financing Plan, October 1987, Amended July 1989,
with Amendments as Adopted by City Council on January 15, 1991" ("Compiled Existing RDR
PFFP")
E. Current Entitlements.
1. General Development Plan Level; Specific Plan
WHEREAS, the City of Chula Vista City Council on August 8, 1978 (Ordinance
No. 1824) has given approval to the El Rancho del Rey Specific Plan creating a planned
community. Ordinance No. 1824 was amended by the City Council on November 12, 1985 by
Ordinance No. 2130 ("Current Specific Plan"); and,
2. SPA I Plan.
WHEREAS, the City Council on December 15, 1987 by Resolution No. 13390
has previously given approval for the Rancho del Rey Sectional Planning Area I Plan by
Resolution 13391, which was amended by Resolution No. 15763 on August 7, 1990, Ordinance
2487 on November 9, 1991 (community purpose facilities), and by Ordinance 2501 on April 22,
1992 (design guidelines for signs in employment park) ("Current SPA I Plan"); and,
F:\bame\aaomey\rdr0rd2 .VIp
November 19, 1992
On! RE RaDcbo Del Rey C-Cial Ccatcr
Plae 2
I ~ J\ ~2
3. PC District Regulations.
WHEREAS, the City Council of Chula Vista adopted Planned Community District
Regulations by Ordinance No. 2244 on December 15, 1987, amended by Ordinance 2487 on
November 9, 1991 (community purpose facilities), and by Ordinance 2501 on April 22, 1992
(design guidelines for signs in employment park) ("Current PC District Regulations"); and,
4. Design Guidelines.
WHEREAS, the City Council of Chula Vista adopted E1 Rancho del Rey
Employment Park Design Guidelines by Resolution No. 13443 on February 2, 1988, amended
by Ordinance No. 2244 on December 15, 1987, and by Ordinance 2501 on April 22, 1992
(design guidelines for signs in employment park) ("Current Design Guidelines"); and,
5. Subdivision
WHEREAS, the City Council approved Chula Vista Tract 88-2 by Resolution
13444 on February 2, 1988, subdividing an approximate 84.5 acres of land into 39 lots which
included the 24 lots in current area of the Project Site; and,
F. Applications for New Entitlements
1. Land Use Matters.
WHEREAS, on July 8, 1992, the Developer filed applications for General Plan
amendment, amendment of the El Rancho Del Rey Specific Plan, amendment of the Business
Center area of the El Rancho Del Rey Sectional Planning Area I Plan, including Design
Guidelines for the Commercial Center area of the new Business Center ("Business Center Design
Guidelines"), amendment of the Planned Community District Regulations for the Commercial
Center area of the Business Center of the El Rancho Del Rey Employment Park (now referred
to as Business Center); and in conjunction therewith needs to obtain approval of the City Council
of the Commercial Center Air Quality Improvement Plan; the Commercial Center Water
Conservation Plan; and the Commercial Center amendment of the Rancho Del Rey Spas I, IT
& m Public Facilities Financing Plan and a Development Agreement (all of which may jointly
be referred to herein as "Entitlement Applications"); and,
2. Subdivision Maps.
WHEREAS, the Developer med two duly verified applications for resubdivision
of portions of the Project Site in the form of tentative subdivision maps known as Rancho del
Rey Business Center, Chula Vista Tracts No. 92-05 ("West End Subdivision Application") on
June 21, 1992 for resubdivision of 21.85 acres, and No. 93-01 eEast End Subdivision
Application") on August 17, 1992 for resubdivision of 37.58 acres ("Subdivision Applications",
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jointly), with the City of Chula Vista; and,
G. Planning Commission Record on Applications
WHEREAS, a public hearing on the Entitlement Applications and Subdivision
Applications was duly noticed before the Planning Commission at the meeting of October 14,
1992, and at that time the meeting was continued to October 19, 28, and November 18,1992;
and,
WHEREAS, the Planning Commission, at a public hearing held on November 18, 1992
considered the Entitlement Applications and Subdivision Applications, took evidence as set forth
in the record of its proceedings which and are incorporated herein by reference as if they were
set forth in full, made certain findings as set forth in their Recommending Resolution PCM-92-
16, and recommended to the City Council the approval of said Entitlement Applications and
Subdivision Applications based on certain terms and conditions; and,
WHEREAS, a duly called and noticed public hearing was held before the City Council
of the City of Chula Vista on November 24, 1992 on the Entitlement and Subdivision
Applications, and to receive the recommendation of the Planning Commission, and to hear public
testimony with regard to same; and,
H. Entitlements Resolution.
WHEREAS, at the City Council meeting of November 24, 1992, the City Council of the
City of Chula Vista adopted Resolution No. by which they amended the City's General
Plan, the Current SPA I Plan including new Business Center Design Guidelines, approved two
tentative maps, amended the Compiled Existing RDR PFFP, and approved an Air Quality
Improvement Plan and Water Conservation Plan, among other things ("Entitlements
Resolution ");
NOW, THEREFORE, the City of Chula Vista does hereby ordain as follows:
II. Planning Commission record.
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on the Draft SEIR, held on September 9, 1992 and their public hearing on this
Project held on November 18, 1992, and the minutes and resolutions resulting therefrom, are
hereby incorporated into the record of this proceeding.
m. FSEIR Contents.
The FSEIR consists of the following:
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A. "Final Supplemental Environmental Impact Report - Ranch del Rey Commercial
Center" (EIR 92-02) prepared by Robert Bein, William Frost & Associates (RBF) and dated
October 5, 1992 SCH # 92051032, which contains the Draft Supplemental Environmental Impact
Report ("DSEIR") distributed date July 21, 1992, revised to reflect responses made to comments
on the DSEIR, and the comments and responses to the DSEIR; and
B. Appendices (A through D) to Final Supplemental Environmental Impact Report.
C. Technical studies and information incorporated in the responses to comment.
IV. FSEIR Reviewed and Considered.
The City Council of the City of Chula Vista has reviewed, analyzed and considered
FSEIR 92-02, the environmental impacts therein identified for this Project; the Candidate CEQA
Findings attached as Attachment A to the Entitlements Resolution, the proposed mitigation
measures contained therein, the Mitigation Monitoring and Reporting Program attached as
Attachment B to the Entitlement Resolution, and the Statement of Overriding Considerations
which is attached as Attachment C to the Entitlements Resolution prior to approving the Project.
V. Certification of Compliance with CEQA.
The City Council does hereby find that FSEIR 92-2, the Candidate CEQA Findings, the
Mitigation Monitoring and Reporting Program, and the Statement of Overriding Considerations
are prepared in accordance with requirements of the California Environmental Quality Act, the
State EIR Guidelines, and the Environmental Review Procedures of the City of Chula Vista.
VI. Independent Judgment of City Council
The City Council finds that the FSEIR reflects the independent judgement of the City of
Chula Vista City Council.
VII. Conditional Adoption of the (New) Specific Plan Amendment.
The Current Specific Plan is amended and the contents of Notebook Section 3 ("EI
Rancho del Rey Specific Plan, Business Center Amendment"), incorporated herein by reference,
constitute the specific plan for the 2,377 acres known as the Rancho del Rey development shown
on Exhibit A ("Proposed Specific Plan") to Notebook Section 3 ("Amended (New) RDR SP"),
subject to the General Conditions hereinbelow set forth.
VIII. Conditional Amendment of (New) Planned Community District Regulations.
The Current PC District Regulations are hereby amended and the contents of Notebook
Section 5 ("Rancho Del Rey SPA I Planned Community District Regulations"), incorporated
..
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herein by reference, constitute the planned community district regulations ("Amended (New)
RDR SPA I PC District Regs") for the Commercial Center area (approximately 55 acres) of the
822.3 acres of land shown on Exhibit 2 ("Proposed General Development Plan") to Notebook
Section 4 subject to the General Conditions hereinbelow set forth, and with the following
condition: Modify the Business Center PC District Regulations for Lot 1 of Subdivision 92-05
and Lots 1 and 3 of Subdivision 93-01 to contain the following development standards:
Minimum building size shall be 100,000 square feet and shall be occupied by a single user.
IX. Conditional Approval of Development Agreement
The contents of Notebook Section 10 ("Rancho Del Rey Business Center Development
Agreement"), incorporated herein by reference, constitute the development agreement for the
Rancho Del Rey Business Center, which is hereby approved and adopted, subject to the General
Conditions hereinbelow set forth, and subject to such procedural and administrative modifications
that may be made thereto with the approval of the City Manager and City Attorney.
X. General Conditions of Approval.
The approval of the foregoing entitlements which are stated to be conditioned on
"General Conditions" are hereby conditioned on the occurrence of the General Conditions as set
forth in Section XIV of the Entitlements Resolution.
XI. Consequence of Failure of Conditions.
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented and
maintained according to their terms, the City shall have the right to revoke or modify all
approvals herein granted, deny or further condition issuance of all future building permits, deny,
revoke or further condition all certificates of occupancy issued under the authority of approvals
herein granted, institute and prosecute litigation to compel their compliance with said conditions
or seek damages for their violation.
XII. Finding of Consistency with the General Plan.
The City Council hereby finds that the Project, including but not limited to the adoption
of the General Plan Amendment, the Amended (New) RDR SPA I Plan, the Maps, the Compiled
RDR PFFP, as amended by said Commercial Center Amendment to RDR PFFP, the Air Quality
Improvement Plan and the Water Conservation Plan, and the Development Agreement is and will
be consistent with the general plan as adopted by the Entitlements Resolution based on the
reasons set forth in Section XVI of the Entitlements Resolution.
xm. Development Agreement Finding of Consistency with the Specific Plan.
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Pursuant to Government Code Section 65867.5, the City Council hereby finds that the
Development Agreement is consistent with the proposed El Rancho Del Rey Specific Plan as
amended by this Entitlements Ordinance.
XIV. CEQA Findings, Mitigation Monitoring Program, 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 fmdings contained in the
"Findings of Fact Re Proposed Rancho Del Rey Commercial Center" attached as
Attachment A to the Entitlements Resolution.
B. Certain Mitigation Measures Feasible and Adopted.
As more fully identified and set forth in the master EIR for the Rancho del Rey
SPA I (EIR-87-01) and the supplemental environmental document (EIR-92-Q2)
and in the CEQA Findings for this project, which is attached as Attachment A to
the Entitlements Resolution, the Council hereby fmds pursuant to Public
Resources Code Section 21081 and CEQA Guidelines Section 15091 that the
mitigation measures described in the above referenced documents are feasible and
will become binding upon the entity (such as the project proponent, the City, or
the school district) assigned thereby to implement same.
C. Infeasibility of Alternatives.
As is also noted in the above referenced environmental documents described in
the above subparagraph B, alternatives to the project which were identified as
potentially feasible in the EIR were found not to be feasible except the Site Plan
Alternative which is hereby rejected because the Project, as mitigated, already
reduces the impact on traffic to a level of less than significance.
D Adoption of Mitigation Monitoring and Reporting Program.
As required by the Public Resources Code Section 21081.6, the City Council
hereby adopts Mitigation Monitoring and Reporting Program ("Program") set
forth in Attachment B the Entitlements Resolution incorporated herein by
reference as set forth in full. The Council hereby finds that the Program is
designed to ensure that during project implementation the permittee/project
applicant and any other responsible parties implement the project components and
comply with the feasible mitigation measures identified in the Findings and the
Program.
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E. Statement of Overriding Considerations.
Even after the adoption of all feasible mitigation measures and any feasible
alternatives, certain significant or potentially significant environmental effects
caused by the project or cumulatively will remain. Therefore, the City Council
of the City of Chula Vista hereby issues, pursuant to CEQA Guideline Section
15093, a Statement of Overriding Considerations if the form set forth in
Attachment C attached to the Entitlements Resolution and incorporated herein as
if set forth in full, identifying the specific economic, social, and other
considerations that render the unavoidable significant adverse environmental
effects acceptable.
XV. Notice of Determination
The Environmental Review Coordinator of the City of Chula Vista is directed after City
Council approval of this project to ensure that a Notice of Determination, together with a copy
of this resolution, its exhibits, and all resolutions passed by the City Council in connection with
this project, is filed with the County Clerk of the County of San Diego.
(end of page.)
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XVI. Invalidity; Automatic revocation
It is the intention of the City Council that its adoption of this Ordinance is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that
in the event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to
be automatically revoked and of no further force and effect ab initio.
xvn. Effective Date
This ordinance shall take effect and be in full force on the thirtieth day from and after
its adoption.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce Boogaard
City Attorney
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Ord RE RaDcbo Del Rey c-iaI CeaI<<
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RESOLUTION NO. J IoCJ 0 b
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CERTIFYING THE FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT (FSEIR 92-02) FOR
THE RANCHO DEL REY COMMERCIAL CENTER PROJECT;
AMENDING THE GENERAL PLAN OF THE CITY OF
CHULA VISTA AFFECTING THE AREA OF THE RANCHO
DEL REY COMMERCIAL CENTER; AMENDING THE
RANCHO DEL REY SECTIONAL PLANNING AREA (SPA I)
PLAN-BUSINESS CENTER, INCLUDING DESIGN
GUIDELINES; APPROVING TWO TENTATIVE SUBDIVISION
MAPS (CHULA VISTA TRACT NOS. 92-05 AND 93-01)
AFFECTING THE COMMERCIAL CENTER; APPROVING
THE COMMERCIAL CENTER AIR QU ALITY
IMPROVEMENT PLAN; APPROVING THE COMMERCIAL
CENTER WATER CONSERVATION PLAN; APPROVING A
COMMERCIAL CENTER AMENDMENT TO THE RANCHO
DEL REY SPAS I, II & III PUBLIC FACILITIES FINANCING
PLAN; APPROVING A STREET NAME CHANGE; MAKING
CERTAIN FINDINGS OF FACT PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, THE
SUBDIVISION MAP ACT, OUR ZONING CODE INCLUDING
THE GROWTH MANAGEMENT ORDINANCE; AND
ADOPTING A MITIGATION MONITORING AND REPORTING
PROGRAM, AND ADOPTING A STATEMENT OF
OVERRIDING CONSIDERATIONS.
1.
Recitals
A. Notebook.
WHEREAS, this resolution makes reference to a three ring notebook ("Notebook") which
notebook is entitled "Rancho Del Rey Commercial Center Project" and is dated October, 1992
("Notebook"), the original of which is on file in the Office of the City Clerk of the City of
Chula Vista as Document No. , which Notebook contains various documents in
clearly marked and tabbed sections ("Section(s)") which will be referenced herein by the notation
"Notebook Section ". and
-' ,
B. Project Site.
WHEREAS, the area of land which is subject of this resolution is diagrammatically
present Attachment D, attached hereto and incorporated herein by reference; is identified and
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Reso RE Rancho Del Rey Commercial Center
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described on Chula Vista Tracts 88-2 as Lots 1 through 24, inclusive; is commonly known as
Rancho del Rey Business (amended hereby to be referred to as the "Commercial") Center; and
for the purpose of general description herein consists of approximately 55 acres located within
the existing Rancho del Rey Employment Park which Park is located north of East H Street,
approximately one and one-half miles east of Interstate 805 and one mile west of Otay Lakes
Road and bordered on the north by a branch of Rice Canyon ("Project Site"); and,
C. Project.
WHEREAS, a person having control over all or a portion of the development of the
Project Site, to-wit: the Rancho del Rey Partnership ("Developer") has applied to the City for
approval of the following project ("Project"): to change the land use plan and various associated
entitlements for the Project Site from employment park to a commercial center in order to
accommodate three large discount retail users and unspecified commercial supporting uses all
of which is more specifically described in Section 2.0 "Project Description" of the document
entitled "Pinal Supplemental Environmental Impact Report - Ranch del Rey Commercial Center"
(FSEIR 92-02) prepared by Robert Bein, William Frost & Associates (RBF) and dated October
5, 1992 ("FSEIR") (Reference to "Project" herein references the project description contained
in the FSEIR and which takes precedent to any inconsistencies with other descriptions or
reference to the project herein contained.); and,
D. Current Plan Approvals.
1. Public Facilities Financing Plan.
WHEREAS, on December 15, 1987, the City Council, by Resolution No. 13392,
adopted the Rancho del Rey SPAS I, II and III Public Facilities Financing Plan ("Original
PFFP"), and thereafter in July, 1989, first amended said Original PFFP by Resolution No. , and
thereafter on January 15, 1991, second amended said Original PFPP by Resolution No. ; and
as so amended is replicated in Notebook Section 7, and entitled "City of Chula Vista Rancho
del Rey SPAs I, II, & III Public Facilities Financing Plan, October 1987, Amended July 1989,
with Amendments as Adopted by City Council on January 15, 1991" ("Compiled Existing RDR
PFFP")
E. Current Entitlements.
1. General Development Plan Level; Specific Plan
WHEREAS, the City of Chula Vista City Council on August 8, 1978 (Ordinance
No. 1824) has given approval to the EI Rancho del Rey Specific Plan creating a planned
community. Ordinance No. 1824 was amended by the City Council on November 12, 1985 by
Ordinance No. 2130 ("Current Specific Plan"); and,
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2. SPA I Plan.
WHEREAS, the City Council on December 15, 1987 by Resolution No. 13390
has previously given approval for the Rancho del Rey Sectional Planning Area I Plan by
Resolution 13391, which was amended by Resolution No. 15763 on August 7, 1990, Ordinance
2487 on November 9, 1991 (community purpose facilities), and by Ordinance 2501 on April 22,
1992 (design guidelines for signs in employment park) ("Current SPA I Plan"); and,
3. PC District Regulations.
WHEREAS, the City Council of Chula Vista adopted Planned Community District
Regulations by Ordinance No. 2244 on December 15, 1987, amended by Ordinance 2487 on
November 9, 1991 (community purpose facilities), and by Ordinance 2501 on April 22, 1992
(design guidelines for signs in employment park) ("Current PC District Regulations"); and,
4. Design Guidelines.
WHEREAS, the City Council of Chula Vista adopted EI Rancho del Rey
Employment Park Design Guidelines by Resolution No. 13443 on February 2, 1988, amended
by Ordinance No. 2244 on December 15, 1987, and by Ordinance 2501 on April 22, 1992
(design guidelines for signs in employment park) ("Current Design Guidelines"); and,
5. Subdivision
WHEREAS, the City Council approved Chula Vista Tract 88-2 by Resolution
13444 on February 2, 1988, subdividing an approximate 84.5 acres of land into 39 lots which
included the 24 lots in current area of the Project Site; and,
F. Applications for New Entitlements
1. Land Use Matters.
WHEREAS, on July 8, 1992, the Developer filed applications for General Plan
amendment, amendment of the EI Rancho Del Rey Specific Plan, amendment of the Business
Center area of the EI Rancho Del Rey Sectional Planning Area I, including Design Guidelines
for the Commercial Center area for the new Business Center ("Business Center Design
Guidelines"), amendment of the Planned Community District Regulations for the EI Rancho Del
Rey Employment Park (now referred to as Business Center); and in conjunction therewith needs
to obtain approval of the City Council of the Commercial Center Air Quality Improvement Plan;
the Commercial Center Water Conservation Plan; and the Commercial Center amendment of the
Rancho Del Rey Spas I, II & III Public Facilities Financing Plan and a Development Agreement
(all of which may jointly be referred to herein as "Entitlement Applications"); and,
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Reso RE Rancho Del Rey Commercial Center
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2. Subdivision Maps.
WHEREAS, the Developer filed two duly verified applications for resubdivision
of portions of the Project Site in the form of tentative subdivision maps known as Rancho del
Rey Business Center, Chula Vista Tracts No. 92-05 ("West End Subdivision Application") on
June 21, 1992 for resubdivision of 21.85 acres, and No. 93-01 ("East End Subdivision
Application") on August 17, 1992 for resubdivision of 37.58 acres ("Subdivision Applications",
jointly), with the City of Chula Vista; and,
G. Planning Commission Record on Applications
WHEREAS, a public hearing on the Entitlement Applications and Subdivision
Applications was duly noticed before the Planning Commission at the meeting of October 14,
1992, and at that time the meeting was continued to October 19, 28, and November 18,1992;
and,
WHEREAS, the Planning Commission, at a public hearing held on November 18, 1992
considered the Entitlement Applications and Subdivision Applications, took evidence as set forth
in the record of its proceedings which and are incorporated herein by reference as if they were
set forth in full, made certain findings as set forth in their Recommending Resolution PCM-92-
16, and recommended to the City Council the approval of said Entitlement Applications and
Subdivision Applications based on certain terms and conditions; and,
WHEREAS, a duly called and noticed public hearing was held before the City Council
of the City of Chula Vista on November 24, 1992 on the Entitlement and Subdivision
Applications, and to receive the recommendation of the Planning Commission, and to hear public
testimony with regard to same; and,
H. Entitlements Ordinance.
WHEREAS, at the City Council meeting of November 24, 1992, the City Council of the
City of Chula Vista placed on first reading an ordinance, Ordinance No. by which they
amended the RDR Specific Plan, the Current PC District Regulations, and adopted the
Development Agreement; among other things ("Entitlements Ordinance");
NOW, THEREFORE, BE IT RESOLVED that the City of Chula Vista does hereby find,
determine, resolve and order as follows:
II. Planning Commission record.
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on the Draft SEIR, held on September 9, 1992 and their public hearing on this
Project held on November 18, 1992, and the minutes and resolutions resulting therefrom, are
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Reso RE Rancho Del Rey Commercial Center
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hereby incorporated into the record of this proceeding.
III. FSEIR Contents.
The FSEIR consists of the following:
A. "Final Supplemental Environmental Impact Report - Ranch del Rey Commercial
Center" (EIR 92-02) prepared by Robert Bein, William Frost & Associates (RBF) and dated
October 5, 1992 SCH # 92051032, which contains the Draft Supplemental Environmental Impact
Report ("DSEIR") distributed date July 21, 1992, revised to reflect responses made to comments
on the DSEIR, and the comments and responses to the DSEIR; and
B. Appendices (A through D) to Final Supplemental Environmental Impact Report.
C. Technical studies and information incorporated in the responses to comment.
IV. FSEIR Reviewed and Considered.
The City Council of the City of Chula Vista has reviewed, analyzed and considered
FSEIR 92-02, the environmental impacts therein identified for this Project; the Candidate CEQA
Findings attached hereto as Attachment A, the proposed mitigation measures contained therein,
the Mitigation Monitoring and Reporting Program attached hereto as Attachment B, and the
Statement of Overriding Considerations which is attached hereto as Attachment C prior to
approving the Project.
V. Certification of Compliance with CEQA.
The City Council does hereby find that FSEIR 92-2, the Candidate CEQA Findings, the
Mitigation Monitoring and Reporting Program, and the Statement of Overriding Considerations
are prepared in accordance with requirements of the California Environmental Quality Act, the
State EIR Guidelines, and the Environmental Review Procedures of the City of Chula Vista.
VI. Independent Judgement of City Council
The City Council finds that the FSEIR reflects the independent judgement of the City of
Chula Vista City Council.
VII. Conditional Approval of General Plan Amendment.
The Chula Vista General Plan Land Use and Circulation Diagram is amended as follows:
The land use category for the Project Site is hereby changed from Research and Limited
Industrial to Retail Commercial
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subject to the following General Conditions hereinbelow provided.
VIII. Conditional Approval of (New) SPA I Plan Amendment, including Business Center
Design Guidelines.
The Current SPA I Plan is hereby amended and the contents of Notebook Section 4
("Rancho del Rey SPA I Sectional Plan Area (SPA) Plan ") constitute the sectional planning area
plan for the 822.3 acres of land shown on Exhibit 2 ("Proposed General Development Plan")
to Notebook Section 4, and the contents of Notebook Section 6 ("Business Center Design
Guidelines") constitute the Design Guidelines for the new Business Center portion of the Project,
subject to the General Conditions hereinbelow set forth ("Amended (New) RDR SPA I Plan").
IX. Conditional Approval of Chula Vista Tract 92-05 Tentative Map.
Chula Vista Tract 92-05 Tentative Map is hereby approved subject to the following
conditions, and on occurrence of the following conditions, the City will approve and authorize
the recording of the Final Map for the territory covered by said Tentative Map (Unless
otherwise specified, all Conditions and Code Requirements shall be fully completed to the City's
satisfaction prior to the approval of the First Final Map. Unless otherwise specified, "dedicate"
means grant the appropriate easement, rather than fee title):
The Developer shall:
General Conditions
A. Comply with the General Conditions hereinbelow stated.
B. Comply with the requirements of the revised Eastern Chula Vista Transportation
Phasing Plan and the Transportation Development Impact Fee Program as said
documents may be revised based on the conclusions of the H.N.T.B State Route
125 financing study, except as may be modified by the Development and/or
Implementing Agreement.
Streets
C. Guarantee and construct public improvements and utilities shown on the Tentative
Map within the subdivision boundary. Said improvements shall include, but not
be limited to sewer, water facilities, drainage facilities, relocation of street lights,
signs, and fire hydrants.
D. Guarantee and construct to the satisfaction of the City Engineer traffic signals at
the intersections as follow:
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1. Paseo del Rey and East "H" Street
2. Paseo del Rey and Plaza Court
E. Guarantee and construct the following offsite street improvements:
East "H" Street/Paseo del Rey: Add second northbound exclusive
left turn lane, add northbound exclusive right turn lane, add
westbound exclusive right turn lane, add second southbound
exclusive left turn lane, add second southbound through lane, and
add one eastbound exclusive right turn lane. Retaining wall shall
be incorporated into the design of improvements that require
roadway widening.
Obtain and dedicate all offsite right-of-way necessary for said
improvements.
F. Provide decorative concrete paving, signing or other improvements required by
the City Engineer to identify the boundary between the public and private
roadway at the entrance to the proposed development on Plaza Court. All
decorative concrete paving shall be placed on private property.
G. Investigate the adequacy of existing structural pavement sections on East "H"
Street, Paseo del Rey and Plaza Court impacted by the proposed development.
The investigation shall include recommendations with supporting calculations to
assure that existing structural sections or any modifications thereof will be
satisfactory for the increase and type of traffic associated with the proposed
development. The developer shall redesign and construct said streets as required
by the City Engineer.
H. Widen East "H" Street to the satisfaction of the City Engineer and install transit
amenities for a safe bus stop on both the north and south side of East "H" Street
at the signalized intersection with Paseo del Rey.
1. Abandon those portions of Plaza Court and open space access easement shown on
the Tentative Map to be vacated pursuant to Section 66499.20 1/2 of the
Subdivision Map Act.
J. Salvage all existing street light standards and luminaires on the public streets to
be abandoned. All street light standards and luminaires to be delivered to the
City of Chula Vista, 700 F Street, Signals and Street Lights maintenance division.
All existing pullboxes in an unpaved area shall be salvaged and delivered to the
City.
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Sewers
K. Provide a paved access road with a minimum width of 12 feet to all public
sanitary sewer manholes. The roadway shall be designed for a H-20 wheel load
or other loading approved by the City Engineer.
Grading and Drainage
L. Comply with all provisions of the NPDES in effect prior to approval of a grading
plan. An erosion and sedimentation control plan is required as part of said plans.
Agreements. Enter into a Supplemental Subdivision Agreement(s) to:
M. Hold the City harmless from any liability for erosion, siltation, or increased flow
of drainage resulting from this project.
N. Authorize the City to withhold building permits for any unit in the subject
subdivision, or other property within Rancho Del Rey SPA III, as may be agreed
to by the City and developer, if anyone of the following occur:
1. Regional development threshold limits set by the East Chula Vista
Transportation Phasing Plan have been reached.
2. Traffic volumes, levels of service, public utilities and/or services exceed
the adopted City threshold standards.
3. All public facilities required by the Compiled RDR PFFP as amended by
the Commercial Center Amendment herewith approved or as required by
the City Engineer to meet threshold standards adopted by the City of
Chula Vista, have not been completed or constructed to the satisfaction of
the City.
4. If ongoing transportation studies (the final HNTB SR-125 Financing
Study, the update to the East Chula Vista Transportation Phasing Plan,
and the Revised Development Forecast) as adopted by the City, indicate
that there is insufficient capacity in the system for all currently approved
and anticipated development projects. (These studies are anticipated to be
completed by February,1993.)
O. Defend, indemnify, and hold harmless the City, and its agents, officers and
employees, from any claim, action or proceeding against the City, or its agents,
officers or employees, to attack, set aside, void or annual any approval by the
City, including approvals by its Planning Commission, City Council, or any
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approval by its agents, officers, or employees with regard to this subdivision, on
the condition that City shall promptly notify the subdivider of any claim, action
or proceeding and on the further condition that the City fully cooperates in the
defense.
P. Insure that all franchised cable television companies have equal opportunity to
place conduit to and provide cable television service for each lot within the
subdivision. However, developer shall restrict access to the conduit to only those
franchise cable television company(ies) who are and remain in compliance with
all of the terms and conditions of the franchise and are in further compliance with
all other rules, regulation, ordinances and procedures regulating and affecting the
operation of cable television companies as same may have been, or may from
time to time, be issued by the City of Chula Vista. Said agreement shall be
approved by the City Attorney prior to final map approval.
Miscellaneous
Q. Tie the boundary of the subdivision to the California Coordinate System - Zone
VI (NAD '83) or as determined by the City Engineer.
R. Comply with all relevant Federal, State and Local regulations, including the
Clean Water Act. Provide all required testing and documentation to demonstrate
said compliance as required by the City Engineer.
S. Provide the City with the Final Map in a digital format such as (DXF) graphic
file. This Computer Aided Design (CAD) copy of the Final Map shall be based
on accurate coordinate geometry calculations and shall be submitted in duplicate
on 5-1/2" HD floppy disk prior to Final Map approval.
T. Include provisions in the Declaration of Covenants, Conditions and Restrictions
assuring maintenance of private facilities including the private street, and drainage
systems. Name the City of Chula Vista as party to said Declaration authorizing
the City to enforce the terms and conditions of the Declaration in the same
manner as any owner within the subdivision.
U. Amend the open space diagrams to reflect changes to the open space lots within
district 20. Deposit $2,000 with the City to cover staff costs associated with any
adjustment to the open space district. Pay the full cost of said adjustment.
V. Deposit a total of $120.00 (3 lots x $40/10t) to cover the cost of reapportionment.
Property is in Assessment Districts 87-1 and 88-2.
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W. Notify the City at least 60 days prior to consideration of the Final Map by the
City if offsite right of way cannot be obtained as required by the Conditions of
Approval. (Only offsite right of way or easements affected by Section 66462.5
Subdivision Map Act are covered by this condition).
After said notification:
1. Pay the full cost of acquiring offsite right of way or easements required
by the Conditions of approval of the Tentative Map.
2. Deposit with the City the estimated cost of acquiring said right of way or
easements. Said estimate to be approved by the City Engineer.
3. Have all easement and/or right of way documents and plats prepared and
appraisals completed which are necessary to commence condemnation
proceedings.
4. If the developer so requests, the City may use its powers to acquire right
of way, easements or licenses needed for offsite improvements or work
related to the tentative map. The developers shall pay all costs, both
direct and indirect incurred in said acquisition.
The requirements of 1, 2 and 3 above shall be accomplished prior to approval of
the Final Map.
All offsite requirements which fall under the purview of Section 66462.5 of the
State Subdivision Map Act will be waived if the City does not comply with the
120 day time limitation specified in that section of the Act.
Code Requirements
X. Underground all utilities within the subdivision in accordance with Municipal
Code requirements.
A. Pay all applicable fees, including, but not limited to, the following fees:
1.
All appropriate sewer fees, including but not limited to Sewer Connection
Fees, prior to issuance of building permits.
2.
Public Facilities Development Impact Fees prior to issuance of building
permits. The amount of said fees to be paid shall be that in effect at the
time of issuance of building permits.
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B. Comply with all applicable sections of the Chula Vista Municipal Code.
Preparation of the Final Map and all plans shall be in accordance with the
provisions of with Subdivision Map Act and the City of Chula Vista Subdivision
Ordinance and Subdivision Manual.
X. Conditional Approval of Chula Vista Tract 93-01 Tentative Map.
Chula Vista Tract 93-01 Tentative Map is hereby approved subject to the following
conditions, and on occurrence of the following conditions, the City will approve and authorize
the recording of the Final Map for the territory covered by said Tentative Map (Unless otherwise
specified, all Conditions and Code Requirements shall be fully completed to the City's
satisfaction prior to the approval of the First Final Map. Unless otherwise specified, "dedicate"
means grant the appropriate easement, rather than fee title):
The Developer shall:
General Conditions
A. Comply with the General Conditions hereinbelow stated.
B. Comply with the requirements of the revised Eastern Chula Vista Transportation
Phasing Plan and the Transportation Development Impact Fee Program as said
documents may be revised based on the conclusions of the R.N.T.B State Route
125 financing study, except as may be modified by the Development and/or
Implementing Agreement.
Streets
C. Guarantee the installation of a partial traffic signal at East R Street and Avila
Way to provide dual eastbound left turn lanes into the project. Left turns out of
the project (southbound to eastbound) are denied. Widen the south side of East
R Street as required to provide for dual left turn into the project. Said dual lanes
will require a 28 foot wide median. The design of said intersection shall be to
the satisfaction of the City Engineer.
D. Guarantee and construct to the satisfaction of the City Engineer traffic signals at
the intersections as follows:
1.
2.
3.
4.
Paseo del Rey and East "R" Street
Avila Way and East "R" Street
Paseo del Rey and Plaza Court
Tierra del Rey and the entrance to Lot 3
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E. Provide decorative concrete paving, signing or other improvements required by
the City Engineer to identify the boundary between the public and private
roadway at the entrances to the proposed development on Avila Way and Paseo
del Rey. All decorative concrete paving shall be placed on private property.
F. Investigate the adequacy of existing structural pavement sections on East "H"
Street, Paseo del Rey and Tierra del Rey, impacted by the proposed development.
Include recommendations with supporting calculations to assure that existing
structural sections or any modifications thereof will be satisfactory for the
increase and type of traffic associated with the proposed development. Provide
any redesign and construction of said streets required by the City Engineer.
G. Widen East "H" Street to the satisfaction of the City Engineer and install transit
amenities for a safe bus stop on both the north and south side of East "H" Street
at the signalized intersections with Tierra del Rey and Paseo del Rey.
H. Guarantee and construct public street improvements and utilities shown on the
Tentative Map within the subdivision boundary. Said improvements shall include,
but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and
sidewalk, sewer, water utilities, drainage facilities, street lights, signs, and fire
hydrants.
I. Guarantee and construct the following off-site street improvements:
1. East "Hit Street/Paseo del Rey: Add second northbound exclusive left
turn lane, add northbound exclusive right turn lane, add westbound
exclusive right turn lane, add second southbound exclusive left turn lane,
add second southbound through lane, and add one eastbound exclusive
right turn lane. Retaining wall shall be incorporated into the design of
improvements that require roadway widening.
2. East "Hit Street/Tierra del Rey: Add a southbound exclusive right turn
lane, add a second southbound exclusive left turn lane, and add a second
eastbound exclusive left turn lane.
Obtain all off-site right of way necessary for said improvements.
J. Abandon those portions of Paseo Del Rey , Avila Way and Tierra del Rey shown
on the tentative map to be vacated pursuant to Section 66499.20 1/2 of the
Subdivision Map Act.
K. Dedicate public right-of-way on the final map as proposed on the tentative map.
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L. Salvage all existing street light standards and luminaires on the public streets to
be vacated. Deliver all street light standards and luminaires to the City of Chula
Vista, 700 "F" Street, Signals and Street Lights Maintenance Division. Salvage
all existing pullboxes in unpaved areas and deliver to the City.
Sewers
M. Provide a paved access road with a minimum width of 12 feet to all public
sanitary sewer manholes. Design the roadway for a H-20 wheel load or other
loading subject to the approval of the City Engineer.
N. Privately maintain that segment of the sewer system from Manhole #1 to Manhole
#15.
O. Provide reciprocal private sewer easements and delineate same on the final map
subject to the approval of the City Engineer.
Grading and Drainage
P. Comply with all provisions of the NPDES in effect prior to approval of a grading
plan. An erosion and sedimentation control plan is required as part of said plans.
Q. Privately maintain all storm drains serving private property.
R. Provide reciprocal private storm drain easements and delineate on the final map
subject to the approval of the City Engineer.
Agreements. Enter into a Supplemental Subdivision Agreement(s) to:
S. Hold the City harmless from any liability for erosion, siltation, or increased flow
of drainage resulting from this project.
T. Defend, indemnify, and hold harmless the City, and its agents, officers and
employees, from any claim, action or proceeding against the City, or its agents,
officers or employees, to attack, set aside, void or annual any approval by the
City, including approvals by its Planning Commission, City Council, or any
approval by its agents, officers, or employees with regard to this subdivision, on
the condition that City shall promptly notify the subdivider of any claim, action
or proceeding and on the further condition that the City fully cooperates in the
defense.
U. Insure that all franchised cable television companies have equal opportunity to
place conduit to and provide cable television service for each lot within the
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subdivision. However, developer shall restrict access to the conduit to only those
franchise cable television company(ies) who are and remain in compliance with
all of the terms and conditions of the franchise and which are in further
compliance with all other rules, regulations, ordinances and procedures regulating
and affecting the operation of cable television companies as same may have been,
or may from time to time, be issued by the City of Chula Vista. Said agreement
shall be approved by the City Attorney prior to final map approval.
V. Authorize the City to withhold building permits for any unit in the subject
subdivision, or other property within Rando Del Rey SPA III, as may be agreed
to by City and developer, if anyone of the following occur:
1. Regional development threshold limits set by the East Chula Vista
Transportation Phasing Plan have been reached.
2. Traffic volumes, levels of service, public service, public utilities and/or
services exceed the adopted City threshold standards.
3. All public facilities required by the Compiled RDR PFFP as amended by
the Commercial Center Amendment herewith approved or as required by
the City Engineer to meet threshold standards adopted by the City of
Chula Vista, have not been completed or constructed to the satisfaction of
the City.
4. If ongoing transportation studies (the final HNTB SR-125 Financing
Study, the update to the East Chula Vista Transportation Phasing Plan,
and the Revised Development Forecast) as adopted by the City, indicate
that there is insufficient capacity in the system for all currently approved
and anticipated development projects. (These studies are anticipated to be
completed by February, 1993.)
Miscellaneous
W. Tie the boundary of the subdivision to the California Coordinate System - Zone
VI (NAD '83) or as determined by the City Engineer.
X. Comply with all relevant Federal, State and Local regulations, including the
Clean Water Act. Provide all required testing and documentation to demonstrate
said compliance as required by the City engineer.
Y. Provide the City with the Final Map in a digital format such as (DXF) graphic
file. This Computer Aided Design (CAD) copy of the Final Map shall be based
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on accurate coordinate geometry calculations and shall be submitted in duplicate
on 5-1/2" HD floppy disk prior to Final Map approval.
Z. Include provisions assuring maintenance of private facilities including the private
street, sewers and drainage systems in the Declaration of Covenants, Conditions
and Restrictions. Name the City of Chula Vista as party to said Declaration
authorizing the City to enforce the terms and conditions of the Declaration in the
same manner as any owner within the subdivision.
AA. Amend the open space diagrams to reflect changes to the open space lots within
District 20. Deposit $2,000 with the City to cover staff costs associated with any
adjustment to the open space district. Pay the full cost of said adjustment.
AB. Provide all surveying information necessary to determine the exact area of the
proposed lots located in each of the Assessment Districts 87-1 and 88-2 prior to
Final Map approval.
AC. Deposit a total of $520 ($40 x 13 lots) to cover cost of apportionment
(Assessment Districts 87-1 and 88-2) prior to Final Map approval.
AD. Delineate on the final map private access easements across Lot 1 to be reserved
for the benefit of future owners of Lots 2,4, and 5 pursuant to City Code Section
18.20.150 subject to the approval of the City Engineer.
AE. Conform with standard specifications for public works construction where
underground utilities are to be abandoned in place.
AF. Notify the City at least 60 days prior to consideration of the final map by City if
off-site right of way cannot be obtained as required by the Conditions of
Approval. (Only offsite right of way or easements affected by Section 66462.5
of the Subdivision Map Act are covered by this condition).
After said notification:
1.
Pay the full cost of acquiring offsite right of way or easements required
by the Conditions of Approval of the Tentative Map.
2.
Deposit with the City the estimated cost of acquiring said right of way or
easements. Said estimate to be approved by the City Engineer.
3.
Have all easement and/or right of way documents and plats prepared and
appraisals complete which are necessary to commence condemnation
proceedings.
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4. If the developer so requests, the City may use its powers to acquire right
of way, easements or licenses needed for offsite improvements or work
related to the tentative map. The developers shall pay all costs, both
direct and indirect incurred in said acquisition.
The requirements of 1, 2 and 3 above shall be accomplished prior to apIUf>vahe
Final Map.
All off-site requirements which fall under the purview of Section 66462.5 of the
State Subdivision Map Act will be waived if the City does not comply with the
120 day time limitation specified in that section of the Act.
Code Requirements
AG. Underground all utilities within the subdivision in accordance with Municipal
Code requirements.
AH. Pay all applicable fees, including, but not limited to, the following fees:
1. All appropriate sewer fees, including but not limited to Sewer Connection
Fees, prior to issuance of building permits.
2. Pay Public Facilities Development Impact Fees prior to issuance of
building permits. The amount of said fees to be paid shall be that in
effect at the time of issuance of building permits.
AI. Comply with all applicable sections of the Chula Vista Municipal Code.
Preparation of the Final Map and all plans shall be in accordance with the
provisions of subdivisions Map Act and the City of Chula Vista Subdivider
ordinances and Subdivision Manual.
XI. Conditional Approval of the Commercial Center Amendment to the Rancho del Rey
SPAs I, II and III Public Facilities Financing Plan.
The City Council does hereby recognize that the Compiled RDR PFFP is the current
public facilities financing plan applicable to the territory covered by SPAs I, II and III,
immediately prior to amendment adopted by this resolution. The City Council does hereby
conditionally approve the amendment to the Compiled RDR PFFP as is shown in Notebook
Section 7, prepared as of "10/19/92", and entitled "Commercial Center Amendment to Public
Facilities Financing Plan for Rancho Del Rey SPAs I, II, III Last Amended January 15, 1991"
("Commercial Center Amendment to RDR PFFP") subject to the General Conditions
hereinbelow provided. The Compiled RDR PFFP, as amended by said Commercial Center
Amendment to RDR PFFP, shall hereafter constitute the current public facilities financing plan
for Rancho del Rey SPAs I, II and III.
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XII. Conditional Approval of the Air Quality Improvement Plan
The City Council does hereby approve and adopt as the air quality plan for the Rancho
Del Rey Commercial Center the plan shown in Notebook Section 8 ("Air Quality Improvement
Plan, Rancho Del Rey SPA I, Commercial Center") dated September 21, 1992 on the following
General Conditions.
XIII. Conditional Approval of the Water Conservation Plan.
The City Council does hereby approve and adopt as the water conservation plan for the
Rancho Del Rey Commercial Center the plan shown in Notebook Section 9 ("Water
Conservation Plan, Rancho Del Rey SPA I, Commercial Center") dated September 21, 1992 on
the following General Conditions.
XIV. General Conditions of Approval.
The approval of the foregoing Entitlements which are stated to be conditioned on
"General Conditions" are hereby conditioned as follows:
A. Project Site is Improved with Project.
Developer, or their successors in interest, shall improve the Project Site with the Project
as described in the FSEIR, except as modified by this Resolution.
B. Entitlements Ordinance Becomes Effective.
The Entitlements Ordinance, including the Development Agreement, is introduced,
adopted and becomes effective.
C. Development Agreement/Public Facility Financing Agreement and one
Implementing Agreement Reached.
No building permits shall be issued for any portion of the Project Site until all of the
following have been complied with:
1. A development agreement or a public facilities financing agreement pertaining
to said portion of the Project Site has been executed by City and the Owner of said portion of
the Project Site; and
2. At least one Implementing Agreement between City and a Major Retailer has
been executed by City and the Major Retailer for a portion of the Project Site which is subject
to a development agreement or a public facilities financing agreement.
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No building permits for a major retail use shall be issued until an Implementing
Agreement between the Major Retailer and City has been executed by City and the applicable
Major Retailer.
D. Implement Mitigation Measures.
Developer shall diligently implement, or cause the implementation of, all mitigation
measures identified in the FSEIR that are found by this resolution to be feasible.
E. Implement the Mitigation Reporting and Monitoring Program
Developer shall implement, or cause the implementation of, the Rancho Del Rey Business
Center Mitigation Monitoring and Reporting Program, attached hereto as Attachment B, and
incorporated herein by reference as if set forth in full.
F. Implement the Public Facilities Financing Plan.
Developer shall implement, or cause the implementation of, the Compiled RDR PFFP
as amended by the Commercial Center Amendment herewith approved or as required by the City
Engineer to meet threshold standards adopted by the City of Chula Vista, and no occupancy of
any improvements shall occur, and no certificates of occupancy shall be applied for or issued,
until all public facilities required by said Commercial Center Amendment have been completed.
In addition, the sequence that improvements are constructed shall correspond to any future East
Chula Vista Transportation Phasing Plan as may be amended in accordance with the final HNTB
SR-125 Financing Study adopted by the City. The City Engineer and Planning Director may,
at their discretion, modify the sequence of improvement construction should conditions change
to warrant such a revision.
G. Implement the Air Quality Improvement Plan.
Developer shall implement, or cause the implementation of, the approved Air Quality
Improvement Plan herewith approved, or as required by the City Engineer to meet threshold
standards adopted by the City of Chula Vista. No occupancy of any improvements shall occur,
and no certificates of occupancy (CDs) shall be applied for or issued, until all portions of said
plan capable of completion (in the judgment of the City Manager) prior to issuance of CDs have
been completed.
H. Implement the Water Conservation Plan.
Developer shall implement, or cause the implementation of, the approved Water
Conservation Plan herewith approved, or as required by the City Engineer to meet threshold
standards adopted by the City of Chula Vista. No occupancy of any improvements shall occur,
and no certificates of occupancy (CDs) shall be applied for or issued, until all portions of said
plan capable of completion (in the judgment of the City Manager) prior to issuance of CDs have
been completed.
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XV. Consequence of Failure of Conditions.
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented and
maintained according to their terms, the City shall have the right to revoke or modify all
approvals herein granted, deny or further condition issuance of all future building permits, deny,
revoke or further condition all certificates of occupancy issued under the authority of approvals
herein granted, institute and prosecute litigation to compel their compliance with said conditions
or seek damages for their violation.
XVI. Findings re Consistency with the General Plan.
The City Council hereby finds that the Project, including but not limited to the adoption
of the General Plan Amendment, the Amended (New) RDR SPA I Plan, the Maps, the Compiled
RDR PFFP, as amended by said Commercial Center Amendment to RDR PFFP, the Air Quality
Improvement Plan and the Water Conservation Plan, is and will be consistent with the general
plan as amended by this Resolution based on the following:
Land Use
The proposed subdivisions are in substantial conformance with current and
amended General Plan and EI Rancho del Rey Specific Plan and meets the
development regulations prescribed in the Planned Community District
Regulations.
Circulation
The street improvements serving the subject site were completed as part of the
Rancho Del Rey SPA I Requirements. However, the existing Employment Park
internal circulation system is proposed to be changed substantially except for the
main access points which are proposed to remain the same. All new on and off
site public road improvements will be installed in accordance with the Rancho Del
Rey Public Facilities Financing Plan and Rancho Del Rey SPA Plan and will
contribute towards the various regional facilities in compliance with the Chula
Vista General Plan.
Conservation
The subject site is at present in a disturbed condition and, although minor
adjustments to the northerly and southerly adjacent open space lots are proposed,
the overall open space component of the Rancho Del Rey Planned community
would not be affected.
Housing Element
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The Rancho del Rey Spa I Plan provides for a mixture of housing types for a
wide spectrum of income levels. The proposed subdivision will not alter the
housing component of the community. Consequently, housing is not an issue
with this subdivision.
Parks And Recreation
Although the subdivisions includes a land swap of 0.43 open space acres in
various locations, the overall open space acreage parks and all other amenities
will remain the same.
Seismic And Safety Element.
The site is considered to be located in a seismically active area with no known
active faults on or adjacent to the property. The Nearest major active fault is
identified as the Coronado Banks Fault located approximately 20 miles to the
west. Several branches of the potentially active La Nacion Fault cross the subject
site, however seismic risk was judged in previous environmental documents to be
low with specific mitigation measures identified in the environmental document
taken into consideration with design of the subdivision maps. Other mitigations
relating to slope stability and technical requirements dealing with fill slopes will
be incorporated in the grading of the project.
Scenic Highway Element
Manufactured slopes adjacent to East H Street are already planted and will be
replanted as required to repair any damage caused by the grading work. The new
planting and methods of repair would be subject to the city's Landscape Architect
and shall conform to the Landscape Manual and development regulations adopted
for the Rancho del Rey Employment Park.
Noise
The EIR prepared for the original Employment Park stated that the project was
subject to noise levels of 74 dBA CNEL which is an acceptable noise level for
industrial type projects. The proposed commercial development will experience
slightly higher noise level due to the increase in traffic and the typical commercial
activities. However, no significant impacts have been identified.
Safety
The project area is currently served by two officers with two cars per shift. The
response time is four minutes which is well within the Growth Management
Program threshold standard of 7 minutes. No change in level of service is
expected with the new project.
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The EIR prepared for this project identifies the design of the forthcoming
structures as a potential impact on the officer's ability to provide law
enforcement. However adequate lighting and well situated address signs are
recommended to mitigate this concern.
The project site is within the service area of fire station No. 4 located at 861 Otay
Lakes Road and fire station No.2 Located at 80 East J street. The response time
from either of the two stations is six minutes or less. In addition, both stations
are equipped with emergency medical technicians. The current level of service
meets the City's Growth Management threshold standards for fire stations which
requires that stations be staffed with and adequately equipped with medical units
and a 7 minute emergency response in at least 85 % of the cases.
Bicycle Routes
East H Street has been designed to accommodate bicycle movements and provide
links to various commercial centers and schools located to the east and west, as
well as the various parks within the planned community. East H is identified on
the bicycle routes element of the General Plan as a major bicycle link .
Public Buildings
No public buildings are proposed for the project site.
XVII. Findings regarding Adoption of Amended (New) RDR SPA I Plan.
With regard to the adoption of the Amended (New) RDR SPA I Plan, the City Council
makes the following findings:
A. Conformity with Specific Plan.
The Amended (New) RDR SPA I Plan is in conformity with the Amended (New) RDR
SP, as same is enacted by the Entitlements Ordinance, and the Chula Vista General Plan
as hereby amended.
The particular stores being considered for the Commercial Center fill special
niches in the retail market and have demonstrated substantial success in attracting
shoppers. This new commercial center will provide a more convenient and
diversified shopping area for the eastern City's residents whom presently drive
to western Chula Vista or centers outside the City for the services and
commodities offered by the Proposed Commercial Center major stores.
An economic impact analysis of the proposed Commercial Center was prepared
to evaluate the impact upon existing retail establishments and project the potential
sales tax revenues to the City. The study concluded that the Commercial Center,
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as proposed, would not adversely affect any existing business to the point where
there would be blighted conditions through economic dislocation, deterioration,
or disuse, and that the project is expected to have an overall positive increased
Fiscal Impact over what would be expected if the area were to build out with
industrial uses.
B. Orderly Sequentialized Development.
The Amended (New) RDR SPA I Plan will promote the orderly sequentialized
development of the involved sectional planning area.
The Rancho Del Rey SPA I Plan Commercial Center Amendment, Rancho del
Rey Public Facilities Financing Plan, Rancho del Rey SPA I Plan Planned
Community District Regulations, Rancho del Rey Business Center Design
Guidelines, Rancho del Rey Commercial Air Quality Improvement and Water
Conservation Plan contain provisions and requirements to ensure the orderly,
phased development of the project. In addition, conditions of approval associated
with the Tentative Maps for the Business Center, along with agreements contained
in the Development Agreement, will further ensure that the necessary public
facilities and infrastructure will be in place to support this project.
C. Suitability of Proposed Streets to Handle Traffic.
The streets and thoroughfare proposed are suitable and adequate to carry the anticipated
traffic thereon.
The Final Supplemental Environmental Impact Report contains a traffic analysis
of the proposed amendment prepared in accordance with the proposed land uses
and circulation element of the Chula Vista General Plan. The resulting analysis
indicates that, subject to the conditions imposed by this resolution, the existing
streets and proposed improvements thereto will be adequate to carry the
anticipated traffic. The project will build, or provide funding for, street
modifications on and off-site to carry the anticipated traffic in accordance with
the City's threshold criteria.
D. Suitability for Commercial Development.
Any proposed commercial development can be justified economically at the location(s)
proposed and will provide adequate commercial facilities of the types needed at such
proposed location(s).
The amount, type and location of this commercial development will be adequate
to serve sub-regional as well as neighborhood needs of nearby residential uses.
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E. No Adverse Impact on Adjacent Land Use, Residential Enjoyment, or Circulation.
The Amended (New) RDR SPA I Plan will not adversely affect adjacent land use,
residential enjoyment, or circulation.
The project represents an increase in activity with a reduction in total building
coverage and modified configuration. Impacts on adjacent land uses and existing
streets will be avoided through the provision of mitigation measures specified in
the Final Supplemental Environmental Impact Report for the proposed
amendment. Among the recommended mitigations are increased intersection
geometrics and street widening where appropriate. Implementation of the new
Business Center Design Guidelines will assure that quality development with high
aesthetics and functional standards will be constructed.
XVIII.
Findings for Tentative Maps (92-05 and 93-01)
The Council makes the following findings applicable to Chula Vista Tract 92-05 Tentative
Map and Chula Vista Tract 93-01 Tentative Map ("Maps"):
A. Balance of Housing Needs and Public Service Needs.
Pursuant to Section 66412.3 of the Government Code (Subdivision Map Act), the Council
certifies that, in approving the Maps, it has considered the effect of these Maps on the housing
needs of the region in which Chula Vista is situated and has balanced those needs against the
public service needs of the residents of the City and against the available fiscal and
environmental resources.
B. Opportunities for Natural Heating and Cooling Incorporated.
Pursuant to Section 66473.1 of the Government Code (Subdivision Map Act), the Council
does hereby find that the Maps provides to the extent feasible for future passive or natural
heating and cooling opportunities by virtue of their lot sizes and configurations, orientation and
topography.
C. Maps Consistent with the General Plan and Amended (New) RDR SP.
Pursuant to Section 66473.5 and 66474 (a) and (b) of the Government Code (Subdivision
Map Act), the City Council hereby finds that the proposed maps, together with the provisions
for their design and improvement, is and will be consistent with the general plan and the
Amended (New) RDR SP as adopted by the Entitlements Ordinance based on the following:
1. The sites are physically suitable for the commercial development and the
proposal conforms to all standards established by the City for such projects.
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Reso RE Rancho Del Rey Conunercial Center
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2. Although the proposed subdivision includes the vacation of some of the existing
streets, all necessary improvements, street, sewer, water, etc., will be redesigned and rebuilt to
fit the new land configuration as part of this subdivision.
3. The project is in substantial conformance with the Chula Vista General Plan
as amended herein, based on the Findings set forth in Paragraph XVI.
D. Physical Suitability of Site.
Pursuant to Section 66474 (c) of the Government Code (Subdivision Map Act), the
Council hereby finds that the site is physically suitable for large and small user commercial retail
development.
E. Physical Suitability for Proposed Density of Development.
Pursuant to Section 66474 (d) of the Government Code (Subdivision Map Act), the
Council hereby finds that the site is physically suitable for the proposed density of development.
F. No Substantial Environmental Damage.
Pursuant to Section 66474 (e) of the Government Code (Subdivision Map Act), the
Council hereby finds that the design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially or avoidably injure fish or
wildlife or their habitat.
G. No Serious Public Health Problems.
Pursuant to Section 66474 (f) of the Government Code (Subdivision Map Act), the
Council hereby finds that the design of the subdivision and the type of improvements are not
likely to cause serious public health problems.
H. No Conflict with Access Easements.
Pursuant to Section 66474 (g) and Section 66499.20 1/2 (Merger and Resubdivision) of
the Government Code (Subdivision Map Act), the Council hereby finds that the design of the
subdivision and the type of improvements will not conflict with easements acquired by the public
at large for access through or use of property within the proposed subdivision.
I. Williamson Act Not Applicable.
Pursuant to Section 66474.4 of the Government Code (Subdivision Map Act), the Council
hereby finds that land which is the subject matter of said subdivision is not subject to a contract
entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), and
that said land did not support any preexisting agricultural use.
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XIX. Legal Consequence of Recording of Final Map.
The filing of the Final Maps shall constitute legal merger and resubdivision of the land
affected thereby, and shall constitute abandonment of all streets and easements not shown on the
map.
XX. Approval of Street Name Change.
Pursuant to Chula Vista Municipal Code Section 12.44.010, and upon the
recommendation of the Planning Commission, the City Council does hereby change the street
name from Plaza Amena to Tierra Del Rey.
XXI. CEQA Findings, Mitigation Monitoring Program, 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 findings contained in the
"Findings of Fact Re Proposed Rancho Del Rey Commercial Center" attached
hereto as Attachment A.
B. Certain Mitigation Measures Feasible and Adopted.
As more fully identified and set forth in the master EIR for the Rancho del Rey
SPA I (EIR-87-01) and the supplemental environmental document (EIR-92-02)
and in the CEQA Findings for this project, which is attached hereto as
Attachment A, the Council hereby finds pursuant to Public Resources Code
Section 21081 and CEQA Guidelines Section 15091 that the mitigation measures
described in the above referenced documents are feasible and will become binding
upon the entity (such as the project proponent, the City, or the school district)
assigned thereby to implement same.
C. Infeasibility of Alternatives.
As is also noted in the above referenced environmental documents described in
the above subparagraph B, alternatives to the project which were identified as
potentially feasible in the EIR were found not to be feasible except the Site Plan
Alternative which is hereby rejected because the Project, as mitigated, already
reduces the impact on traffic to a level of less than significance.
D Adoption of Mitigation Monitoring and Reporting Program.
As required by the Public Resources Code Section 21081.6, the City Council
hereby adopts Mitigation Monitoring and Reporting Program ("Program") set
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Reso RE Rancho Del Rey Commercial Center
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forth in Attachment B to this resolution incorporated herein by reference as set
forth in full. The Council hereby finds that the Program is designed to ensure
that during project implementation the permittee/project applicant and any other
responsible parties implement the project components and comply with the
feasible mitigation measures identified in the Findings and the Program.
E. Statement of Overriding Considerations.
Even after the adoption of all feasible mitigation measures and any feasible
alternatives, certain significant or potentially significant environmental effects
caused by the project or cumulatively will remain. Therefore, the City Council
of the City of Chula Vista hereby issues, pursuant to CEQA Guideline Section
15093, a Statement of Overriding Considerations if the form set forth in
Attachment C, attached hereto and incorporated herein as if set forth in full,
identifying the specific economic, social, and other considerations that render the
unavoidable significant adverse environmental effects acceptable.
XXII. Notice of Determination
The Environmental Review Coordinator of the City of Chula Vista is directed after City
Council approval of this project to ensure that a Notice of Determination, together with a copy
of this resolution, its exhibits, and all resolutions passed by the City Council in connection with
this project, is filed with the County Clerk of the County of San Diego.
XXIII. Invalidity; Automatic revocation
It is the intention of the City Council that its adoption of this Resolution is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that
in the event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to
be automatically revoked and of no further force and effect ab initio.
XXIV. Combination with other Resolutions Amending the General Plan.
To the extent that this Resolution operates to amend the General Plan of the City and is
adopted at a meeting of the City Council at which any other resolution is adopted amending the
General Plan of the City in any other and additional regards, the adoption of this resolution shall
be deemed to be a single act taken in combination with all such other resolution or resolutions
amending said General Plan such that the General Plan is considered amended one time at such
meeting.
Presented by
Approved as to form by
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Reso RE Rancho Del Rey Commercial Center
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Robert A. Leiter
Director of Planning
Bruce Boogaard
City Attorney
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Reso RE Rancho Del Rey Commercial Center
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ATTACHMENT A
BEFORE TIm CITY COUNcn..
OF TIm CITY OF CHUlA VISTA
RE: PROPOSED RANCHO DEL REY COMMERCIAL CENTER
FINDINGS OF FACf
1 DESCRIPTION OF TIm PRomCf
The Rancho del Rey Commercial Center involves the conversion of approximately 55 net
acres of the approved Rancho del Rey Commercial Center from Employment Park to a
retail/entertainment/service oriented commercial center. The proposed project involves
amendments to the land use policy, regulatory and design documents for the western portion
of the approved Employment Park. The project proposes the development of three anchor
stores (Anchors "A", "B", and "C"). The remaining proposed land uses would include
recreation/entertainment/retail uses and secondary or support retail uses. The three anchor
stores would be "discount" or "warehouse" type retail facilities and would collectively
represent approximately 342,500 square feet of floor area, with an additional ten acres of
other commercial uses.
n. ADMINISTRATIVE RECORD
For purposes of CEQA and the findings set forth in the following pages, the
administrative record of the City Council decision on this project shall consist of the
following:
1. The Draft and Final Supplemental EIR for the project:
2. All reports, memoranda, maps, letters and other planning documents prepared by
the environmental consultant and the City that are not privileged communications
under the Public Records Act.
3. All documents submitted by members of the public, and public agencies in
connection with the proposed project;
4. Minutes and verbatim transcripts of all public meetings and public hearings held
by the City;
5. Any documentary or other evidence submitted at public meetings and public
hearings; and
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14b~28
6. Matters of common knowledge to the City, which it considers, including but not
limited to, the following:
a. Chula Vista General Plan - 2010
b. Chula Vista Zoning Ordinance
c. EI Rancho del Rey Specific Plan
d. Rancho del Rey SPA I
e. Chula Vista Threshold/Standards Policy
m 1ERMINOLOGY fIHE PURPOSE OF FINDINGS UNDER CEQA
Section 15091 of the CEQA guidelines requires that, for each significant environmental
effect 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
avoid or substantially lessen the significant environmental effect as identified in the Final
EIR." 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 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
Guideline 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
environmental effects where there are feasible mitigation measures or alternatives that could
"avoid or substantially lessen" such significant effects.
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-significant level.
In contrast, the term "substantially lessen" will refer to the ability of such measure or
measures to substantially reduce the severity of a significant effect, but not to reduce the
effect to a level of insignificance. Although CEQA Guidelines section 15091 requires only
that approving agencies specify that a particular significant effect is "avoid[ ed] or
substantially lessen[ed]," these findings, for purposes of clarity, in each case will specify
whether the effect in question has bee~ fully avoided (and thus reduced to a level of
insignificance) or has simply been substantially lessened (and thus remains significant).
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November 9,1992
J ~e~J.l
Moreover, although section 15091, read literally, does not require findings to address
environmental effects that an EIR identifies as merely "potentially significant," these findings
will, where appropriate, nevertheless fully account for all such effects identified in the Final
EIR.
IV. LEGAL EFFECf OF FINDINGS
To the extent that these findings conclude that various proposed mitigation measures
outlined in the Final EIR are feasible and have not been modified, superseded or
withdrawn, the City of Chula Vista (City) hereby binds itself and any other responsible
parties 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 project.
V. MITIGATION MONITORING PROGRAM
As required by the 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. The program is designed to ensure that, during project implementation, the City
and other responsible parties comply with the feasible mitigation measures. That program
is described in the document entitled, Rancho del Rey Commercial Center Miti~ation
Monitorini and Reportini Pro~ram.
VI. SIGNIFICANT AND POTENTIAlLY SIGNIFICANT EFFEcrs AND
MITIGATION MEASURES
The Final EIR identified two significant and several potentially significant environmental
effects (or impacts) that the proposed Commercial Center development would cause. These
potentially significant effects will be avoided through the adoption of feasible mitigation
measures, while two can not be avoided.
Potentially Siinificant Effects
The following environmental effects, which would be significant (or potentially significant)
in the absence of mitigation measures, can be avoided because of the adoption of such
measures. Page numbers of the Final Supplemental Environmental Impact Report (FSEIR)
where the impacts are discussed follow each impact.
Land use compatibility between the commercial center and the surrounding
residential areas due to the proposed increase in intensity of uses could occur
(FSEIR, p. 3.1-5).
Aesthetic, light and glare impacts to surrounding residences could occur from
implementation of the proposed project (FSEIR, p. 3.2-5).
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Noise sources attributable to mechanical equipment could result in noise
impacts to surrounding land uses. (FSEIR p. 3.4-9)
The following impacts to traffic and circulation could occur (FSEIR p. 3.6-32):
Cumulative peak hour traffic impacts to area roadways
Impacts to offsite roadway intersections prior to completion of SR-125
Incremental contribution to a significant cumulative impact on the East
"H" Street/Hilltop Drive intersection at buildout (post SR-125)
Internal (project site) traffic impacts
The following impacts to public services and utilities could occur:
Realignment of a telephone substructure facility (FSEIR p. 3.7-3)
Potential service impacts to Police if the site is not designed properly
(FSEIR p. 3.7-5)
Incremental impacts to landfill capacity (FSEIR p. 3.7-9)
Incremental increase in water consumption (FSEIR p. 3.7-13)
Intrusion into Rice Canyon open space (FSEIR p. 3.7-14)
Si~nificant Effects
The proposed project would result in the following irreversible environmental changes.
Project vehicle emissions will result in regional (cumulative) air quality
impacts (FSEIR 3.3-16).
Project traffic will contribute to an existing cumulative significant noise impact
(FSEIR p. 3.4-9).
As described in the Statement of Overriding Considerations, the City Council have
determined that these impacts are acceptable because of overriding economic, social and
other considerations.
The subsections below restate all of the above-identified impacts, the mitigation measures
adopted to avoid the impacts, or the reasons the mitigation measures are infeasible due to
specific economic, social or other considerations. .
A LAND USE
Potentially Significant Effect: Land use compatibility between the commercial center and
the surrounding residential areas due to the proposed increase in intensity of uses could
occur (FSEIR, p. 3.1-5).
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"--""~_._.._,~-~,~,~,.,.",_",,~--,,,"'-~"'-"'-'""~~-,.~,-,_..~"._.,_.~,.,,--~.,....".~,,~--~_.~.-~
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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
City through these findings (FSEIR, p. 3.1-5).
Prior to site plan approval, the project applicant shall prepare design
guidelines which shall include, but not be limited to, setbacks, buffers,
building design requirements, and screening techniques. Specifically, the large
mass of the anchor stores must be designed to present an appearance of
smaller pads and buildings. Techniques could include offsetting wall planes,
varying roof heights, and wall coloring and texturing. Lighting must be
directed toward the site and shielded. These guidelines must be approved in
the City's design review process.
Additionally, design shall provide for adequate street and parking lot lighting
to promote safety and to discourage noxious and/or illegal activities. Security
measures shall be included as a part of this design review process. The design
of the project or any portion of the project for which a building permit is
sought, must be approved by the design review board.
B. AESTIffiTICS
Potentially Significant Effect: Aesthetic, light and glare impacts to surrounding residences
could occur from implementation of the proposed project (FSEIR, p. 3.2-5).
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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
City through these findings (FSEIR, p. 3.2-5).
Prior to site plan approval, the project applicant sh.all prepare design
guidelines that specify architectural design and building materials to be
utilized. Reduction of appearance of building mass is the goal, and could be
achieved through variation in wall plans and roof heights in the same building,
and wall coloring and texturing. The project will be subject to the City's
design review process which will assure acceptable design standards prior to
site plan approval.
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The project applicant shall prepare the landscape plan in accordance with the
City's Landscape Manual, prior to site plan approval. On-site landscaping
techniques such as screen landscaping and the provision of a mixture of size,
type and variety of plant species, as listed in tables shall be incorporated
throughout the project to soften visual impacts and enhance the aesthetic
character of the project.
Prior to issuance of building permits, a lighting plan for the development shall
be submitted by the project applicant for approval by the City. The lighting
plan shall demonstrate that the lighting shall provide adequate security
without producing excessive glare and shall provide for building lighting to be
directed at project site structures. Such lighting plan shall be approved by the
Chula Vista Police Department and the design review committee.
Prior to issuance of occupancy permits, the project applicant shall comply with
provisions from the signage requirements of the PC District Regulations (Le.,
size and height).
C. AIRQUALITY
Significant Effect: Project vehicle emissions will result in regional (cumulative) air quality
impacts (FSEIR, p. 3.3-16).
Finding: The FSEIR found that although mitigation measures are recommended to reduce
this impact, no mitigation measure(s) is/are presently available to avoid this impact. As
described in the Statement of Overriding Considerations, however, the City Council has
determined that this impact is acceptable because of overriding economic, social and/or
other considerations. The measures recommended in the Final EIR are as follows (FSEIR,
pp. 3.3-17,18):
Prior to the issuance of grading permits, the applicant shall demonstrate to the
Director of the City of Chula Vista Public Works Department that dust generated
by grading activities shall comply with local dust control and Uniform Building Code
(UBC) requirements which include dust control measures for construction sites. Dust
reducing measures shall include regular watering of graded surfaces and restriction
of all construction vehicles and equipment to travel along established and regularly
watered roadways.
During construction, all grading activities sball cease during periods of high winds
(Le., greater than 30 mph). To assure compliance with this measure, grading
activities are subject to periodic inspections by City staff.
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Construction equipment shall be fitted with emission control devices and be kept in
proper tune.
The applicant shall distribute educational material to all homeowners in the Rancho
del Rey area regarding energy conservation, the availability of public transit,
ridesharing and other alternative transit methods and the location of bicycle routes
in the project vicinity.
Prior to issuance of occupancy permits, energy conservation practices, as required by
the Subdivision Map Act, Building Energy Efficiency Standards (California Energy
Commission), and State and local laws, shall be incorporated into the design of the
individual projects so that they have the secondary effect of limiting stationary source
pollutants both on and offsite. .
Bicycle racks shall be installed on all commercial sites for use by employees and
patrons. This measure shall be incorporated into the P.e. District Regulations prior
to approval of the SPA Amendment.
On all commercial sites, safe pedestrian walkways between buildings and bus stop
areas, as determined appropriate by the City of Chula Vista Director of Planning,
shall be constructed onsite by the applicant to encourage the future. use of public
transit. This measure shall be implemented to the satisfaction of the City prior to
issuance of occupancy permits.
The project applicant and future employers of the commercial uses within the
Rancho del Rey SPA I Plan area shall comply with the City of Chula Vista
Transportation Demand Management (TOM) Program, when established, and all
applicable rules and regulations of the San Diego APCD and SANDAG including
the Transportation Control Measure (TCM) Plan as it is implemented.
D. NOISE
Potentially Significant Effect: Noise sources attributable to mechanical equipment could
result in noise impacts to surrounding land uses. (FSEIR p. 3.4-9)
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant enviro~ental effect 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
City through these findings (FSEIR, p. 3.4-9).
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Prior to Building Permit issuance, the City Engineer shall approve noise
insulation or attenuation devices which will be implemented to reduce noise
impacts due to mechanical equipment.
Significant Effect: Project traffic will contribute to an existing significant noise impact
(FSEIR p. 3.4-9).
Finding: The FSEIR found that no mitigation measure is available to avoid this impact.
As described in the Statement of Overriding Considerations, however, the City Council has
determined that this impact is acceptable because of overriding economic, social and/or
other considerations.
E. 1RAFFIC
Potentially Significant Effect: Cumulative peak hour traffic impacts to area roadways
(FSEIR, p. 3.6-32).
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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
City through these findings (FSEIR, p. 3.6-33).
Prior to issuance of building permits, the project applicant shall contribute a
fair share portion to the following Transportation Phasing Program (TPP)
Approved Basic Roadway Improvements: to the satisfaction of the City
Engineer:
East "H" Street/Southbound 1-805 Ramps: Add third northbound exclusive
right turn lane and add one eastbound exclusive right turn lane.
East "H" Street/Northbound 1-805 Ramps: Add third eastbound through lane.
P~l:;t "H" StreetlPaseo Ranchero: Add one northbound exclusive left turn
lane.
East"H" Street/Olay , Jtlres Road: Add third northbound through lane, add
third westbound through lane, add third southbound through lane, and add
third eastbound through lane.
Bonita Road/Olay , -"lres Road: Add second westbound exclusive left turn
lane.
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NoYembcr 9,1992
Teleua,pb CaQyon RoadlNortbbound 1-805 Ramps: Add a second westbound
exclusive right turn lane and a third eastbound through lane. Restripe
northbound approach to allow left/right combination lane and an exclusive
right turn lane.
Tele~pb ~on RoadlHalecrest Drive: Add third westbound through lane.
Tele~,pb C.8J1}'on Road/Crest Drive/Oleander Avenue: Add a second
northbound exclusive left turn lane and add one eastbound exclusive right turn
lane.
Tele~pb Canyon Road lPaseo del Rey: Add third westbound through lane.
The timing and/or phasing of this project shall be adjusted in accordance with the
results of the interim SR-125 study which is currently being conducted. The project
shall be assessed a fair share of necessary improvements so that significant impacts
of cumulative traffic are avoided and Chula Vista thresholds are met. If such timing
or phasing will not mitigate any identified significant cumulative impacts and not
result in a less than significant impact, the City shall withhold the issuance of
building permits.
Potentially Significant Effect: Impacts to offsite roadway intersections prior to completion
of SR-125 (FSEIR, p. 3.6-32).
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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 bave been made binding on the
City through these findings (FSEIR, p. 3.6-34).
The following improvements shall be initiated by the applicant prior to
issuance of Building Permits, and shall be completed prior to issuance of
. Occupancy Permits. Intersection improvements sball include, site roadway
lane geometry, pavement markings and signing, to the satisfaction of the City
Traffic Engineer: .
F.a~t "H" StreetlPaseo del Rey: Add second northbound exclusive left turn
lane, add northbound exclusive right turn lane, add westbound exclusive right
turn lane, add second southbound exclusive left turn lane, add second
southbound through lane, and add one eastbound exclusive right turn lane.
Retaining walls shall be incorporated into the design of improvements that
require roadway widening.
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I~~;,~
East "H" Streettrierra del Rey: Add a southbound exclusive right turn lane,
add a second southbound exclusive left turn lane, and add a second eastbound
exclusive left turn lane.
.
Prior to issuance of Building Permits, the project applicant shall complete
and/or pay a fair share portion of the following intersection improvements,
including, site roadway lane geometry, pavement markings and signing, to the
satisfaction of the City Traffic Engineer:
Telegra,ph CaQyon Road/Crest Drive/Oleander Avenue: Add a second
westbound exclusive left turn lane and a westbound exclusive right turn lane.
Telegra,ph Canyon RoadlPaseo del Rey: Add a second eastbound exclusive
left turn lane. Restripe southbound approach to allow a left turn,
through/right combination lane, and an exclusive right turn lane.
Potentially Significant Effect: Incremental contribution to a significant cumulative impact
on the East "R" Street/Hilltop Drive intersection at buildout (post SR-125) (FSEIR, p. 3.6-
32). .
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect identified in the Final EIR.
Mitigation Measures: 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 City
through these findings (FSEIR, p. 3.6-35). To the satisfaction of the City Traffic Engineer:
Prior to Building Permit issuance, the project applicant shall be responsible
to a pay fair share portion of the following intersection improyement for
buildout conditions:
"FI" StreetlHilltoJ> Drive. Add third westbound through lane and add third
eastbound through lane.
Potentially Significant Effect: Internal (project site) traffic impacts (FSEIR, p. 3.6-32).
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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
City through these findings (FSEIR, p. 3.6-35).
10
November 9, 1992
) It 6 " 31
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Prior to issuance of Building Permits and to the satisfaction of the City of
Chula Vista Traffic Engineer, the project applicant shall be responsible for
the following internal project site traffic signals:
· Installation of a traffic signal at the internal project site intersection
located on Paseo del Rey just north of East "H" Street.
· Installation of a traffic signal at the internal project site intersection
located on Tierra del Rey just north of East "Hit Street.
· Implementation of revised lane geometry, pavement marking, and
signing on the project site as detailed in Appendix 12.5,
TRAFFIC/CIRCULATION STUDY of the FSEIR.
F. PUBliC SERVICES AND UflllTIES
Potentially Significant Effect: Realignment of a telephone substructure facility (FSEIR p.
3.7-3)
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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
City through these findings (FSEIR, p. 3.7-3).
The proposed project would require the realignment of the te1co substructure
into the project site.
Potentially Significant Effect: Potential service impacts to police if the site is not designed
properly (FSEIR p. 3.7-5).
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect identified in the Final EIR.
Mitigation Measures: The following mitigation measures bave been found to be feasible
and have been required either as a condition of approval or have been made binding on the
City through these findings (FSEIR p. 3.7-5). .
The Chula Vista Police Department shall be given the opportunity to review
the site plan and lighting plan for each individual building in the proposed
Commercial Center prior to building permit issuance. The site plan will be
reviewed for the following items;
11
~mber 9, 1992
J 4 13 ,. 38'
Adequate lighting shall be provided by the developer to enhance crime
prevention and law enforcement efforts.
The address signs of the buildings shall be situated for easy
identification by police officers during emergencies, to the satisfaction
of the Police Department.
Potentially Significant Effect: Incremental impacts to landfill capacity. (FSEIR p. 3.7-9)
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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
City through these findings (FSEIR, p. 3.7-9).
The proposed Commercial Center shall comply with the County of San Diego
Mandatory Recycling Program for commercial uses if adopted. If adoption
occurs, the applicant shall submit evidence of compliance to the City.
Beginning July 1993, the project will be required to contract with Laidlaw or
another hauler for collection of recyclables from the site.
Prior to issuance of Certificates of Occupancy, the project applicant shall
demonstrate to the City that the proposed Commercial Center will have two
or more dumpsters ("three yard bins") placed next to trash dumpsters for
recycling collection. Additionally, it is recommended that in-house storage
areas (next to in-house trash bins) for recycling bins shall be set up to
facilitate recycling efforts.
Potentially Significant Effect: Incremental increase in water consumption. (FSEIR p. 3.7-
13)
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect identifi~d 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
City through these findings (FSEIR p. 3.7-13).
The project applicant shall comply with any water conservation programs of
the Water District and the City of Chula Vista. Such programs may include
payment of water offset fees, incorporation of water saving devices and
appliances and landscaping with drought tolerant plant materials (landscape
12
~mber 9, 1992
1~6..34
plan to be approved by the City Landscape Architect). Compliance with City
or Water District requirements will mitigate the project's contribution to the
cumulative impact to a level below significance.
Potentially Significant Effect: Intrusion into Rice Canyon open space (FSEIR p. 3.7-14).
Finding: Changes or alterations have been required in, or incorporated into the project
which will avoid the potentially significant environmental effect 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 tbe
City through these findings (FSEIR p. 3.7-14).
Prior to SPA Amendment approval, a 2G-foot set-back between the proposed
site structures and Rice Canyon sball be incorporated into the Planned
Community District Regulations. The adjustment in open space will require
revegetation of any new open space areas. Such revegetation will be
completed to the satisfaction of the Oty's Open Space Coordinator and
Landscape Architect.
VIT. INFEASffillITY OF ALTERNATIVES 01HER 1HAN TIlE PROJECf
ALTERNATIVE (pUBliC RESOURCES CODE SECI10N 21081[B])
The approval of the project would cause ~ignificant unavoidable cumulative impacts by
contributing to existing regional air quality and noise impacts. The only way to mitigate this
impact is to disapprove the project and to not allow existing approved uses to be carried
forward. Essentially, all future discretionary projects would have to be denied. The decision
makers reject this approach because it would not achieve the City goals for productive use
of the subject site. It is an explicit goal of the Chula Vista General Plan to improve and
increase the retail base of the city. Additionally, the General Plan states as a goal to
maintain or improve quality of life through responsible management of growth, while
providing services and amenities to residents and visitors, including housing, open space and
recreation, shopping opportunities, city services and mobility. In addition, the decision
makers find that tbe project will generate permanent jobs and result in a net positive fiscal
impact from sales tax revenue.
The decision makers have considered whether any of the project alternatives discussed in
the EIR could feasibly substantially lessen or avoid the identified significant effects. As will
be explained below, the decision makers conclude that none of the project alternatives could
both meet the objectives of the project and lessen or avoid the identified significant effects.
13
November 9,1992
I ~~ ' Y-D
There were .seven alternatives including the proposed project evaluated in this supplemental
EIR. Their characteristics are:
Alternative
Description
Project
Three major retail anchors and accompanying
commercial uses
Approved Use
Reduced Scale Alternative (1)
Retention of Employment Park uses
One major retail anchor and accompanying commercial
uses
Reduced Scale Alternative (2)
Two major retail anchor and accompanying commercial
uses
Site Plan Alternative
Reconfiguration of the Project uses on the site
Alternative Site (1)
Commercial Center uses in the Otay Rio Business Park
Alternative Site (2)
Commercial Center uses in the Eastern Urban Center
(Otay Ranch)
Approved Use Alternative
This alternative fails to significantly reduce environmental impacts associated with the
project and would not achieve the project objectives of providing major retail uses to serve
the growing population of the eastern territories of Chula Vista.
Additionally, this alternative does not as effectively expand the retail tax base of the City
of Chula Vista, nor provide the project's level of sales tax revenue to the City to enhance
public services city-wide.
Based upon these factors, this alternative is determined not to be environmentally superior
to the proposed project and is rejected as infeasible. .
Reduced Scale Alternative (1)
This alternative would reduce, but not eliminate impacts associated with the proposed
project and would result in significant unmitigable cumulative impacts to air quality and
noise, similar to the proposed project. As noted previously, the cumulative impacts are due
to regional conditions. Short of denying this project and future projects, these cumulative
impacts will incrementally increase.
14
November 9,1992
J~8/~1
This alternative would achieve the goal of providing major retail services to eastern Chula
Vista, however, not as effectively as the proposed project. This alternative would
additionally result in reduced fiscal benefits, as compared to the proposed project. Because
this alternative would result in tbe same cumulative impacts as the proposed alternative but
would result in reduced fiscal benefits to the City, the City, in balancing the benefits and
risks of the project, rejects this reduced scale alternative. Thus, since the identified
significant and unavoidable environmental effects are not avoided with this alternative, and
because the economic benefit to the City would be reduced as compared to the proposed
project, this alternative is determined to be infeasible.
Reduced Scale Alternative (2)
This alternative would reduce, but not eliminate impacts associated witb tbe proposed
project and would result in significant unmitigable cumulative impacts to air quality and
noise, similar to the proposed project. As noted previously, the cumulative impacts are due
to regional conditions. Short of denying this project and future projects, these cumulative
impacts will incrementally increase.
This alternative would still result in cumulative environmental impacts. Although identified
as environmentally superior in the text of the EIR, the proposed project would result in
greater fiscal benefit to the City. Therefore, since the significant and unavoidable
environmental effects are not avoided with this alternative, and because the economic
benefit to the City would be reduced as compared to the proposed project, the City Council,
in balancing the benefits and risks of the project, determines this alternative to be infeasible,
and rejects this reduced scale alternative.
Site Plan Alternative
This alternative would fulfill the project objectives of providing major retail uses in eastern
Chula Vista and would have identical environmental impacts as the proposed project, but
would not provide adequate parking as required by the applicant.
This alternative is not considered to be feasible due to lack of adequate parking.
Alternative Site (1)
This alternative would result in similar cumulative environmental impacts as the proposed
project. However, this alternative would not meet the project objective of providing major
retail uses to eastern Chula Vista and is not anticipated to have a sufficient market area to
support the proposed uses.
Based upon these factors, this alternative is determined not to be environmentally superior
to the proposed project and is rejected as infeasible.
15
November 9, 1992
I~G ~4-2.
Alternative Site (2)
This alternative would result in similar cumulative environmental impacts as the proposed
project. However, this alternative would not meet the project objective of providing major
retail uses to eastern Chula Vista and is not anticipated to have a sufficient market area to
support the proposed uses. Additionally, there is not adequate infrastructure in place to
serve this site. Development of tbe project at this location could therefore have significant
growth inducing impacts.
Based upon these factors, this alternative is determined not to be environmentally superior
to the proposed project and is rejected as infeasible.
16
November 9, 1992
ILf 8 "~3
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ATTACHMENT B
RANCHO DEL REY COMMERCIAL CENTER
MITIGATION MONITORING AND REPORTING PROGRAM
Monitoring Program Description and Purpose
Assembly Bill 3180 (AB 3180) requires a lead or responsible agency that approves a
project where an Environmental Impact Report (EIR) has identified significant
environmental effects, to adopt a "reporting or monitoring program for adopted or
required changes to mitigate or avoid significant environmental effects."
The City of Chula Vista is the lead agency for the Rancho del Rey Commercial Center
project. A Draft and Final EIR were prepared for this project which addressed potential
environmental impacts and, where appropriate, recommended measures to reduce
substantially or avoid the impacts. A Mitigation Monitoring and Reporting Program is
required to
ensure that the adopted measures are implemented. The City of Chula Vista will adopt
this Mitigation Monitoring and Reporting Program (MMRP) after considering the Final EIR
and if approval of the project occurs.
Roles and Responsibilities
The MMRP for the proposed project wl11 be in place through all phases of the project,
including final design, pre-grading, construction and operation. The City of Chula Vista
has the primary enforcement role for the implementation of mitigation measures. The
City's Environmental Review Coordinator (ERC) will provide final approval for the
completion of the implementation of measures. The ERC will appoint a Mitigation
Compliance Coordinator (MCC) who will be responsible for the actual monitoring of the
implementation of measures. The MCC will interface with the ERC, the City Engineer,
the City Landscape Architect, the Construction Supervisor, the Construction Inspector(s),
all who have some responsibility for the implementation of measures.
Mitigation Monitoring and Reporting Procedures
The MMRP consists of Mitigation Monitoring and Reporting Program Procedures, filing
requirements, and
reporting and compliance verification. These p~ocedures are outlined below.
Mitigation Monitoring and Reporting Program Procedures: The Mitigation Monitoring and
Reporting Program identifies the monitoring activity, the timing of
implementation of the measure, and who is responsible for verifying that the measure has
been implemented and for final approval.
Mitigation Monitoring and Reporting Program Files: Files shall be established to document
and retain
{ltG, ~~
the records of the MMRP. The files shall be established, organized, and retained by the'
City of Chula Vista Planning Department.
Reporting and Compliance Verification: The City's Mitigation Monitoring Report Forms
are designed to record the monitoring activity in a consistent manner with appropriate
approvals. The forms will be completed and signed by the individuals responsible for the
monitoring and approval of the measures. These forms will be placed in the MMRP files.
Program Operations
The following steps will be followed for implementation, monitoring, and verification of
each mitigation measure:
1. The City of Chula Vista, Environmental Review Coordinator (ERC), shall designate
the MCC, who will be responsible for monitoring the implementation of the
mitigation measures.
2. The ERC shall provide to the MCC, the Mitigation Monitoring Report Forms; a
copy of the Mitigation Monitoring and Reporting Program Checklist; and other pertineIit
information.
3. The MCC shall coordinate 'the implementation of the mitigation measures and shall
complete the Form for each activity, and forward the report to the ERC for final
approval.
4. All completed forms shall then be placed in the MMRP files.
Mitigation measures shall be implemented as specified by the Mitigation Monitoring
and Reporting Program Summary. During any project phase, unanticipated circumstances
may arise
requiring the refinement or addition of mitigation measures. The ERC, with advice from
staff, is responsible for recommending changes to the mitigation measures, if needed. If
. mitigation measures are refined, the ERC would complete a Mitigation Monitoring Report
Form documenting the change, and shall notify the appropriate design, construction, or
operations personnel about refined requirements.
Ilt6.. ~.s
ATTACHMENT C
STATEMENT OF OVERRIDING CONSIDERATIONS
Pursuant to CEQA Guidelines section 15093, the Chula Vista City Council, in approving the
various actions that are the subject of the Rancho del Rey Commercial Center FEIR, having
considered and independently judged 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 and unmitigated impacts to air quality and noise set forth in the
Findings. The decision makers find that the following factors support approval of the
project, despite the identified significant environmental impacts. Therefore, the City Council
sets forth the following Statement of Overriding Considerations:
1. The project will benefit the City by providing needed commercial goods and services
in the Eastern Territories portion of the City, by serving a growing population base
in that area and by achieving stated goals and objectives of the General Plan.
2. The project will result in a substantial net positive fiscal impact upon the City
thereby allowing for enhanced City services.
3. The project will benefit the City by generating approximately 1,200 new jobs,
contributing to an improved jobs to housing balance in the Eastern Territories.
4. 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 to below a level of significance.
5. The City Council has carefully balanced the benefits of the project, as proposed,
against its unavoidable environmental risks and has determined that the risks are
"acceptable" because of the flSCal benefit to the City.
Consequently, the Council believes that the proposed project is the superior alternative
despite the significant impacts to air quality and the noise environment that would result
from implementation of the project.
17
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/tfS~53
SEE APPENDIX FOR:
FInal Supplemental Environmental Impact Report Rancho del Rey Commercial
Appendices to Final Supplemental Environmental Impact Report Rancho del
Rey Commercial
Rancho del Rey Commercial Center Amendment
Petitions
J Lj !J-~7
COUNCIL AGENDA STATEMENT
Item If
Meeting Date 11/24/92
ITEM TITLE:
PUBLIC HEARING: GPA-93-02, PCM-93-03 and PCZ-93-B - Request
to: 1) amend the General Plan from "Visitor Commercial" to "Retail
Commercial; 2) adopt a specific plan to be known as "Bonita Gateway";
and, 3) rezone from C-V-P and A-8 to C-C for 2.23 acres of property
located at the northeast quadrant of Bonita Road and I-80S - Robinson
Pacific, Inc.
RESOLUTION It. 7p / Adopting GPA-93-02 and PCM-93-03
ORDINANCE ~.:1 b Enacting PCZ-93-B
SUBMITTED BY: Director of Planning ;(j{
REVIEWED BY: City Manager 1
(4/5tbs Vote: Yes _No..xJ
The applicant, Robinson Pacific, Inc., is requesting: 1) an amendment to the General Plan from
"Visitor Commercial" to "Retail Commercial"; 2) the adoption of a specific plan governing the
development of 2.23 acres located at the northeast quadrant of Bonita Road and Interstate 805;
and, 3) a change of zone for said property from C-V-P (Visitor Commercial with Precise Plan)
and A-8 (Agricultural, 8 acre minimum) to C-C (Central Commercial). The applicant owns the
westerly parcel of the two separate parcels which constitute the property in question.
The Environmental Review Coordinator conducted an Initial Study, IS-92-35, of potential
environmental impacts associated with the implementation of the project. Based on the attached
Initial Study and comments thereon, the Coordinator has concluded that there would be no
significant environmental impacts and recommends adoption of the Mitigated Negative
Declaration issued on IS-92-35.
RECOMMENDATION: That Council adopt the resolution and ordinance approving GPA-92-
03, PCM-93-03 and PCZ-93-B.
BOARDS AND COMMISSIONS RECOMMENDATION: On October 27, 1992, the Planning
Commission voted 5-0 to recommend that Council approve GPA-93-03, PCM-92-03 and
PCZ-93- B.
IS~/
.-_._~""'",.-~"~~--^---~.......-."-".---_...""'
Page 2, Item If
Meeting Date 11/24/92
DISCUSSION:
Existing Site Characteristics
The project ~ite consists of two irregularly shaped vacant parcels totaling 2.23 acres of land
bounded by Bonita Road to the south, 1-805 to the west and Plaza Bonita Road to the north and
east. Easements across the easterly parcel provide the westerly parcel with access from Plaza
Bonita Road and facilitate access from Bonita Road. The unusual configuration and inconsistent
zoning of the properties is a result of property acquisition for the Sweetwater Regional Park and
the subsequent realignment of Plaza Bonita Road to accommodate the 1-805 interchange. The
entire area is subject to inundation from 100-year storms according to the latest flood maps.
Initial engineering studies indicate that fill up to 3' in height will be required.
Adjacent General Plan Designation. Zoning and Land Use
The project site has been designated for "Visitor Commercial" since the adoption of the City's
first comprehensive General Plan in 1964. The General Plan also designates this area as a
"Gateway" to the Bonita Community. The westerly parcel is zoned C-V-P (Visitor Commercial
subject to a precise plan) and the easterly parcel is zoned A-8 (Agricultural 8 acres minimum).
The adjacent General Plan designations, zoning and land uses are as follows:
East:
Open Space
Zone Land Use
A70 Regional park
(County) Open Space
RRI & C37 Vacant & Office
(County) building
A70 Regional park
(County) (vacant)
Unzoned 1-805 Freeway
(City)
General Plan
North:
Open Space
South:
Low Res.
West:
Interchange
Prior Development and Rezoning Proposals
Two prior development proposals were approved but never constructed on the westerly parcel;
one for a sit-down restaurant, and one for a drive-thru restaurant. A later proposal to develop
a self-serve gas station on the westerly parcel was denied by the Planning Commission. Finally,
a proposal by the County of San Diego to rezone the easterly parcel from A-8 to C-V-P was
denied by the Commission and the parcel was subsequently sold by the County.
15'~:J-
Page 3, Item 1,5
Meeting Date 11/24/92
The development of these properties and the implementation of the approved projects has been
delayed in part by indecision on the future design of the I-80S and Bonita Road interchange and
other related traffic circulation issues. In 1988, a traffic study was undertaken by the City in
conjunction with the County, National City and CalTrans in order to address interchange designs
and traffic concerns in the Sweetwater Valley. Several interchange alternatives were considered
by the study which determined a loop interchange as the preferred alternative to solve the
problems in and around the I-80S/Bonita Road interchange. However, a follow-up study
performed in 1990 by Caltrans determined that it was not cost effective to reconfigure the 1-
80S/Bonita Road interchange. The study concluded that since the area served by Bonita Road
is relatively built out and since the completion of SR-S4 will provide sufficient capacity in the
Bonita corridor, the traffic projected for Bonita Road and the I-80S interchange will only be
slightly higher than existing volumes. Because of the high cost associated with a modified
interchange and because there would be relatively low benefit derived from the costly
improvements, Caltrans concluded that sufficient capacity at the interchange could be
accomplished by traffic operational improvements which have since been accomplished. The
report and recommendations contained therein were accepted by the Council in 1991.
General Plan
Another factor which has hampered development is the visitor commercial designation/zoning,
which provides for a very limited list of land uses which are further constrained based on the
size, configuration, easements, and access to the two parcels. The two parcels may have to be
consolidated or a joint partnership created in order to accommodate a hotel/motel or sit-down
restaurant. Failing this, there may again be pressure to develop a drive-thru restaurant, service
station or other uses not believed to be consistent with either the traffic constraints in the area
or with the site's location at the gateway to the Bonita Community.
It is staff's view that it is appropriate to redesignate the site to "Retail Commercial" to
accommodate land uses which are more consistent with the site constraints, and which will foster
appropriate development. This designation would also authorize land uses which are more in
keeping with the "gateway" status of the site.
Zoning
An appropriate zoning classification to implement the General Plan "Retail Commercial"
designation is the C-C (Central Commercial) zone. While this zone is primarily structured for
the development of shopping centers, it has also been applied in other circumstances, such as
along sections of Third Avenue and other areas where heavy commercial uses were considered
inappropriate. However, there are certain land uses permitted in the C-C zone, as well as other
standards such as height, setbacks, and signs, which are not particularly suited for this site. The
/s,y
Page 4, Item I.f'
Meeting Date 11/24/92
attachment of the precise plan modifying district could address some of the concerns regarding
development standards, but cannot be used to limit land uses.
Specific Plan
An alternative to the precise plan which would address not only the land use issue and
development standards, but also issues regarding the coordination of development between the
two parcels, is the adoption of a specific plan. The specific plan would allow the City to
establish land uses most appropriate for the property and to establish development guidelines and
standards which are sensitive to the area and take into consideration lot configuration, access and
its proximity to a "gateway" into the Bonita Community. The proposed specific plan (Exhibit
"C") allows the two primary visitor commercial uses, hotels and restaurants, but prohibits
certain land uses such as automotive repair, gas stations, drive thru restaurants, and other land
uses which are allowed in the C-C zone but which are considered inappropriate for this site.
The primary distinction between the development standards in the specific plan versus those in
the C-C zone is a reduction in the setback from 25 ft. to 15 ft. for single-story structures
adjacent to Bonita Road. This has been proposed in recognition of the irregular shape of the
parcels, coupled with the desire to coordinate access and eventually parking between the two
parcels. Also, the City has required an extraordinary 18 ft. dedication on Bonita Road in order
to create an exclusive right turn lane onto the I-80S on-ramp. The specific plan also establishes
an overall height limit of 30 ft., whereas the C-C zone has no limit on height.
With respect to signs, the C-C zone allows freestanding pole or monument signs up to a
maximum of 150 sq. ft. and 50 sq. ft., respectively, primary wall signs up to three (3) sq. ft.
of sign area per lineal ft. of building frontage, and secondary wall signs up to two (2) sq. ft. of
sign area per lineal ft. of building frontage. The specific plan would allow only monument signs
up to a maximum of 40 sq. ft., primary wall signs up to one (1) sq. ft. of sign area per lineal
ft. of building frontage, and secondary wall signs up to 0.5 sq. ft. of sign area per lineal ft. of
building frontage.
Comments from Public Works
The Public Works Department has reported that the following list of items will be required under
the authority of the Chula Vista Municipal Code in conjunction with any building permits issued
for the parcels:
a. A separate construction permit for work performed in the public right-of-way
b. Sewer, traffic signal and development impact fees
/5',y
Page 5, Item ~
Meeting Date 11/24/92
c. Public improvements include, but are not limited to, the following:
1. driveway approaches
2. curb, gutter, and sidewalk (5.0')
3. pavement widening to 58' half width on Bonita Road
4. a street light, 50' west of driveway on Bonita Road
5. a 4' raised median along the frontage on Bonita Road
d. An improvement plan
e. A grading permit
f. Underground utilities on site
g. Dedication to provide 68' half right-of-way on Bonita Road
h. Perhaps additional dedication and improvements on Plaza Bonita Road, to be
determined in conjunction with County at time of development.
CONCLUSION
The property is located adjacent to the freeway on a heavily travelled road, yet it has not been
developed in the manner as designated by the General Plan even though this designation has been
in effect since 1964. Therefore, it would be good planning practice to consider some alternative
land uses for the site which would encourage appropriate development. The redesignation of
the site for retail commercial use, rezoning to C-C and the adoption of a specific plan to
supplement the underlying zoning and specify a custom list of allowable uses and development
standards which would address the constraints and coordination issues, should help foster
appropriate development of the property.
The applicant has prepared plans for the development of a retail structure on the westerly parcel
(please see attached). The plans are in conformance with the development standards of the
proposed specific plan, and were approved by the Design Review Committee subject to favorable
action by the City on the General Plan amendment, rezoning and specific plan applications. The
plans were also presented to and supported by the Sweetwater Community Planning group.
A copy of the draft specific plan was forwarded to the owner of the easterly parcel, Mr. Jaime
Bonilla, for comment. Mr. Bonilla and his representative, Mr. Mateo Camarillo, were also
invited to meet with the city staff and the applicant to discuss the plan in detail. Mr. Camarillo
reported that although they had some concerns with the land use limitations and other aspects
of the plan, they would not object to anything agreed to between the City and the applicant.
*"
/5~5
Page 6, Item 1..$
Meeting Date 11/24/92
A provision has been included in the resolution adopting the General Plan Amendment which
has the effect of combining it into a single action with any other General Plan Amendment
adopted at the same meeting. This provision ensures that the City does not exceed the limitation
on the number of General Plan Amendments it can adopt in anyone calendar year.
FISCAL IMPACT: Not applicable
(bgata1l3.cc)
15'''(,
N...~.,...._,-_,.._~,.__.~..._,..,_......,...~m~~.,.._-~.___,,,__.,_"______
ORDINANCE NO.
~5'J"
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING THE ZONING MAP OR MAPS ESTABLISHED
BY SECTION 19.18.010 OF THE CHULA VISTA MUNICIPAL
CODE REZONING 2.23 ACRES LOCATED AT THE
NORTHEAST QUADRANT OF I-80S AND BONITA ROAD TO
C-C
WHEREAS, a duly verified application for a rezoning was filed with the Planning
Department of the City of Chula Vista on July 15, 1992 by Robinson Pacific, Inc., and
WHEREAS, said application requested that the 2.23 acres located at the northeast
quadrant of I-80S and Bonita Road (the Property) be rezoned from C-V-P (Visitor Commercial
with Precise Plan) and A-8 (Agricultural, minimum 8 acres) to C-C (Central Commercial), and
WHEREAS, the Planning Commission held a public hearing on October 28, 1992 and
voted 5 to 0 recommending that the City Council enact an ordinance to rezone said Property to
C-C (Central Commercial); and
WHEREAS, the City Council set the time and place for a hearing on said rezoning
application and notice of said hearing, together with its purpose, was given by its publication
in a newspaper of general circulation in the city and its mailing to property owners within 500
feet of the exterior boundaries of the property at least ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.
November 24, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed; and
WHEREAS, the Environmental Review Coordinator has concluded that there would be
no significant environmental impacts and recommends adoption of the Negative Declaration
issued on IS-92-35.
NOW, THEREFORE the City Council of the City of Chula Vista does hereby find,
determine, and ordain as follows:
SECTION I: Environmental.
The City Council finds that the project would have no significant environmental impacts
and adopts the Negative Declaration issued on IS-92-35.
pcz93bor .cc
/5' '}
SECTION II: Findings.
The City Council finds that the rezoning is consistent with the City of Chula Vista
General Plan as amended concurrently with this action and that the public necessity,
convenience, general welfare, and good zoning practice support the rezoning to C-C.
SECTION III: Rezoning.
Section 19.18.010 of the Chula Vista Municipal Code (being the zoning map) is hereby
amended to rezone the Property to C-C "Central Commercial" as shown on the Exhibit attached
hereto.
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
Presented by
pcz93bor .cc
/Y'Y'
RESOLUTION NO. 16901
A RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL
AMENDING THE GENERAL PLAN AND ADOPTING A SPECIFIC PLAN
KNOWN AS BONITA GATEWAY GOVERNING THE DEVELOPMENT OF
2.23 ACRES AT THE NORTHEAST QUADRANT OF BONITA ROAD AND
I-80S
WHEREAS, Robinson Pacific, Inc. filed duly verified applications for a
General Plan Amendment and adoption of a Specific Plan (the "Project") were filed
with the Planning Department of the City of Chula Vista on July 15, 1992; and,
WHEREAS, said General Plan Amendment application requested that 2.23 acres
located at the northeast quadrant of Bonita Road and I-80S (the "Property") be
redesignated from "Visitor Commercial" to "Retail Commercial"; and,
WHEREAS, said Specific Plan application requested that a Specific Plan
known as "Bonita Gateway Specific Plan" marked Exhibit nc", known as document
number C092-1811 a copy of which is on file in the office of the City Clerk,
(Exhibits "At! !..nd MS" are also on file in the City Clerk's Office), be adopted
governing the development of the Property; and,
WHEREAS, the Planning Commission held a public hearing on October 28, 1992
and voted 5 to 0 recommending that the city Council approve the General Plan
Amendment and adopt the "Bonita Gateway Specific Plan" for the Property; and,
WHEREAS, the City Council Bet the time and place for a hearing on said
application and notice of said hearing, together with its purpose, was given by
its publication in a newspaper of general circulation in the city and its mailing
to property owners within 500 feet of the exterior boundaries of the property at
least ten days prior to the hearing in accordance with Government Code Sections
65358, 65090 and 65091 (a) (1) and (2) and Chula Vista Municipal Code Section
19.06.010, 19.07.010, and 19.12.070; and,
WHEREAS, an Initial Study (Case No. IS-92-35), was prepared for the
proposed project; and,
WHEREAS, the Environmental Review Coordinator recommends the adoption of
a Negative Declaration for the proposed project; and,
WHEREAS, the General Plan has not been amended more than three (3) times
this calendar year and the City Council intends the General Plan Amendment
approved this action to be heard, considered, consolidated and treated as one
General Plan Amendment along with the Rancho del Rey General Plan Amendment for
the Business Center; and,
WHEREAS, the hearing was held at the time and place as advertised, namely
6:00 p.m. November 24, 1992 in the Council Chambers, 276 Fourth Avenue, before
the City Council and said hearing was thereafter closed.
NOW, THEREFORE BE IT RESOLVED THAT from the facts presented to the City
Council, the Council finds that this project would have no significant
environmental impacts which have not been mitigated by the conditional approval
of the project in the following manner hO~cupancy Restriction condition"):
Developer and City enter into an agreement which:
1. The owner of the Property shall make an irrevocable offer of
dedication of sufficient land on the south side of the Property to
permit Bonita Road in front of the Property to be widened by one
/ 5"- ~
RESOLUTION NO. 16901
A RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL
AMENDING THE GENERAL PLAN AND ADOPTING A SPECIFIC PLAN
KNOWN AS BONITA GATEWAY GOVERNING THE DEVELOPMENT OF
2.23 ACRES AT THE NORTHEAST QUADRANT OF BONITA ROAD AND
I-80S
WHEREAS, Robinson Pacific, Inc. filed duly verified applications for a
General Plan Amendment and adoption of a Specific Plan (the "Project") were filed
with the Planning Department of the City of Chula Vista on July 15, 1992; and,
WHEREAS, said General Plan Amendment application requested that 2.23 acres
located at the northeast quadrant of Bonita Road and I-80S (the "Property") be
redesignated from "Visitor Commercial" to "Retail Commercial"; and,
WHEREAS, said Specific Plan application requested that a Specific Plan
known as "Bonita Gateway Specific Plan" marked Exhibit "C", known as document
number C092-182, a copy of which is on file in the office of the City Clerk,
(Exhibits "A" and "B" are also on file in the City Clerk's office), be adopted
governing the development of the Property; and,
WHEREAS, the Planning Commission held a public hearing on October 28, 1992
and voted 5 to 0 recommending that the City Council approve the General Plan
Amendment and adopt the "Bonita Gateway Specific Plan" for the Property; and,
WHEREAS, the City Council set the time and place for a hearing on said
application and notice of said hearing, together with its purpose, was given by
its publication in a newspaper of general circulation in the city and its mailing
to property owners within 500 feet of the exterior boundaries of the property at
least ten days prior to the hearing in accordance with Government Code Sections
65358, 65090 and 65091 (a) (1) and (2) and Chula Vista Municipal Code Section
19.06.010, 19.07.010, and 19.12.070; and,
WHEREAS, an Initial Study (Case No. IS-92-35), was prepared for the
proposed project; and,
WHEREAS, the Environmental Review Coordinator recommends the adoption of
a Negative Declaration for the proposed project; and,
WHEREAS, the General Plan has not been amended more than three (3) times
this calendar year and the City Council intends the General Plan Amendment
approved this action to be heard, considered, consolidated and treated as one
General Plan Amendment along with the Rancho del Rey General Plan Amendment for
the Business Center; and,
WHEREAS, the hearing was held at the time and place as advertised, namely
6:00 p.m. November 24, 1992 in the Council Chambers, 276 Fourth Avenue, before
the City Council and said hearing was thereafter closed.
NOW, THEREFORE BE IT RESOLVED THAT from the facts presented to the City
Council, the Council finds that this project would have no significant
environmental impacts which have not been mitigated by the conditional approval
of the project in the following manner "Occupancy Restriction condition"):
Developer and City enter into an agreement which:
1. The owner of the Property shall make an irrevocable offer of
dedication of sufficient land on the south side of the Property to
permit Bonita Road in front of the Property to be widened by one
/~-1
Resolution No. 16901
Page 2
additional lane with standard curb, gutter, sidewalk and parkway
improvements (the "Project"); and,
2. Developer to prepare a set of road widening improvement design plans
("Plans") and to obtain approval therefore from CalTrans ("Approved
Plans"), and to deliver to City a set of "Approved Plans" in a form
acceptable for construction bid documents. City shall cooperate in
obtaining expeditious processing from CalTrans.
3. The DIF to be amended to include the Project and the boundaries of
the DIF are to be expanded to include the area of the Specific Plan,
or if not amended, Developer shall pay fees to the City as so
included and expanded.
4. Occupancy shall be restricted until the "Approved Plans" are
delivered to City in the form required by this agreement or
Developer delivers a bond in a form, with a surety and in an amount
equal to 125% of remaining costs of developing the Plans and
obtaining approval thereof, which bond shall be released with
delivery of the "Approved Plans".
5. Developer to pay Transportation DIF at the updated rate, which is
proposed to be $3,600jEquivalent Dwelling Unit.
6. Transportation DIF to reimburse Developer for all reasonable design
costs incurred and paid by Developer upon delivery of the "Approved
Plans" if included in the DIF.
7. Developer to cause its engineer to provide design consultation
services during construction administration at City's option.
8. Transportation DIF shall bid and pay for the construction of the
Project, and Developer shall have no responsibility therefore other
than the payment of Transportation DIF charges.
As so mitigated and conditioned, the Council adopts the Negative
Declaration issued on IS-92-35.
BE IT FURTHER RESOLVED THAT the City Council approves the amendment to the
Land Use Element of the General Plan designating the Property "Retail Commercial"
as amended by the Occupancy Restriction Condition.
BE IT FURTHER RESOLVED THAT from the facts presented to the City Council,
the Council determines that the "Bonita Gateway Specific Plan", as amended by the
Occupancy Restriction Condition, is consistent with the General Plan of Chula
Vista as currently amended by this resolution.
BE IT FURTHER RESOLVED THAT the City Council of the City of Chula Vista
does hereby adopt the "Bonita Gateway Specific Plan" as amended by the Occupancy
Restriction Condition.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
/~)l/
6
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Case No.
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. EXHIBIT lIB"
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I HEREBY CERTIFY THAT THIS ZONING HAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
1- 100'
./11/0-
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C1ty Clerk
Dete
ZONING MAP/~
DRAFT EXHIBIT "c"
October 1, 1992
BONITA GATEWAY SPECIFIC PLAN
I. INTRODUCTION
A. Background
The Bonita Gateway Specific Plan encompasses two vacant parcels totaling 2.23 acres
located at the northeasterly quadrant of the intersection of Bonita Road and the Interstate
805 freeway as shown on the attached specific plan map marked Exhibit 1. The territory
was previously designated "Visitor Commercial" and is a "Gateway" under the City of
Chula Vista General Plan. The westerly 0.83 acre parcel was zoned C-V-P (Visitor
Commercial subject to a precise plan) and the easterly 1.40 acre parcel was zoned A-8
(Agricultural 8 acres minimum which was being used as a holding zone) until their
rezoning to C-C (Central Commercial) concurrently with the adoption of this specific
plan.
B. PUl:pose of the Specific Plan
The purpose of the specific plan is to allow the properties to be developed with retail
commercial uses on a limited scale in recognition of the various constraints on the site
and in keeping with its prominent location at the gateway to the Bonita Community.
The adoption of this specific plan was preceded by an amendment to the Land Use
Diagram of the General Plan designating the site "Retail Commercial" and the rezoning
of both parcels to C-C (Central Commercial). While the General Plan redesignation of
the site and rezoning would probably constitute sound urban planning practice, the
relatively small size of the site, its irregular configuration, its limited access and its
location on a "gateway" into the Bonita Community suggest that a specific plan for the
site is appropriate. The specific plan process is designed to promote higher levels of land
use innovation and design flexibility than the City's conventional zoning regulations by
tailoring the proposed land uses to the site and establishing height and bulk standards
sensitive to its location, size and configuration.
1
15~J",2.
C. Government Code Authority
The specific plan implementation of a general plan is authorized under Title 7 of the
California Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista
Municipal Code.
II. SPECIFIC PLAN
A. Goals and Objectives
1. Goals: The implementation of the Chula Vista General Plan and its several
elements, and the promotion of the orderly growth, development and conservation
of the Bonita Community are the goals of this specific plan.
2. Objectives: The following embodies the general objectives of the Bonita Gateway
Specific Plan:
a. The establishment of standards and regulations for the development of
2.23 acres of land generally bounded by Bonita Road, Plaza Bonita Road
and Interstate 805;
b. The encouragement of the development of a coordinated commercial
project based upon special standards and regulations;
c. The encouragement of higher levels of design freedom and land use
planning innovation than those which could be achieved through
conventional zoning provisions in recognition of its location as a gateway
into the Bonita Community;
d. The establishment of administrative procedures for processing
development projects, sign programs and special use applications and
modifications thereto;
e. The establishment of procedures for the amendment of the Bonita Gateway
Specific Plan.
B. General Description of the Specific Plan
The Bonita Gateway Specific Plan, prepared in accordance with Section 65450 et. seq.
of the State Planning and Zoning Law and Chapter 19.07 of the Chula Vista Municipal
Code, proposes to guide the development of the property at the northeast quadrant of
2
lyI3
Bonita Road and the 1-805 freeway. The plan is based upon special standards and is
designed to promote innovative and imaginative project planning.
C. Relationship to Municipal Code
The following text of the specific plan provides land use, height, setbacks, architectural
design, parking, landscaping and sign regulations. Those regulations prevail over
express Chula Vista Municipal Code Title 19 provisions to the contrary. Any matter not
addressed by this Specific Plan shall be governed by the provisions of the C-C zone and
other applicable City standards and regulations.
D. Land Uses
1. Principal Permitted Uses
a. Antique and Curio Shops
b. Apparel and Accessory Stores
c. Architectural Supplies
d. Art Galleries
e. Art Supplies and Materials
f. Book Stores
h. Flower Sales (Not flower stands)
j. Gift and Souvenir Stores
k. Health Food Stores
1. Jewelry Stores
m. Music Stores
n. Pharmacies
o. Photography Stores
p. Restaurants (except drive-thrus, drive-ins and take out)
q. Sporting Goods Stores
r. Small Electrical Appliance Sales and Service
s. Hotels and Motels
1. Travel Agencies
u. Furniture Stores
v. Any other retail business or service establishment which the Planning
Commission finds to be consistent with the purpose of the specific plan
and which will not impair the present or potential use of adjacent
properties
w. Interim Agricultural Uses
x. Accessory uses and structures customarily appurtenant to a permitted use.
3
1$'-/'/
2. Prohibited Uses
a. Automotive Repair Services
b. Gas Stations, Self-serve and Full-serve
c. Large Appliance Sales and Service
d. Grocery Stores and Markets
e. Martial Arts Schools
f. Drive-thru, Drive-in and Take Out Restaurants
g. Bakeries (except as accessory to a permitted use)
h. Health Clubs
1. Car Washes
E. Development Standards and Regulations
1. Enclosure Requirements - Exceptions
All uses within the specific plan area shall be conducted within a completely
enclosed building except for outdoor seating for restaurants which shall be
enclosed by a solid wall or fence not less than 3 feet or more than 5 feet in
height.
2. Height Regulations
a. Principal Buildings
Maximum Height: 30 feet
Maximum Number of Stories: Two (2)
b. Accessory Buildings
Maximum Height: 15 feet
Maximum Number of Stories: One (1)
c. Architectural Features
Maximum 40 foot height for clock towers, spires cupolas and other
architectural features
3. Setbacks
All buildings and structures shall maintain the following minimum setbacks:
a.
b.
c.
Interstate 805
Plaza Bonita Rd
Bonita Rd
5 feet
25 feet
15 feet for single story structures
25 feet for two story structures
4
/5'.,1>
Architectural features of the building may project into the above setbacks upon
approval by the Design Review Committee provided that said projections do not
constitute in the aggregate more than 10 % of the building frontage.
4. Parking and Circulation
a. Offstreet Parking Requirements
1) Retail Businesses: One (1) parking space per 200 sq. ft. of gross'
floor area
2) Restaurants: One (1) parking space per 2.5 seats
All parking areas shall be effectively screened in accordance with the
Chula Vista Landscape Manual. Service areas shall be separated from
public entrances and access wherever possible.
b. Access and Circulation
There shall be not more than one driveway on Bonita Road to serve both
properties. The driveway shall be located on the easement located to the
east of the common property line between the two parcels. Said driveway
shall be used for ingress only and signs prominently posted indicating
such.
The property owners shall enter into an agreement to allow for reciprocal
access and circulation and the maintenance of said areas. The property
owners shall execute such agreement prior to construction of the second
development within the Specific Plan Area. Said agreement, as well as
any existing easements for ingress and egress shall continue in force as
long as the two parcels remain under separate ownership. Any division of
land shall require agreements and easements to guarantee reciprocal access
and circulation between the newly formed parcels.
5. Sign Regulations
a. The sign regulations are intended to provide identification of each business
and complex rather than to advertise activities and products conducted or
sold on the properties.
b. A sign program shall be submitted for approval by the Design Review
Committee which promotes the continuity between the two parcels. The
signage shall be integrated into the building design wherever possible. The
signage for each parcel need not be identical to the other, but should take
5
15"/('
into account the design of any existing or proposed sign program in an
effort to be harmonious and compatible.
c. Permitted Signs
1) Monument signs: One sign is allowed on each street and shall be
used jointly by the two parcels. Not more than two (2)
identification panels may be displayed on the sign. The monument
sign shall not exceed 8 feet in height and 40 sq. ft. of sign area.
Said signs shall maintain a 10 foot setback from all property lines.
The sign shall be designed to accommodate identification for both
parcels unless use of said sign is waived by one party or the other.
Evidence of such waiver shall be submitted at the time of request
for approval.
2) Wall and/or Marquee Signs: Each business shall be allowed one
(1) sq. ft. of sign area for each lineal foot of building frontage
which faces a dedicated street and one (1) sq. ft. of sign area for
each two feet of lineal building frontage for signs facing parking
areas for 5 or more cars. Said signs shall not exceed 50% of the
background area on which they are applied.
3) Other Signs: Directional, window, canopy and real estate signs
shall be as allowed in Chapter 19.60 of the Municipal Code.
4) Prohibited Signs: Rooftop and electronic message board signs.
6. Landscaping
All landscaping shall be in accordance with the Chula Vista Landscape Manual.
7. Site Plan and Architectural Guidelines
The Land Use Element of the Chula Vista General Plan designates this portion
of Bonita Road as a scenic route. The Element states, "Additional development
along or near this route should reinforce the low density, open space and rural
atmosphere. New building construction should reflect the scale and massing
character of the area and include landscaping themes that reflect plant materials
and forms that have been established in the area. "
6
If~/7
a. Site Plan
1) The site plan design of the individual projects shall incorporate
shared or combined parking and pedestrian entrances through the
phasing of each development. Common access between parcels for
pedestrians and vehicular circulation shall be established.
2) Streetscape furniture and utility items, such as hydrants and
transformers, shall be located so as to avoid visual and traffic
conflicts with vehicular and pedestrian movement. Where possible,
such items shall be placed in vaults or screened from view.
3) On-site outdoor lighting standards shall be designed to minimize
direct lighting and glare on adjacent residential and open space
areas.
b. Architectural Guidelines
1) The first development within the specific plan area will influence
the architectural character for the other parcel. However, the two
developments need not be, nor are they encouraged to be identical
in architecture or theme. The two developments shall be
harmonious with each other, as well as existing development
adjacent to the site, through the scale and massing of the buildings,
use of compatible colors, materials, and landscape elements.
2) All buildings facades and rooflines of each individual building
within the specific plan area, shall be equally addressed by
employing an architectural treatment/design which will consistently
utilize design features, colors and materials on all building
elevations so as to achieve a unified appearance and high quality
architectural image from the public right-of-way and on-site
parking areas.
3) Rooftop mechanical equipment shall be screened from all
directions. Said screening shall be architecturally compatible with
the building and shall be included with the project plans submitted
for approval by the Design Review Committee.
8. Water Conservation
Development shall comply with a city-approved water use offset policy in which
one or more of the following offsite measures may be required:
7
)~ /<6
Compliance with a regional water use offset program, to be administered
by the San Diego County Water Authority;
Compliance with a locally administered water use offset program (such
program may be administered by the City, water district, or combination
of both);
Implementation of specific water use offset measures for this project, if
neither a regional or locally-administered water use offset program is in
place prior to issuance of building permits for any portion of this project.
In the event that a City-approved water offset policy is not in effect at the time
building permits are issued, the requirements of this plan shall be met through
implementation of specific water offset measures for this project, with the level
of offsets and specific measures to be approved by the City.
ID. PROCEDURES
A. Project Approval and Modifications
1. Project Approval and Modifications
An applicant shall submit an application for project approval to the Design
Review Committee in the manner prescribed in the Municipal Code Chapter
19.14 for Design Review Committee consideration.
The Design Review Committee may approve, conditionally approve or deny the
proposed project. The Committee shall base its decision on whether the project
meets the goals, objectives and provisions of the Bonita Gateway Specific Plan,
the Chula Vista Design Manual and Landscape Manual as well as other applicable
provisions of the Chula Vista Municipal Code.
2. Appeal
The decision of the Design Review Committee shall be final unless appealed to
the Planning Commission in the manner prescribed in Chapter 19.14 of the
Municipal Code.
8
15-/1
3. Minor Modifications
Minor modifications to approved project plans are subject to approval by the
Zoning Administrator. A minor modification is defined as a change which does
not affect the nature, character or design of the project. The decision of the
Zoning Administrator may be appealed to the Design Review Committee in the
same manner as an appeal to the Planning Commission as set forth above in
paragraph 2.
B. Specific Plan Amendments
If modification of the Specific Plan is desired, application for amendment shall be filed
and processed in accordance with Government Code Section 65453.
(bonigtew)
9
1.5'.20//5 -J7
File No.
PUBLIC HEARING CHECK LIST
SUBJECT
CITY COUNCIL PUBLIC HEARING DATE \\\,;>~\C\d-
~~~'-- ~~W[~ "
\
LOCATION
\\\ \\\ t1:L-
SENT TO STAR NEWS FOR PUBLICATION .. BY FAX~; BY'HAND_; BY MAlL
PUBLICATION DATE \\ \ \'~ \C\d-
\
MAlLED NOTICES TO PROPERTY OWNERS
\\\ \ \) \0d-'-
\ '
NO. MAILED
I\.Q
PER GC 54992 LegislaliYl~ Staff, Construction Industry Fed, 6336 Greenwich Dr Suiw F, San Diego, 92122
LOGGED IN AGENDA BOOK \ \\ \ '0 \Cy::+-,
\, ,
COPIES TO:
Administration (4)
~
Planning
".
Originating Department
I;:ngineering
~~~\ ~
\
City Clerk's Office (2)
,,~
POST ON BULLETIN BOARDS
\\\ \\ \C\ &-
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SPECIAL INSTRUCTIONS:
.58-
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)~ oG
NOTICE OF PUBLIC HEARING
BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL for the purpose of considering the following applications filed by Robinson Pacific,
Inc.: 1) an amendment to the General Plan Land Use diagram from "Visitor Commercial" to
"Retail Commercial"; 2) rezoning from A-8 and C-V-P (Agricultural and Visitor Commercial)
to C-C (Central Commercial); and 3) a Specific Plan known as "Bonita Gateway" for 2.23 acres
located at the northeast quadrant of Bonita Road and I-80S. A plot plan and legal description
is on file in the office of the Planning Department.
An Initial Study, IS-92- 35, of possible significant environmental impacts has been conducted by
the Environmental Review Coordinator. A finding of no significant environmental impact has
been recommended and is on file, along with the Initial Study, in the office of the Planning
Department. The City Council reserves the right to make any of the following recommendations
to the City Council: 1) that the property be placed in the General Plan designation and zone
proposed; 2) that the property not be redesignated or rezoned; and 3) that the property be placed
in any more restrictive land use designation or zone described and defined in the General Plan
and Title 19 of the Chula Vista Municipal Code and which, in the opinion of the City Council,
best serves the public interest.
Any petitions to be submitted to the City Council must be received in the office of the City
Clerk no later than noon of the hearing date. If you wish to challenge the City's action on these
matters, 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 City Clerk at or
prior to the public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
November 24, 1992 at 6:00 p.m. in the Council Chambers located within the Public Services
Building, 276 Fourth Avenue, at which time any person desiring to be heard may appear.
DATED:
CASE NO:
11/10/92
GP A-93-02/PCZ-93- BIPCM -93-03
Beverly Authelet
City Clerk
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LOCATOR
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NOTICE OF PUBUC HEARING
BY 1HE CHULA VISfA CI1Y COUNCIL
CHULA VISfA, CAUFORNIA
NOTICE IS HEREBY GIVEN THAT THE CHULA VISTA CITI COUNCIL will hold a public
hearing to consider the following:
An amendment to the General Plan Land Use diagram from 'Visitor Commercial" to
"Retail Commercial"; rezoning from A-8 and C-V-P (Agricultural and Visitor
Commercial) to C-C (Central Commercial); and a Specific Plan known as "Bonita
Gateway" for 2.23 acres located at the northeast quadrant of Bonita Road and I-80S
by Robinson Pacific, Inc.
General Plan amendment to the Rancho del Rey Specific Plan, Rancho del Rey SPA
I, Rancho del Rey SPA I Planned Community District Regulations, Rancho del Rey
Employment Park Design Guideline and Rancho del Rey Public Facilities Financing
Plan. The Rancho del Rey Commercial Center Air Quality Improvement Plan and
Water Conservation Plan; vacation of westerly 410 ft of Plaza Court; portion of
Paseo Del Ray between Lazo Court and Avila Way; Avila Way and the westerly
1000 ft. of Tierra Del Rey; Business Center Tentative Subdivision Maps; Commercial
Center Development Agreement; and certification of the Final Supplemental
Environmental Impact Report (FSEIR-92-02).
Tentative subdivision maps known as Championship Classics I, CV Tract PCS-92-03
located at the southeast quadrant of Eastlake Parkway and Greensgate Drive; and
Championship Classics II, CV Tract PCS-92-04 located at the southeast quadrant of
Eastlake Parkway and Clubhouse Drive, both in the PC Zone and submitted by
Parcel R-24/R-25 Limited Partnership. PCS-92-03, proposal to subdivide 5.1 acres
into 16 lots consisting of 7 residential lots containing 46 single family
condominiums, 1 recreation lot, 2 open space lots, and 6 street/easement lots, and
make all required public improvements. PCS-92-04, proposal to subdivide 7.9 acres
into 19 lots consisting of 10 residential lots containing 78 single family
condominiums, 1 recreational lot, 7 street/easement lots and 1 open space lot, and
make all required public improvements.
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 City Clerk's Office at or prior to the
public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITI COUNCIL on Tuesday, November
24, 1992 at 6:00 p.m. in the Coun~i1 Chambers, Public Services Building, 276 Fourth
Avenue, at which time any person desiring to be heard may appear.
DATED: November 11, 1992
PUBLISH ON: November 14, 1992
Beverly A. Authelet
City Clerk
/'
/5/ ~_S
NOTICE OF PUBLIC HEARING
BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL for the purpose of considering the following applications filed by Robinson Pacific,
Inc.: 1) an amendment to the General Plan Land Use diagram from .Visitor Commercial" to
"Retail Commercial"; 2) rezoning from A-8 and C-V-P (Agricultural and Visitor Commercial)
to C-C (Central Commercial); and 3) a Specific Pian known as "Bonita Gateway" for 2.23 acres
located at the northeast quadrant of Bonita Road and 1-805. A plot plan and legal description
is on file in the office of the Planning Department.
An Initial Study, IS-92-35, of possible significant environmental impacts has been conducted by
the Environmental Review Coordinator. A finding of no significant environmental impact has
been recommended and is on file, along with the Initial Study, in the office of the Planning
Department. The City Council reserves the right to make any of the following recommendations
to the City Council: 1) that the property be placed in the General Plan designation and zone
proposed; 2) that the property not be redesignated or rezoned; and 3) that the property be placed
in any more restrictive land use designation or zone described and defined in the General Plan
and Title 19 of the Chula Vista Municipal Code and which, in the opinion of the City Council,
best serves the public interest.
Any petitions to be submitted to the City Council must be received in the office of the City
Clerk no later than noon of the hearing date. If you wish to challenge the City's action on these
matters, 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 City Clerk at or
prior to the public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
November 24, 1992 at 6:00 p.m. in the Council Chambers located within the Public Services
Building, 276 Fourth Avenue, at which time any person desiring to be heard may appear.
DATED: 11/10/92
CASE NO: GPA-93-Q2/PCZ-93-B/PCM-93-03
Beverly Authelet
City Clerk
IUI declare under penalty of perjury that I am
emplo~'o:! !y! the Citv of Chu'., Vista in the
OHico (' :'1' "'.'3'ed
thb ...., I ,,::CJrd at
the ,..!J :'; jll~t<{-,. . '.. r:.:1;' City Hall on
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RESOLUTION NO. PCM-93-03
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY
COUNCIL ADOPT A RESOLUTION APPROVING A SPECIFIC
PLAN KNOWN AS BONITA GA TEW A Y FOR 2.23 ACRES AT
THE NORTHEAST QUADRANT OF 1-805 AND BONITA
ROAD
WHEREAS, a duly verified application for a specific plan was filed with the City of
Chula Vista Planning Department on July 15, 1992 by Robinson Pacific, Inc., and
WHEREAS, said application requested approval of a specific plan known as "Bonita
Gateway Specific Plan" to govern the development of 2.23 acres located at the northeast
quadrant of Bonita Road and Interstate 805, and
WHEREAS, the Planning Commission set the time and place for a hearing on said
request and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the city and its mailing to property owners within 500 feet
of the exterior boundaries of the property at least 21 days prior to the hearing, and
WHEREAS, the hearing was held at the time and place as advertised, namely
October 14, 1992 at 7:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the
Planning Commission and said hearing was thereafter closed, and
WHEREAS, the Commission found that the project would have no significant
environmental impacts and adopted the Negative Declaration issued on IS-92-35, and
WHEREAS, the Commission further found that the Bonita Gateway Specific Plan is
consistent with the Chula Vista General Plan as amended by General Plan Amendment
GPA-92-02.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
hereby fmds that the specific plan is consistent with the Chula Vista General Plan and
recommends that the City Council adopt a resolution approving the "Bonita Gateway Specific
Plan" attached hereto, and
That a copy of this resolution be transmitted to the applicant and the City Council.
/:;~-3 ?
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this day 28th day of October 1992 by the following vote, to-wit:
AYES: Carson, Fuller, Martin, Ray, Tuchscher
NOES: None
ABSENT: None
ABSTENTIONS: None
/?
'~f~
Susan uller, Chair
~~dv
Attest:
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1Li% le..P/~
Nancy pley, Secre
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,
mitigated negative declaration
PROJECT NAME:
Bonita Road Commercial Zone Change and General Plan
Amendment to provide for construction of retal1/conrnerchl
development
PROJECT LOCATION: Western portion of the northwest corner of Plaza Bonita
Road and Bonita Road
ASSESSOR'S PARCEL NO. 570-170-42
PROJECT APPLICANT: Robinson Pacific, Inc. (Scott Robinson)
CASE NO: JS-92-035
DATE: May 28, 1992
A. Proiect Settina
The proposed project site consists of .83 acres east of Interstate 805 in
the northeastern portion of the City of Chula Vista. The project involves
a general plan amendment and rezone, which will also encompass the
adjacent 1.4 acre parcel.
Adjacent uses include a vacant 1.4 acre parcel to the east, vacant natural.
open space (Sweetwater Regional Park) to the east and northeast transected
by Plaza Bonita Road, open space and single family residential uses to the
north, the I-80S freeway to the west, and a drainage channel, open space,
and single family homes transected by Bonita Road to the south.
The site is currently in a disturbed state. Prior grading and fill is
evident on the site, however, some of the site is covered with native and
non-native grassland. A natural drainage course occurs on the portion of
the site adjacent to the Plaza Bonita Road. A drainage channel supporting
riparian plant species occurs directly to the west of the site, adjacent
to the I-80S freewi1 on-ramp.
B. Proiect Descriotion
The proposed project involves construction of approximately. 9,000 square
feet of retail commercial space with associated parking and landscaping on
the 0.83 Icre site. Construction of the proposed project would entail
building up I pad from 37 feet to the 48 foot elevation of Plaza Bonita
Road to provide an Iccess road (11 feet Ibove the existing grade) and to
provide for passage of the exi~ting drainage course under the Iccess road
by way of I reinforced concrete box (ReB). Grading of the site would
incorporate 2500 cubic yards of imported fill to provide the building pad
Irea and access road. Project design is subject to approval by the Design
Review Committee and is required to comply with the Scenic Highways Policy
of the Chula Vista General Plan.
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C. Comoatibi1ity with Zonina and Plans
A General Plan Amendment and re-zone are required in conjunction with the
processing of this project. If enacted, the two sites that lIake up the
northwest corner of the intersection of Plaza Bonita Road and Bonita Road
would be designated' for -Retail Conrnercia,.. The proposed project is
located on the westerly portion of the general plan amendment/rezone
area. The project as proposed will be consistent with the land use
designations as amended.
D. Comoliance with the Threshold/Standards Policy (SEE ADDENDUM B FOR DISCUSSION
OF TRAFFIC AND SCHOOLS)
1. Fire/EMS
The Threshold/Standards Policy requires that fire and _dical units
must be able to respond to calls within 7 minutes or less in 85% of
the cases and within 5 minutes or less in 75% of the cases. The City
of Chu1a Vista has indicated that this threshold'standard will be
met, since the nearest fire station is 1.5 miles away and would be
associated with a 4 minute response time. The proposed project will
comply with this Threshold Policy.
2. Police
The Threshold/Standards Policy requires that police units must.
respond to 84% of Priority 1 calls within 7 minutes or less and
maintain an average response time to all Priority 1 calls of 4.5
minutes or less. Police units must respond to 62.10% of Priority 2
calls within 7 minutes or less and maintain an average response time
to all Priority 2 calls of 7 minutes or less. The Police Department
has indicated that it can provide an acceptable level of service.
3. Traffic
(SEE ADDENDUM B)
The Threshold/Standards Policy requires that all intersections Ilust
operate at a Level of Service (LOS) "C" or better, with the exception
that Level of Service (LOS) "0" may occur during the peak two hours
of the day at signalized intersections. Intersections west of 1-805
are not to operate at a LOS below their 1987 LOS. No intersection
lIay reach LOS _[" or -F" during the average weekd.y peak hour.
Intersections of arterials with freeway ramps are exempted from this
pollcy. The proposed project is located at the intersect ion of an
arterial and a freeway on-ramp, therefore, it is exempted from
compliance with this Threshold Policy.
The proposed project is forecasted to generate 706 average daily
trips (ADT). This increase in ADT will not cause a significant
change in the level of service (LOS) for Bonita Road or Plaza Bonita
Road, which both currently operate at level of service LOS _[". The
project shall comply with Chula Vista Engineering Department
requirements regarding dedication of right-of-way for future road
widening along Bonita Road.
/yJ;
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4. Parks/Recreation
The Threshold/Standards Policy for Parks and Recreation is 3
Icres/l,OOO population. The proposed project is not required to
comply with this. Threshold Policy which applies only to residential
development.
5. Drainage
The Threshold/Standards PoHcy requires that storm water flows and
volumes not exceed City Engineer Standards. Individual projects will
provide necessary. improvements consistent with the Drainage Master
Plan(~) and City Engineering Standards. The proposed project will
comply with this Threshold Policy, with compliance to the standards
set forth in the Engineering Department Floodplain Ordinance.
6. Sewer
The Threshold/Standards Policy requires that sewage flows Ind volumes
shall not exceed City Engineering Standards. Individual projects o.
will provide necessary improvements consistent with Sewer Master
Plan (s) and City Eng i neeri ng Standards. The proposed project will
comply with this Threshold Policy. This site is served by two 18"
Vitrified Clay Pipes (Vep). These facilities. are adequate to serve
the proposed project.
7. Water
The Threshol d/Standards Pol icy requi res that adequate storage,
treatment, and transmission facilities are constructed concurrently
with planned growth and that water quality standards are not
jeopardized during growth and construction. The proposed project
will comply with this Threshold Policy, the applicant will be
required to enter into an agreement for water facil ity improvements
with the Sweetwater Authority.
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project could have one or ~re significant -environmental
effects. Subsequent revisions in the project design have illplemented
specific lIitigation measures to reduce these effects to a level of less
than significant.
The project, IS revised, now avoids or .itigates the potentillly
significant environmental effects previously identified, and the
preparation of an Environmental Impact Report will not be required. A
Mitigated Negative Declaration has been prepared in accordance with
Section 15070 of the State CEQA Guidelines. Specific lIitigation ~asures
have also been set forth in the Mitigation Monitoring Program which is
attached as Addendum -A".
/s~ y?J
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The following impacts have been determined to be potentially significant
and are required to be mitigated to a level of less than significant. A
discussion of each of these potentially significant impacts from the
proposed project follows.
Potentiallv Sianificant lmoacts
1. ~ater Imoacts
Water usage for a retail-conmercial development of this size would
not pose a significant impact on water supply. The Sweetwater
Authori ty provides water service to this site and .ay require water
line improvements as a condition of approval for this project.
2. Visual Imoacts
Bonita Road from I-80S to the proposed SR-125 is a thula Vista
General Plan designated Scenic Highway. New construction within the
Bonita Road corridor should reflect the existing rural atmosphere,
maintain views and emphasize the use of landscaping which
incorporates plant materials and forms as established in the
surrounding area.
3. land Use Imoacts
The current zoning and general plan designation for this site call
for visitor-serving-commercial development. The location and size of
the two parcels involved in the proposed rezone and general plan
amendment would constrain development potential for uses conforming
to the existing land use designations. The proposed project would
conform to the proposed retail-commercial designation.
3. Hvdrol09Y/Orainaae Imoacts
The project site falls within the FEMA IOO-year flood plain for the
Sweetwater River. It is adjacent to two natural drainage courses
which support live discharge during the rainy season. The FEHA
floodway boundary map indicates flooding in this area during a
IOO-year frequency storm. The thula Vista Engineering Department has
indicated that present site drainage is surface flow to the
reinforced concrete box (ReB) culvert under Plaza Bonita Road which
ultimately discharges to the Sweetwater Rher. As a result, the
project site will be required to comply with Engineering Department
requirements for construction within the floodplain, as discussed in
Section F.
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Less than Sianificant Imoacts
1. ~ioloav ImDacts
Pacific Southwest Biological Services conducted a wetlands
delineation survey on April 28, 1992. The survey found that no
significant vegetation nor wetland habitats occur on the s1te. The
drainage channel (a tributary to the Sweetwater River) which supports
four species of Willow occurs 15-20 feet to the west of the s1te Ind
1s separated by I chain link fence. Vegetation on the s1te consists
primarily of non-native grassland species frequently associated with
disturbed upland fields.
2. Traffic Imoacts
(SEE ADDENDUM B)
The intersection serving this project currently operates It Level of
Service "E". It is exempt from the Level of Service .e. threshold
standard because of its proximity to the Interstate-80S on Ind
off-ramps. This project is projected to generate 706 average daily
trips (ADT). The number of tr1ps would not significantly impact the
level of service on the roadways impacted by this project.
F. Mitiaation necessary to avoid sianificant effects
Specific project mitigation measures and project redesign have been
required to reduce potentially significant environmental impacts
identified in the initial study for this project to a level of less than
significant.
Mitigation measures have been incorporated into the project design Ind
have been made conditions of project approval, as well as requirements of
the attached Mitigation Monitoring Program (Addendum "A").
1. Water Mitigation
Due to recent drought conditions, as a condition of project approval,
the applicant must agree to no net increase in water consumption or
participate in whatever water conservation or fee off-set program the
City of Chula Vista has in effect at the time of building permit
issuance. The applicant shall construct or pay approprJlte fees for
the construction of improvements to water line as required by the
Sweetwater Authority.
2. Visual Mit10ation
,
This project is subject to Design Review and Landscape Architect
review. Compliance with all requirements of the Design Review
COlmlittee and the City Landscape Architect will bring this project
into conformity with the Scenic Highways section of the General Plan,
as it pertains to the Bonita Road Scenic Corridor. With compliance
to these requirements, potentially significant visual impacts will be
reduced to a level below significance.
;5=. Yo?
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3. Land Use Mitiaation
The proposed land use will require changes in General Plan Ind zoning
designations. With conformance to the regulations of the new land
use designations Ind to conditions of project Ipproval, 1l1pacts of
the proposed project on llnd use would be reduced to I level of less
than significant.
4. Hvdroloav/Drainaae Mitiaation
The project shall comply with the City's Idopted Floodplain Ordinance
Idministered through the Chula Vista Engineering Department
regulating building pad elevation within I IOO-year floodplain. With
compliance to the standards set forth in that ordinance, po~entially
significant hydrology/drainage impacts will be reduced to below a
level of significance.
5. Geoloav/Soils Mitiaation
The project shall adhere to regulations fet forth in the City's
Grading Ordinance and any mitigation measures in the soils report
required prior to issuance of building permits.
Compliance with all mitigation measures will be ensured through the
Mitigation Monitoring Program as set forth in Addendum A.
G. Findinas of Insianificant Imoact
Based on the following findings, it is determined that the project
descri bed above will not have a signi ficant envi ronmental impact Ind no
environmental impact report needs to be prepared.
1. The project has the potential to substantially degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
cOImIunity, reduce the number or restrict the range of a rare or
endangered plant or Inimal, or eliminate illportant eXUlples of the
~or periods of California history or prehistory.
.
As noted in Sect ion E .Ident i ficat ion of Environmental Effects. the
proposed project will be subject to .itigation ~asures. With
compliance to the .itigation .easures, as ensured through the
Mitigation Monitoring Program administered concurrent with the
project, the potentially significant environmental illpacts will be
reduced to I level of less than significant.
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-7-
2. The project has the potential to achieve short-terw enviroNlental
goals to the disadvantage of 10ng-terw environlental goals.
With compl iance to the condi t ions of approval for the General Pl an
Amendment (GPA) and Rezone, the project would be consistent with the
uses designated therein. The project would not achieve short-term
goal s to the disadvantage of long-term goal s since long-terll goal s
would be served through this change in land use designation.
3. The project has possible effects which are individua1l1 li.ited but
cumulatively considerable. As used in the subsection, .cumulatively
considerable- lleans that the increEntal effects of an individual
project are considerable when viewed in connection with the .ffects
of past projects, the effects of other current projects, and the
. effects of probable future projects. .
The proposed construction of approximately 9,000 square feet of
retail-commercial space would not result in significant adverse
envi ronmental effects whi ch are cumul at he in nature, provided all
conditions of approval in the GPA and Rezone as well as lIIitigation
measures regarding scenic highways set forth in this initial study
are implemented.
4. The environmental effects of I project will cause substantial adverse
effects on human beings, either directly or indirectly.
The environmental effects of the project will not cause substantial
adverse effects on human beings. either directly or indirectly with
comp 1 lince to the City F1 oodp la i nOrd i nance. Any potent ia 1 hazards
to human health resulting from exposure to potential flood hazards
would be reduced to level of less than significant.
H. Consultation
1. Individuals and Oraanizations
City of Chula Vista:
Roger Daoust, Engineering
John Lippitt, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
Ken Larsen, Director of Building and Housing
Carol Gove, Fire Marshal
Captain Keith Hawkins, Police Department
Martin Schmidt, Parks and Recreation Department
Georgia Rubin, Planning
~
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Scott Robinson, President, Robinson Pacific, Inc.
J5~~1
-8-
2. Documents
Title 19, Chula Vista Municipal Code
Chul a Vista Gener.al Plan
Chula Vista Flood Plain Ordinance.
3. Init ill Study
This environmental determination is based on the attached Initial
Study, any conwnents received on the Initial Study and any conrnents
received during the public review period for the Negative
Decl arat ion. Further 1nformat ion regarding the environmental review
of this project 1s available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
-}1ltU{ Ut-!l "\ WLM.
ENVIRONMENTAL REVIEW COORDINATOR
EN 6 (Rev. 12/90)
WPC 0267p
/.5~Y3
ADDENDUM A
MITIGATION MONITORING PROGRAM
Bonita Retail
15-92-035
In compliance with AB 3180, this Mitigation Monitoring Program has been
prepared to address the monitoring of implementation of those Mitigation
measures set forth in the Mitigated Negative Declaration pertaining to
15-92-035, the Bonita Retail project.
AB 3180 requires monitoring of potentially significant and/or significant
environmental impacts. The Mitigation Monitoring Program for the Bonita
Retail project ensures adequate implementation of Mitigation for the .following
potentially significant impacts:
Visual Impacts
Land Use Impacts
Hydrology/Drainage Impacts
Water Use Impacts
The Mitigation Compliance Coordinator (MCC) shall be the City of Chula Vista
Environmental Review Coordinator (ERC). The applicant shall be responsible
- for ensuring to the satisfaction of the ERC that all conditions of the
Mitigation Monitoring Program have been met.
Visual Mitiaation
The proposed project is associated with potentially significant visual
impacts. Mitigation of potentially significant visual impacts shall be
ensured through implementation of the following measures:
1.
The project shall comply with all requirements of the Design Review
Committee pertaining to issues including setbacks, landscaping, building
type, lot coverage and any other issues addressed in the Design Review
Process.
2.
Such measures shall be consistent with the City of Chula Vista General
Plan Scenic Highways Policy.
~
Land Use Imoacts
The proposed project is associated with potentially significant land use
impacts. Mitigation of potentially significant land use impacts shall be
ensured through implementation of the following Measures:
1. This project entails rezoning and amending the General Plan to lIitigate
potentially significant impacts to land use. The project shall comply
with all policies set forth in the Zoning Code, Section 19.36 pertaining
to the Cent ra 1 Convnerc i a 1 Zone, in the General Pl an Land Use El ement
pertaining to the Retail Commercial designation:
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2. The applicant shall implement the General Plan Scenic Highways Policy
according to the requirements of the Design Review Committee.
HvdroloQv/Dra1naae Imoacts
The proposed project is associated with potentially significant
hydrology/drainage impacts. Mitigation of the potentially significant
hydrology/drainage impacts will be ensured through the following leasures:
1. The applicant shall comply with all site preparation ~thods and building
pad location requirements in a .anner consistent with the City of Chula
Vista Floodplain Ordinance.
Water Use
The proposed project is associated with potentially significant water use
impacts. Mitigation of potentially significant water impacts shall be ensured
through implementation of the following measures:
-
1. The appl icant must participate in whatever water conservation or fee
offset program the Ci ty of Chula Vi sta has in effect at the time of
building permit issuance.
2. The applicant shall comply with any requirements to pay fees or make
improvements to water supply facilities as required by the Sweetwater
Authority.
WPC 0309p
.
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ADDENDUM B
ADDENDUM TO NEGATIVE DECLARATION (IS 92-35)
PROJECT NAME:
Bonita Retail
PROJECT LOCATION:
Northwest corner of Plaza Bonita Road and
Bonita Road
ASSESSOR'S PARCEL NO.
570-170-42
PROJECT APPLICANT:
Scott Robinson
I. INTRODUCTION
The environmental review procedures of the City of Chula vista
allow the Environmental Review Coordinator to prepare an
addendum to a Negative Declaration or Environmental Impact
Report, if one of the following conditions is present:
1. The minor changes in the project design which have
occurred since completion of the Final EIR or Negative
Declaration have not created any new significant
environmental impacts not previously addressed in the
Final EIR or Negative Declaration;
2. Additional or refined environmental data available since
completion of the Final ErR does not indicate any new
significant environmental impacts not previously
addressed in the Final ErR or Negative Declaration; and
3. Additional or refined information available since
completion of the Final ErR or Negative Declaration
regarding the potential environmental impacts 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 or Negative Declaration.
)~0 rg/
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This Addendum has been prepared in order to provide additional
information and analysis concerning two project impacts:
schools and traffic/circulation. As a result of this
analysis, the basic conclusions of the Negative Declaration
have not changed. The following analysis is to provide
clarification, only.
Therefore, in accordance with Section 15164 of the CEQA
Guidelines, the City has prepared the following Addendum to
the Negative Declaration for the proposed Bonita Retail
project (IS 92-35).
II. DISCUSSION
School Imoacts
School facilities and services for the proposed project are
provided by the Chula vista Elementary School District and the
Sweetwater Union High School District. The project is located
in the Valley Vista School attendance area for elementary
schools and the Bonita Vista Jr. and Sr. High School
attendance areas for secondary education. The Elementary
School District indicated that the Valley Vista School
attendance area is presently over capacity.
section 65995 of the California Government Code authorizes
school districts to collect fees from developers of both
residential and non-residential proj ects to offset school
facility impacts. School facility fees are $1.58 per square
foot for residential development and $0.26 per square foot for
commercial and industrial development. Both school districts
collect their proportional allocation of these fees. For each
square foot of commercial and industrial development, the
Chula Vista Elementary School District receives $0.12 and the
High School District receives $0.14 to assist in financing
school facilities.
certain developments requiring legislative action (general
plan amendments, rezones) within the school district's
jurisdiction west of I-80S can be required to annex to
Community Facilities District '5, in lieu of the school fees
outlined above. CFD is is a form of benefit assessment
district established under the Mello-Roos Community Facilities
Act to finance the construction of school facilities.
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Comment letters were received from the Chula Vista Elementary
School District (March 19, 1992) and the Sweetwater Union High
School District (March 25, 1992). The High School District
indicated that the proposed project would be required to pay
state-mandated school fees to mitigate school impacts. The
Elementary School District letter encouraged developer
participation in CFD #5, in lieu of paying state-mandated
fees.
The proposed Bonita Retail project consists of 9,000 square
feet of commercial development, thereby generating a total
school facility fee to both districts of $2,340.00 (9,000 s.f.
x $0.26 s. f. ) to offset student generation which may be
generated by the proposed, non-residential project.
The City of Chula vista Threshold/Standards Policy provides
for an annual review of the impact of all projects, whether
commercial or residential. This policy requires the City to
"...annually provide the two school districts with a 12 to 15
month development forecast and request an evaluation of their
ability to accommodate the forecast and continuing growth."
In reply, the school districts provide the following
information:
1. Amount of current capacity now used or committed;
2. Abili ty to absorb forecasted growth in affected
facilities;
3. Evaluation of funding and site availability for
projected facilities; and
4. Other related information.
The school districts utilize SANDAG's "School District
Development Impact Fees: Relationship Between New Non-
Residential Development and Student Enrollment" to estimate
student generation for non-residential projects, such as the
one proposed. The purpose of this report was to provide a
basis for both school districts to collect developer fees for
school faciliites on commercial and industrial development, as
required by Assemby Bill 181 (1988). Although both school
districts commented on the Initial Study, neither indicated
that a specific number of students would be generated by the
proposed project.
Based on the availability of school facility fees mentioned
above, and the present tax revenue value of residential
projects reasonably assumed to annex to CFD #5, school impacts
from the proposed, small-scale commercial project are deemed
to be less than significant.
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Traffic/circulation
According to the City's Traffic Engineer, the proposed project
will not create an adverse traffic impact on the surrounding
circulation system since the traffic generated by the project
is 760 average daily trips (ADT). This AOT value produces
approximately 21 vehicle trips during the AM peak hour and
approximately 71 vehicle trips during the PM peak hour period.
The principal street serving the project is Bonita Road in the
,east/west direction and Plaza Bonita Road in the north/south
direction. The project is located on Bonita Road between
Plaza Bonita Road and I-80S where full acess interchange is
provided. The existing AOT volume on Bonita Road is 43,600
and on Plaza Boni ta Road the ACT is approximately 13,000.
vehicles.
Of the 706 daily trips generated by the proposed project,
approximately 50 % are considered passerby trips. Thus the
project is expected to produce approximately 350 new trips on
the surrounding circulation network. This will amount to
1/10th of 1 percent of the traffic presently on Bonita Road
during the peak period of the day.
The Growth Management oversight Commission reports to the City
Council on the City's street system operations for conformance
to the city's Growth Management Program. The standards
require that the circulation system provide level of service
C or better as measured by observed travel speed on all
signalized arterial segments, except that during peak hours a
level of service (LOS) 0 can occur for no more than any two
hours of the day. Travel time surveys performed in 1992
reveal that Bonita Road in the vicinity of the proposed
project conforms to the City's LOS threshold standard and is
performing satisfactorily during peak periods of the day.
Based on the foregoing traffic analysis, it is concluded that
the proposed project will not create a significant, adverse
traffic impact. In addition, street improvements, including
the installation of a 4-foot raised median along the project
frontage on Bonita Road, installation of a street light on
Bonita Road, and dedication to provide 68 feet half right-of-
way improvements on Bonita Road will ensure that
traffic/circulation impacts are less than significant.
/5-37
ICARD OF EDlJCA liON
)SEPI'i D CU........;GS. Pt.~.
LA;;1;Y cur;~;::;G.,"M
SI'iAq:),.. G!:.ES
P"~RICI( A. J~)::>
GI=.EG I=. SA~,:lO.'A:'
SlJPERINTENDENT
.10.,/1, F. VUGR:II., "",.0
CHULA V...,"i.... ELEMENTARY SCHl JL DISTRICT
84 EAST "J" STREET · CHULA VISTA, CALIFORNIA 91910 . 619425.9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
RECEIVEr::
March 19, 1992
Mr. Doug Reid
Environmental Review Section
city of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
J;', . ,
L~:V!'.I/i JC:
RE:
IS-92-35 /
Applicant:
Location:
Project:
FA-571 / DP-916
Robinson pacific, Inc.
1-805 , Bonita Road
Bonita Retail/10,084 Sq. Ft. Free-Standing
Building
Dear Mr. Reid:
This is
Bonita
District
Grade 6.
to advise you that the project, located at 1-805 &
Road, is within the Chula Vista Elementary School
which serves children from Kindergarten through
District enrollment has been increasing at the rate of 4-5
percent over the past several years, and this is projected
to continue. Permanent capacity has been exceeded at many
schools and temporary relocatable classrooms are being
utilized to accommodate increased enrollments. The District
also buses students outside their attendance areas, both to
accommodate growth and assist in achieving ethnic balance.
The relationship between non-residential development and
student enrollment has been clearly documented in ,studies
done throughout the State. Since additional employment is
linked to new homes, students associated with
non-residential growth represent a subset of those from
residential development. A portion of the f~ilities needs
associated with new employment activity is, therefore,
funded through residential fees. However, given that
residential fees produce only about twenty~five percent of
the required facility funding, there is a significant
shortfall. State law currently provides for a developer fee
of $ .26 for non-residential area to be charged CChula Vista
Elementary School District - $ .12/square foot; sweetwater
Union High School District - $ .14/square foot) to assist in
financing facilities needed to serve growth.
/3---'S::<
March 19, 1992
Mr. Doug Reid
Page 2
RE: IS-92-35/10,084 Sq. Ft. Free-standing Building
Bonita Retail
Given the current funding shortfall, the District encourages
developer participation in an alternative financing
mechanism to help assure that facilities will be available
to serve children generated by new construction. We are
currently utilizing Community Facilities Districts (CFD's)
as one method to help fund this deficit. Participation in 8
eFD is in lieu of developer fees. ..
The subject project is located in the Valley Vista School
attendance area. This school is presently over capacity,
and a developer fee as described above is required to help
mitigate school impacts. To fully mitigate impacts this
project will have on elementary facilities, the project
proponent is encouraged and has the option to request
annexation to eFD No. 5 in lieu of fees. Should this option
be chosen, the District must be notified as soon as possible
so annexation proceedings can commence.
If you have any questions, please contact this office.
Sincerely,
~~~~
Kate Shurson
Director of Planning & Facilities
KS:dp
cc: Scott Robinson
. /;;-5;7
.,. -,......._"._.,.."'---~~~....,~~...,,,.'-~..._~~~<_.,_..~-'-"-~.~-----,~--_.-_.._"'~~,-'-""'-
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vilta, California ;1g1,.2896
(61g) 691-5500
Division of Planning and Facilities
March 25, 1992
RtCEIVED
Mr. Douglas Reid
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
!?LJ.j 'VI,}" .
. VIi J(J
Dear Mr. Reid:
Be: IS 92.035
The above project will have an impact on the Sweetwater Union High School
District. Payment of school fees will be required pursuant to Government
Code No. 65995 (Developer Fees) prior to issuance of building permit.
Cordi all y,
4:'?T~~
rrC~; Silva
Assistant Director of Planning
TS/ml
.
/~~~-
. . ,._-"..>..""'....-"'-"._~~-~."'".,-'-----------~---'-----
~WEETWATER AUTHORI
505 GARRETT AVENUE
POST OFFICE BOX 2328
CHUl.A VISTA. CALIFORNIA 91912-2328
(619) 420-1413
FA'RE~!::f" ED
PLA.f\JNI1J[:
GOVERNING 80ARO
SUE JARFlET1. CHAIRMAN
BUD POCI(LINGTON VICE CHAIRMAN
WAYNE W SMITH
EDWIN J STEELE
GEORGE H WATERS
.....RG...RET ... WELSH
C"'RY F. WRIGHT
W"'NO'" "'VERY
TRE"'SURER
DIAN J REEVES
SECRET AFlY.ADMINISTR... T1VE A'OE
City o( Chula Vista Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
Subject:
WATER AVAILABILITY
10,084 SF RETAIL BUILDING
A.P.N. 570-170-42, CASE NO. IS-92-035
Gentlemen:
This letter is in response to the subject Initial Study (or the referenced project within the Sweetwater
Authority service area. There is a 36-inch W.S. water main in Bonita Road adjacent to the proposed
-- welopment. Our records indicate there are no services to the proposed development. Also, there
is a 20' easement (No. 3-SW-48) which is located in the northern half o( the parcel. Enclosed is a copy
of 1/4 SEC. 98 map which shows these facilities.
At this time, we cannot comment on the adequacy of the existing system to provide domestic service
and/or fire protection. As plans develop for structures, the Owner must submit a letter to the Authority
from the appropriate fire agency stating fire flow requirements. Based on this requirement, this project
may resu'lt in a need for new water systems or substantial alteration to the existing water system.
If the Owner provides the required fire flow information and enters into an agreement for water facility
improvements with the Authority, water service can be obtained at a pressure range from a maximum
of 95 p.s.i. to a minimum of 70 p.s.i.
If you have any questions, please contact Mr. Tom Justo at 420-1413.
~
Very truly yours,
SWEETWATER AUTHORITY
}3ichard A. Reynolds
hief Engineer
RAR:TJ:ln
k'\_,\*pS I \1Si203S
enclosure: photocopy of 1/4 SEC. 98 map
A Public Agency.
_____._. Serring -,"alional City. Chula ~'isto and Surrounding ~!~s_._._
/ 5-5'~
"._<.~<..,~-",._---~,-~._"'-,..---.-"-~,-'"-~-----^"-,~.~._---
, ' I ',' -. t. - .;:.. =: 1.J E I.
':-0 : 1? F~ 0 B I t.~ S. Co t~ F' A C I :: 1 1'::
-, ':,'~i;?)~ Pacil-'i~ Sou4-Lwest BioJoaical Ser -; ·
.- ".IA' . Y ~ UJ CI '
~~ ...;..:..1 t '
· 'I ~l p,.., Of:,,. Box 91.5. I\:.tj,.,..: Cory, C.!,fo,r,;. 919;).09!,; · (6191 '17.$333' FAX !~19i 411.:,4l
.....~~
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~!r. Scoa RC'lbi:ison
Rc.bins-:)Ii Pacific, Inc.
Sot: 5 1< i??s Ro~d
-.
[1 Cajon CA 92019
PSBS #K18
. - . D~:'.r Mr. Ru~i:Json;
I
A welJ,~nds cc1ir.cc!ion s~:I'\ey '^ :.5 cor.ducted on yo;.:r propcr:Y:1t'(l.r :!:~ ~'rT'!=-r of Pl2.za
ECI~:~a Ro~d a~id Bor,ita RO:ld by biologist Cr~.:g H, Reiser of Pacific Soue-:\\ ~5t BicJ~\&;i=~l
S:r..-i:cs 0:1 A?r:l28, 1992. Yo~r sit~ was fo~mc! to De devojd of v;ttla;1d e~j1'..:'1t~, A tribu~ar~'
c!:-?'::i:',F c!;r.r:nc1 of th~ S'.\ c~l',t..~~.;r River lies juS! wcst of the ~i\.e b~,;':-rld tile I:~.j~!ii'lg fence,
Fo..r sp:ci~,; of wiJ!o\\ grow on the emba:lkrnc:1ts of this c~,annc] (S~la g,)od..:ir;g;'i,
S. /1.")5i"':1, S. Ic(;'>'igOlol and S. lasiu/eph); ~\l;l none is cl('s~!' tb:!n 15-2.) i\;1.:1 fwm y('\~r
bOl,r..:iZlry. The proje..:t biC'~ogist hr~s ob~crvcd that this chr:.~nf.1 i::l.~ il~ t~~(. ~I..:t b'.:~n '\;1:.r.r,:,;"
"f \' ~'l',..,.l .)'".- ,. ~'l~ s11" .\~. .'Of flOOA CO.~tl'O\ r..c-C'!...."
....' ,1.~\',."~..'-tw.J,,.u .~.LJ. f.,; ff . ,,(~.....\.,.:...
\. "., f . ..- .. . ~
\ r.:g.;'.....:\-~ .:l:'l !j;e p:'opertJ' conslsts (\.mos~ cnt:re~;' 0 nor:-~lotl\'C W~~(';i !._.: -. ~.:l~'~ r.e::("u
C! \'hid', o1l1)' OrlC, lJete/o;77('c;a grand/lora, is nr.:ivc) 2.S~OCiai~d \\'l:r. d;~~ll:~,'.l.; :'; . ,:.'~.
Of t~ll:~: n(<"'~l~: j \'e s?~cies two a~e occasionally fOlind in \\'~lk:vis: l.y:J; r~: '; 1) \; r:....u;: 1).... <:. '.:
.1'1 r~r i~;" p'i/-'-"','I""'" n"l'tI1'>r l'S an ol"';oaoe ';I,'e'1""'d s"'c''':.'''S
n..lf~ t. .L( .I.... .,.'.... '.'~>> '- . \r" ",..~. " \.'.,1 r" \t ..
In S.ll~lm~r)'. w~lland '''eg~t:.tj''\n is not present on this p;op(..rt)', r'~: ~.:;: tJ~;rt lc!..:c~~s
wh~~e w;~kr would tcr-d to pond for all)' s;g:'lifi,.(\:'\t )cilg:l~ of 1i!~',e. If )'0'.1 t;,.'. ~ ~1)' iLCldit:o;;.11
qUc5~ion~ p~ea~e fc~l free to call us a~ (619) 477.5333.
Si:~ce;-.;:~:, . -. /
7&(/?'b-.-.ttf
~
Keith \V, ~!C'J'kd
Vice P;~sidci1t
jls
/5~5-~
. ...
APPL1CATIOH CANNOT BE :EPTED UHLESS SITE PLAN
IS FOLDED TO FIT INTO Al4 8-1/2 X 11 FOLDER
A. ,BACKGROUND
INITIAL STUDY
City of Chula Vist~
Application Form
FOR OFfICE USE
Cue No::::~.~ -C\.;;> -',~ {
Depos it '--C l~ . ("10
Rece1pt No. ~~?;j?
Date Rec'd ..~I\~\~
Accepted by Yl' 'i,:'r I d
Project No. f"C\.. ~
'573
. ,--.
1. PROJECT TITLE BONITA RETAIL
2. PROJECT LOCATION (Street address or description)
1-805 AND BONITA ROAD
Assessors Book, Page I Parcel No. 570-170-42
3. BRIEF PROJECT DESCRIPTION 10.084 Squan~ Foot Frel~ Standinq
Building.
4. Name of Applicant ROBINSON PACIFIC. INC.
Address 5425 Riqqs Rd. Phone 445-3820
, C1ty El Ca-;on State Ca Zip 92019
5. Name of Preparer/Agent Scott Robinson
Address Same Phone
City State Zip
Relation to Applicant President
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
a. Permits or approvals required:
___ General Plan Amendment -1L Design Review Application ___ Public Project
___ Rezone/Prezone ___ Tentative Subd. Map ___ Annexation
___ Precise Plan ___ Grading Permit ___ Redevelopment Agency
___ Specific Plan ___ Tentative Parcel "ap ___ O.P.A.
___ Condo Use Permit ___ Site Plan & Arch.Review ___ Redevelopment Agency
___ Variance ___ Project Area Committee D.D.A.
___ Coastal Development Use Permit ___ Other
Permit
b. Enclosures or documents (as required by the Environmental Review
Coordinator) .
~ Grading Plan x Arch. Elevations
___ Parcel Map x Landscape Plans
-- ___ Precise Plan ___ Tentative Subd. Hap
___ Specific Plan ___ Improvement Plans
___ Other Agency Permit -ll Soils Report
or Approvals Required -lL Hazardous Waste
Assessment
___ Hydrologica' Study
___ Biological Study
___ Archaeological Survey
Noise Assessment
::: Traffic Impact Report
___ Other
/3----~ ?
"PC 8459P
-6-
>~_..,.,~,..~-,..~~.~.~-........,--,-_....-...;,._...._--
3.d Primary orientation and pedestrian access to the building will orient toward Bonita Road
to the South. Vehicular access will be provided by existing easements from both Bonita
Road and Plaza Bonita A venue. The structure has been designed to be viewed as a
.stand alone" with architectural articulation on all sides of the building.
.
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'4+"._'_n~_.'_""""""~"_~'_____'_~_____
~
I. pROPOSED PROJECT ..
j
1. Lind Area: sq. footlge 36 , 155 or acreage . 83
If llnd area.to be dedicated. state acreage Ind purpose.
.
2. Complete this section if project is residential.
.1. Type development: Single family Two family
Multi fam'ly Townhouse Condominium
b. Total number of structures
c. Maximum height of structures
d. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms 4 bedrooms Total units
e. Gross density (DU/total Icres)
f. Het density (OU/tota1 acres minus any dedication)
g.. Estimated project population
h. . Estimated sale or rental price range
1. Square footage of structure
, j. Percent of lot coverage by buildings or structures
k. Humber of on-site parki~g spaces to be provided
1. Percent of site in road and paved surface
-
3. Complete this section if 'project is commercial or industrial or mixed
Illl.
WPC94S9P
I.
Type(s) of land use RETAIL (Asst'ssor Use Under C-V Zoning)
Floor Irea 10 084 SQ. f1H.eight of structure(s)
Type of construction used in the structure
Type V 1 Hour
b.
c.
d.
Describe major access points to the structures and the
orientation to adjoining properties Ind streets
SEE ATTACHED
Number of on-site parking spaces provided
Estimated number of employees per shift
shi fts Total
Estimated number of customers (per day) and basis of estimate ___
.
e.
f.
. Number of
v.
h.
Estimated number of deliveries per day
3-4 Deliveries per week
.J5-__?;
-7-
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"
t. Est1mateo range of service area and basis of estimate
J. Type/extent of operations not in enclosed buildings
None
k. Hours of operation 10 a.m. - 9 p.m.
1. Type of exterior lighting
4. If project is other than residential, commercial or industrial
complete this section.
a. Type of project
b. Type of facilities provided
c. Square feet of enclosed structures
d. Height of structure(s) - maximum
e. Ultimate occupancy load of project
f. Number of on-site parking spaces to be provided
g. Square feet of road and paved surfaces
, h. Additional project characteristics
C. pROJECT CHARACTERISTICS
1. If the project could result In the direct emission of any air
pollutants, (hydrocarbons, sulfur. dust, etc.) Identify them.
N/A
2. Is any type of grading or excavation of the property anticipated Yes
(If yes, complete the following:)
"
. .
I. Excluding trenches t.o be backfilled, how Ilany cubic yards of
earth wi 11 be excavated? T~pl"lT"t 2~OO C. Yd.
b. How lIany cubic yards of fill. will be placed? Import 2500 C. Yd.
c. How lIuch area (sq. ft. or acres) will be graded? Total 51 te
d. What will be the - Maximum depth of cut
Average depth of cut
Maximum depth of fill
. Average depth of fill
1 Ft.
o
4
3.5
/5-?LJ
. VPC i459P
-8-
, -
3. Wil 1 there b _ Jny noise generated from the '"~ "posed project site or-
from points of access which lIay impact the surrounding or adjacent
land uses? No
4. Describe all energy consuming devices which are part of the proposed
project and the type of energy used (air conditioning, electrical
appliance, heating equipment, etc.) :;EE ATTACHED SHEET
5. Indicate the amuunt of natural open space that is part of the project
(sq. ft. or acres)
6. If the project will result in any employment opportunities describe
the nature and type of these jobs. C ler ical employment in
the store
7.
,
expl os lve material s or
within the project
Will highly flalMlable or potentinlly
substances be used or storeu
site? No
8. How 1tIany estimated automobile trips, pe,- (jay, will be generated by
the project?
9. Describe (if allY) off-site improvemellts necessary to implement the
project, and their points of access or t:onnection to the project.
site. Improvements include but not limHcJ to the following: new
streets; street widening; extension of yas, electric, and sewer
Hnes; cut and fill slopes; apd pedestrian and bicycle facilities.
Widening Bonita Road; L\'ft turn pock.,'t Plaza Bonita Rd. I
Move overhead utility line into Plnza Bonita Right of Way
D. DESCRIPTION OF ENVIRONMENTAL SETTING
",' . 2
":., .
" ,
.... ,"
. ......
"I.J~PC V4S9P
,','. .
1.
Geoloav
Has a geology study been conducted on the property? No
(If yes, please attach)
Has a So11s Report on the project site been made? .Yes
(If yes. please attach)
Hvdro1oov
Are any of the following features present on or adjacent to the
site? (If yes, please explain tn detail.)
a.
Is there any surface evidence of a shallow vround water
tabl e? No
Are' there any watercourses or drainage improvements on or
adjacent to the site? Box culvt~rt _din~ctlv adiacent
(See Aerial Photo)
b.
/;;;--1/
-9-
4. The building is being designed to utilize current energy saving technology such as: water
saver plumbing fixtures, high efficiency electric heat pumps (BV AC), resource conscious
wood products (O.S.B.board, truss joist...), low energy electrical fixtures, and drought
tolerant planting.
/~~?c2
~
c. Does run~lf from the project site drain directly fnto or toward
a domestic water supply, lake, reservoir or bay?
No
d. Could drainage from the site cause erosion or siltation to
adjacent Ireas? No
e. Describe III drainage facilities to be provided and their
location. nn c;+~ pT;'r~~~ ~T~~ nT~;n~ to outfall to exist.
rip rap channel westerly off and adjacent to site.
Jm1.u
3.
I. Are there any noise sorces in the project vicinity which lIay
impact the project site? No
4. Jioloav
a. Is the project s1te in a natural or partially natural state?
NO
b. If yes. has a biological survey been conducted on the property?
Yes
No x (Please attach a copy).
,
c. Describe all trees and vegetation. on the site. Indicate
location, height, diameter, Ind species of trees, and which (if
any) will be removed by the project. None Flat with only
Natural Soils
.
5. past Use of the land
a. Are there any known historical or archeological resources
located on or near the project site? No
b. Are there any known paleontological resources? No
.
c. Have there been any hazardous materials disposed of or stored on
or near the project s1te7 Nn
d. What was the llnd previously used for?
Rnn;t~ VA11p.v Forms
Riding Stable -
).s~t)
"PC 14S9P
-10.
."~.".~,~_._,._<.,",.~.~.._"",.,'~..,~--------
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,.
6. 'urrent land ~~e
&. Describe a1' structures Ind land uses currently existing on the
project site. NONE-VACl\NT Ll\ND
b. Describe 111 structures and llnd uses currently existing on
adjacent property.
North
South
East
Plaza Bonita Rd: County Parkland
Bonita Road: Vacant land
Vacant land
Vest 1-805 Freewav
.
. 7. Social
I. -Are there any residents on site1 (If so, how many?) No
b. Are there any current employment opportunities on site1 (If so.
how many and what type?) Nn
8. Please provide any other information which lIIay assist in the:
evaluation of the proposed project.
~
)~;;--~ 'I
"PC g4S9P
-11-
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~
f. . ,rRTJFICAjION
rh.~~~\~~J
Owner/owner in escrow'*'
or
. J,
or
, : Consultant or Agent.
HEREBY AffIRM, that to the best of my belief, the statements and information
herein contained are in all respect~ true and correct and that all known
information concerning the project and its sett. ing has been included in this
application for an Initial Study of possible environmental impact and any
enclosures for attachments thereto.
DA1E:~l'1L
*If Icting for a corporation, include capacity and company name.
'.
'''PC 84S9P
-12-
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.
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CITY DATA
Case No. J5 -q~ --C35
F. PLANNING DEPARTMENT
1.
Current Zoning on site:
. North
South
East
West
Jf":"- -
I"
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. I
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~ - ~ ~ --- .:........ r. '. :,.
A - J - ,--; ~ '.: ~' j...., [
r '. -' - .' ,- ~_- " e ~ -
-
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Does the project conform to the current zoning?
2.
Genera' Plan land use
designation on site:
. North
South
East
West
\. ' 'r C~ f"'r'\ N1'::> r.:: ,'. - \
~ \~ ... r-. c.. ~ ~ - ._'
t .' '1 .. . j ~...;.~. ~_ r- .
':) .::;, .) {, - ~
-
Is the project compatible with the Genera' Plan Land Use Diagram?
Is the project area designated for conservation or open space or adjacent
to an area so designated?
Is the project located adjacent to any scenic routes? v~~. ~-
(If yes, describe the design techniques being used,to'protect or enhance
the scenic quality of the route.)
3. Schools
If the proposed project is residential, please complete the following:
Students
Generated
from Proiect
..
School
Permanent
Caoacitv
Temporary
Caolcitv
Current
Enrollment
Elementary
Jr. High
Sr. High
4. Remarks: \.; I ~
J~~.~~
Director 0 Planning or Representative
G,. .1. CJ,--
. Date
/S--jp
"pc 9459P
-13-
- 13 -
Case No. \5.q~ C35
.
H. F'IRE DEPARTt-1ENT
1. What is the distance to the nearest fire station and what is the Fire
Department I s estimated reacti on time? l.oS ~ /L s..s
4H;A/ . J2.;J/JoAJS f
V
2. Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
or personnel? )I~5
&,,, f /J 7T 1'rC.A 'i- I)
CC//-/UC'T/:'N ~;f/-
3. Remarks
~
.//, u. /.kd:L
F~re arshal
3/ Ii' I qc;)-
Date
..
/s-/& 7
~"""-,--,,,~-,^,~----,~,,,-~,,,,"~""-""""'~".""'~--...,"._~-~,------
CHULA VISTA FIRE DEPARTMENT
BUREAU OF FIRE PREVENTION
PLAN CORRECTION SHEET
Address I-f< ~ · A,~.,--.... iZt. P 10n F 11 lia .'1.t o3i' Checke r ~ Do te .IS II i-!<id-
Type Constr.J7. / J.,,(, Occupancy /3 -;,;l- No. Stories Bldg. Area It), os>4-
.
The following list does not necessarily include all errors and omissions..
PROVIDE AND SHOW ON PLAN:
,// L K~.;,.. w h;c f ,ckw - 1.7 So ?I'.....
:#2 hill 1i~,/AA/\.)7:5 ~r;:~/dE~ ~~.IUy ~d {r.
".,j /)/'1'[4';:; ..,4 ,6. /1/: Ac.ass -* /liA/i 0/ h4J,
-/h.l~i/A.{ htc1r' /'IuST.6~ o/IZ./~~{'t..<.-E</.
dtc.. . /,' . ~'7 h. Eve i.~n~;v -ttZ ~,,.::c.~ hAt. c'A.
, ,
#'4 /::;/1..[ C;:'r'h~'qJ;.5.t'f.~.J /2.f~~'~(O - ~~i ;2,4 /o~C -
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.Ii:: AI;; ~L) -h ..'iv z.; h f 0 ;Su .
# t. ,,:/!./. ~'f ~ ,.c.:S o/l M~'I-
"ED Cv~5 ( ;(ftJ ) .
-p 7 lcC-A-k..;~ 01' ,hi A''1c//t.A^,~S ~.J r: t). ~NA.;f<"v~N
WILL ht ~~(.o ~ ~/c.l c/yr.. "".4~ A
hILl cA: ;;..;(..~ ~..... 0/ "tdf. /5' · Sv6.-,'//UL
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G. ENGINEERING DEPARTMENT
Case No. .T5 -9.."2-3S-
1. Drainaae
a.
Is the project site within a flood plain? YES.
If so. state which FEMA Floodway Frequency Boundary 100 YF.!'t2.
b. What is the location and description of existing on-site
drainage facilities? Sv/l';;AGlE' ,::-~ -rTJ ~g CUI-V/f;fZr u~
PI-A"Z.A 8d-Jrr:a.. ~
c. Are they adequate to serve the project? IJo.
If not. explain briefly. ~ tT'E FL-DD~ "Du~..JlJ~ IDO \ll::'LD
J:f/l!-C',)JEE""'C'" c~ ~2. 1=EMA ~ .
d. What is the location and description of existing off-site
drainage facil itiu? )ZeSt CUl-Vl!lZr tJloJt>E~ ~ ~,."rrA ~
}vl+IGH 7:>/~~~ fZ) C;lVrz::orWA"T'E..I'L #Z,...&:tl-
e. Are they adequate to serve the project? ~o. .
If not, explain briefly. ':E,.."A 1=L..o01>WAY 'lihnJl>>r1!qy M~
IN. Pf CA ~~ ~ I N6 IN .,-,., IJ; A.(?Efi:,\. 1::>l/ItJA(~ A. 100 YfA.4I2,.
F~ G7TJf4A
2. 1ranSDortation
a. What roads provide primary access to the project? BoNITA ~.A!:>
AJ..t z::o 1'tA ~ 9:>10.1 f'r.Jlr tebA"l:>.
b. What is the estimated number of one-way auto trips to be
generated by the project (per day)? tnb A'I7r
c.
What is the ACT and estimated level
p'roject completion?
. Before
A.D.T. Rc~'TA ~. - ,,~
f'U.'ZA ~1.l1'nr~. - ~t!f4.Il>WIJ
L.O.S. ~I"'" 2b.- ~ 't:."
ru...7A 'R-.1~ lED :-VNI'I'CCWI-l
of service before and after
After
~:2~
lJ,.l~9 w))
L~ E.
U.Jb.JbW....
If the A.D.T. or L.O.S. is unknown or not applicable. explain
br i e fl y. j..J 0 ""f'"7ZA,:'(:, (;. ~AlT!!i ~~ A.AZ4 Ar.;41/~ t2'DA-l:> ·
d. Are the primary access roads adequate to serve the project? If
not. explain briefly. No. 'fJD,-,.n.. 1I2'oAb fGo AlL?eA.-r:JY EVI!!!I2 r~,.,-y.
/__~/ C::'/
Iil>LQ4~gp
" .__.._........_.....~_....._...... ....
-
._.,.m~..~.~._"~e~_"'"'_"'~___'"'.<.~_~.____,,____.
Ys- ~/'
e.
Case No. 1:5-'.:2-35"
Are there any intersections at or near the point that will
result in an unacceptable Level of Service (LOS)1Y~.
If so, identify: Loca~ion...os." .,r;::~ ~~~~~~'t>.
Cumul at he L.O.S. IE..... ~ 0& TP
~~,:r ,flotPL-eMIEN'f7ImgJ ·
Is there any dedication required? YE:";.
If so, please specify. AS ~~t:..'F/~D ll>ol raL'99.:2 MElwfo~
WIl.L(~ V~t-tEICH f I-M,~r:> ~~IE.HJIIE~ Te ~ E5 VIA Cc..'FF
SJoVN-lw.l F (I..E N- z& _ 308 J
Is there any street widening reqUired? ~eji. .
If so, .please specify. SEE Pa-~""'~ ~.
f.
g.
h.
Are there any other street improvements required? y~~.
Jf so, please specify the general nature of the necessary
improvements. 6eE. ~F=bp..L~ T't> ~.
3. Soil s
a. Are there any anticipated adverse geotechnical conditions on the
project site? ,.Jo. .
b. Jf yes, specify these conditions. A{/A.
c. Is a so11 s report necess.Jry? ,",,0.
4. land Form
a.
Q,1Uo,p J:~
What is the average ~t~ral slope of the site? ~~
4fU~
What is the maximum Aihral slope of the site? ;20% n:> 3c%
b.
5. Noise.
Are there any traffic-related l'Iohe levels impacting the s1te that
are significant .enough to justify that a l'Ioise analysi~ be required
of the app li cant? YES.
"PC S4S9P
So 11 d ~0.2 1-.. IDA)'
. .
Liauid 3~t- L!~ / -.I~/ClAY
.
What is the location and size of existing sewer lines on or
downstream from the site? 18" VGP ALo"", ~~r ~. LrJt.ry LINE ~D
fB. VCP I~ R.AZA. so""'~ 12l7AZ>.
Are they adequate to serve the proposed project? )'1!~.
/_r;----' 70
...~.........": IS.':.......... ...
YS-S'f1
Case No. X!; -&/:1-3'>
7. Remarks
Please identify and discuss any remaining potenthl .averse impacts,
mitigation measures, or other issues.
~'-M' ~
City Engineer or Represent~ive
-S/1' !q'L
Da te I I
.
.
~0?/
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III. Dete~inatton
(To be compl.t.d by the Lead Agency.)
On the basts of this tnitial evaluation:
J find that the proposed project COULD NOT hay. a signlftc.nt .ff.ct on
the environment, and a NEGATIVE DECLARATION will be pr.p.r.d.......[ ]
I find that although the proposed proj.ct could ".ye a significant
.ffect on the environment, there will not.be I stgnifjcant eff.ct in
this case because the Ilftfgatfon Masures descrtbed on an attached
sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION
WILL BE PREPAREO...................................................l '.".).
J find the proposed project MAY have a significant .ffect on the
.nvironment, and an ENVIRONMENTAL IMPACT REPORT is r.quired........( ]
D~l~
2. I 9~ L
.=h 2#4. f1 M.M. r . ~
Signature
For ~ ~
IV. SlWaARY OF ISSUES
list .n s 19n1f1 clnt or potent 11111 significant illpacts tdent ffied 1n
the In1t111 Study check1ist form.
YES MAYBE
Ie
;:;5/?? ·
M. Dr MINIMIS ~~[RMINATIOH
(Chapter 1706. Statutes of l.iO - AI 3158)
~ It is ~ereby found that this ,reject tnv01v.s ftO ,otenttal for.
any adverse eff.ct. etther indivtdually or cumulattvely on
wn dlt f. ...sourc.s and that a .t.rtt ft,at. of F.e Ex.mpt i on.
shal1 be ,repared for thts ,roject.
_ It is her.by found that thfs ,reject could ,0t.nttal1, illpact
wUdltfe.individuall, or cumulattve11 and ther.fore f.es in
accordance with Sectton 711.4 (d) of the Fish and Cue Code
shal' be paid to the County Cl.rk.
I ~u fL--H. C . llA..--l-~
~ronmen 1 Revie~ Coordinator
bate
'.l . ,z.....
,
.
..
/5//?
THE CITY l :HUU VISTA PARTY DISCLOSUA STATEMENT
Statement of disclosure of certain ~ership interests, payments, or campaign contnbutions, o~ all matters .
ntbich will require discretionary action on the part of the City Council, PlannIng Commission, and all other
.-'icial bodies. The following information must be disclosed:
1. Ust the names of all persons having a financial interest in the contract, i.e., contractor,
subcontractor, material supplier.
~ If\S,\f\ ~J:j'l(
2. H any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
.<.r.<rr. ~ I f' ~-r...
J...., M Rob,t\~V\
3. H any person identified pursuant to (1) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
Have you had more than $250 worth of business transacted with any member of the City stafft
Boards, Commissions, Committees and Council within the past twelve months? Yes
No L If yest please indicate person(s):
5. Please identify each and every person, including any agentst empl~yeest consultants or independent
contractors who you have assigned to represent you before the City in this matter.
.c<: l"i: tD...b I r.~(" , .
~ rtl M RJ.. T'~~,
~ '''.'1 M. L 1'( 14
6. Have you and/or your officers or agents, in the aggregate, contnbuted more than $1,000 to a
Councilmember in the current or preceding election period? Yes _ No X H yest state which
Councilmember(s): ·
Person is defined as: -,An)' individual,ftrm, co-parmmhip,joint venture, DSsocilltion. socilll c1ub,fraternal organization. corporation,
tstare, trUst, receiver, syndicate, this and any other county, city DIU! counny, city, 1Iwnicipality, district or other political subdivision,
or nn)' other group or combination acting DS a unit.-
(NOTE: Attach additional pages as necessary)
"
@l. ()i1(Nv- "
Signature of contractor/applicant
~.J.rrl k'J'If\~,
Print or type name of contractor/applicant
/ ~ 7 revised: 11l3OfJO]
Date:
"3 - )J - c,~
fA-] l~'..A.;DlSCl.OSE.TXTl
,<~~,.""~.~-,-~_...~-;------
Robinson
R.dfic
Ine.
\,.) " ..;
November 19, 1992
Mayor Tim Nader
City Council Offices
276 Fourth Ave
Chula Vista, California 91910
Re: GPA 93-02, PCZ-93-B and PCM 93-03
Bonita Road and 1-805
Dear Mayor Nader:
With regard to the above referenced project which is scheduled for City Council Hearing on
November 24, 1992, please find enclosed a copy of a recent letter from Pier 1 Imports relating
their excitement for this project.
I am sure you can agree that such a quality tenant would be a welcome addition to the
Community, especially in such a visible location. Also of importance, are the unanimous
endorsements from The Sweetwater Community Group, Design Review Committee, and
Planning Commission.
Thank you for your consideration of this exciting new project.
Sincerely,
ROBINSON PACIFIC, INC.
cott B. Rooinson
President
SBR/eg
Enclosure
b:\cccvpt
/5' / /;
5425 Riggs Road . El Cajon, CA 92019 · (619) 445-3820 · Fax 445-8710
""~'"_.~_._-~"~,-"'.~-,~,-"'~.._--",.~-~~,~..~~._-..---.-._---
:\01 Commerce Street. Suite 600
Fort Worth, Texas 76102
P,O Box 961020
Fort Worth, lexas 76161-0020
mll~(0-":' ", ',.. "
~ \. l_:::1 e:." ,:. ,_'=".1 1111
NOV 1 H 19~2 &
(817) 878-8000 Telex 20:\955
----------------.----------
November 16, 1992
l)il~I'1 illllllll'L~.
Mr. Scott B. Robinson
Robinson Pacific, Inc.
5425 Riggs Road
El cajon CA 92019
RE: Bonita Road & 1-805
Dear Scott:
It was good talking with you this morning as we are anxious to get
a final confirmation of our new store proposal in Chula Vista,
California.
Since the President of our company has long standing ties to the
community, having lived there as a Navy Seal, I am asked every
other week about the progress of your development.
We very much hope that our specialty retailing concept will suit
the city's use for our proposed site. The pier 1 customer tends to
be female in the 20-49 year old age bracket. Our day part sales
tend to be constant throughout the day with no particular rush that
would create a backup of cars off the Premises. As you know, it's
a quiet, clean operation that tends to buffer a retail/commercial
area from high traffic, . fast foods and service station type
concepts. We typically employ 10-11 people with 4-6 people being
on duty at anyone time.
We wish you success with the City Council and please let us know
when we can consummate our deal.
Sinc"rely '0
/' .
Gary . S1mmons
Divisional Manager
Real Estate Development
-
GPS:mjm
/'
J~ /~O
COUNCIL AGENDA STATEMENT
Item
/6
ITEM TITLE:
Meeting Date 11/24/92
PUBLIC HEARINGS: (a) PCS-92-03 - Consideration of
Tentative Subdivision Map for CHAMPIONSHIP CLASSICS
I, Chula vista Tract PCS-92-03 - Parcel R-24/R-25
Limited Partnership; (b) PCS-92-04 - Consideration
of Tentative Subdivision Map for CHAMPIONSHIP
CLASSICS II, Chula vista Tract PCS-92-04 - Parcel
R-24/R-25 Limited Partnership
RESOLUTION
I ~ '(7.1.
Approving the Tentative Subdivision
Map for Championship Classics I,
PCS-92-03
RESOLUTION
I~~PJ
Approving the Tentative Subdivision
Map for Championship Classics II,
PCS-92-04
/""'1(1
Director of Planning;(~C:
City Manager~ \w...~...\'l (4/sths Vote: Yes_No--1L)
o - Referral No. 2613
SUBMITTED BY:
REVIEWED BY:
The applicant has submitted two applications for tentative
subdivision maps. The first is known as CHAMPIONSHIP CLASSICS I,
Chula vista Tract PCS-92-03, whereby 5.1 acres of land, located at
the southeast quadrant of EastLake Parkway and Greensview Drive,
will be subdivided into sixteen (16) lots consisting of seven (7)
residential lots containing 46 single family condominium dwellings,
one recreational lot, two open space lots and six (6) street/
easement lots.
The second is known as CHAMPIONSHIP CLASSICS II, Chula vista Tract
PCS-92-04, whereby 7.9 acres of land, located at the southwest
quadrant of EastLake Parkway and Clubhouse Drive, will be
subdivided into nineteen (19) lots consisting of ten (10)
residential lots containing 78 single family condominium dwellings,
one recreational lot, seven (7) street/easement lots and one open
space lot.
After reviewing EIR-81-03, EIR-86-04, and the Negative Declaration
for IS-92-04, and pursuant to section 3.6 of the Environmental
Review Procedures of the City of Chula Vista, the Environmental
Review Coordinator found that no new effects could occur and no new
mitigation measures are required for either CHAMPIONSHIP CLASSICS
I, PCS-92-03, or CHAMPIONSHIP CLASSICS II, PCS-92-04, in that these
documents, as later activities of the SPA Plan, were prepared for
EastLake Greens General Plan Amendment, Zone Change, sectional
Planning Area (SPA) Plan Amendment, Tentative Tract Map 88-03,
PLANNING\MARTIN\CLASSIC\CLASSICS.113
It, -/
/(,
Page 2, Item
Meeting Date 11/24/92
conceptual site Plan, and density transfer in conformance to the
California Environmental Quality Act. Both projects implement and
fall under the purview of EIR-81-03, EIR-86-04 and the Negative
Declaration for IS-92-04.
Included in this report is a discussion of the issue of Parcel R-24
(Championship Classics I project) as a gate-guarded community.
This is a Council Referral (No. 2613) (copy attached) from the
Council meeting of May 19, 1992.
RECOMMENDATION: That Council adopt the resolutions approving the
Tentative Subdivision Map for CHAMPIONSHIP CLASSICS I, Chula vista
Tract PCS-92-03, and CHAMPIONSHIP CLASSICS II, Chula vista Tract
PCS-92-04.
BOARDS/COMMISSIONS RECOMMENDATION: On October 19, 1992, the
Planning Commission voted 6-to-0 to recommend that Council approve
CHAMPIONSHIP CLASSICS I, in accordance with Resolution PCS-92-03,
and CHAMPIONSHIP CLASSICS II in accordance with Resolution PCS-92-
04.
DISCUSSION:
ZONING AND LAND USE FOR CHAMPIONSHIP CLASSICS I
site
North
South
East
West
ZONING
PC (RC-10)
PC (RC-15)
PC (RP-13)
PC (RS-7)
PC (OS-4)
LAND USE
Vacant
Vacant
Vacant
Residential
Park & High School
ZONING AND LAND USE FOR CHAMPIONSHIP CLASSICS II
site
North
South
East
West
ZONING
PC (RC-10)
PC (RC-15)
PC (OS-4
PC (OS-6 & RP-8)
PC (OS-4)
LAND USE
Vacant
Vacant
Vacant
Golf Course/Vacant
High School
RS-7 =
RP-8 =
RC-10 =
RP-13 =
RC-15 =
OS-4 =
OS-6 =
Residential Single Family - 7 District
Residential Planned Development - 8 District
Residential Condominium - 10 District
Residential Planned Development - 13 District
Residential Condominium - 15 District
Open Space - 4 District
Open Space - 6 District
PLANNING\MARTIN\CLASSIC\CLASSICS.113
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Page 3, Item
Keeting Date 11/24/92
I~
EXISTING SITE CHARACTERISTICS
CHAMPIONSHIP CLASSICS I
The area to contain the residential units, streets and
recreational lot is a generally square-shaped, graded piece of
property which gently slopes from south to north. Lot H, the
open space lot at the north and west edges of the project,
slopes down to Greensgate Drive and Eastlake Parkway,
respectively, while the portion of'this same open space lot
along North Greensview Drive will be only several feet above
the level of the street. The other open space lot, Lot I,
will also be only a few feet above street grade.
Immediately adjoining the property to the south is the vacant
R-14 parcel which has a land use designation of RP-13
(Residential Planned Concept). To the east across North
Greensview Drive is residential land containing dwellings to
a density of seven units to the acre. Also across North
Greensview Drive to the northeast is the 7th hole of the golf
course. The new EastLake High School lies west of the project
across Eastlake Parkway, while to the north across Greensgate
Drive, vacant residential land overlooks the site. To the
northwest across EastLake Parkway lies the rear of the future
Vons shopping center site.
CHAMPIONSHIP CLASSICS II
Likewise, the area to contain the residential units and
recreational lot is a generally square-shaped, graded piece of
property which gently slopes from northeast to southwest. The
open space lot at the north and west edges of the project
slopes down to Clubhouse Drive and Eastlake Parkway,
respectively, while the portion of the open space lot along
North Greensview Drive will be only several feet above the
level of the street.
Immediately adjoining the property to the south is the vacant
S-2 parcel which has a land use designation of OS-4 for a
future elementary school. To the east across North Greensview
Drive is the vacant R-15 residential land and the 17th hole of
the golf course. The new EastLake High School lies west of
the project across Eastlake Parkway, while to the north across
Clubhouse Drive, the vacant R-14 land to be used for
residential purposes overlooks the site.
PLANNING\MARTIN\CLASSIC\CLASSICS.113
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Page 4, Item /~
Meeting Date 11/24/92
PROPOSED DEVELOPMENT
CHAMPIONSHIP CLASSICS I
Championship Classics I will contain sixteen lots. Forty-six
detached, single-family, condominium dwellings will be
constructed on Lots 1 to 7, while Lots A to F will contain
streets/easements. Lot G will be a recreational lot, and Lots
H and I will be open space lots. Lot A, located in the
southeast quadrant of the development between open space Lots
H and I, will be the only entry/exit to the project. This
entry/exit will be gated. The circulation pattern of the
project as shown in Lots A to F is circular with road widths
of 25 feet. Recreational Lot G is centered in the project and
has an east/west axis and fronts on both Lots A and D.
CHAMPIONSHIP CLASSICS II
The project will create nineteen lots. Lots 1 to 10 will
contain 78 detached, single-family, condominium dwellings,
while Lots A to Lot G will be for street/easement purposes.
Lot H will be a recreational lot, and Lot I will be an open
space lot. There will be one gated entry/exit located in the
southeast quadrant of the proj ect. The circulation pattern in
the project as shown in Lots A to G is generally circular with
road widths of 25 feet. Recreational Lot H is in the southern
half of the project and has a generally east/west axis with
access from Lot A.
Even though the dwellings for these two tentative subdivision maps
will be single family detached units, the ownership type will be
airspace condominium. Each owner will also retain 1/46th ownership
in Championship Classics I, and 1/78th ownership in Championship
Classics II. Most houses will be constructed on one side parcel
line, which is the so-called zero-lot-Iine form of development.
TENTATIVE SUBDIVISION MAP
The density for Championship Classics I at buildout will be 9.02
dwelling units/acre, while density for Championship Classics II at
buildout will be 9.87 dwelling units/acre. These densities
implement the amendments to the General Development Plan, SPA Plan
and other documents related to EastLake Greens recently approved
under case PCM-92-03. These call for an overall density of 3-to-6
dwelling units per acre for the whole of EastLake Greens.
The lots created as a result of each respective subdivision map are
for phasing purposes. The projects are conditioned for phasing
plans if the developer proceeds with phased construction of the
PLANNING\MARTIN\CLASSIC\CLASSICS.113
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Page 5, Item I (,
Meeting Date 11/24/92
proj ects. Each phase may contain one or more lots which may not be
developed in numerical lot order. In any case, each phase must be
able to stand on its own by meeting the minimum requirements for
parking and improvements in case subsequent phases are delayed.
All streets, the gated entries and the recreational lots must be
constructed with the first phase. The phasing of one project is
not dependent on the phasing of the other one.
PARCEL R-24 AS A GATE-GUARDED COMMUNITY
On May 19, 1992, the Council approved a density transfer which
increased the yield on the projects in question from 4.5 dwellings
per acre to 10 dwellings per acre (PCM-92-03). As part of the
discussion on the density transfer, Council consulted with staff
about a letter from the EastLake Development Company of May 19,
1992 in which EastLake stated that it would "strongly consider the
use of a gated entry (automated) in the parcel R-24 project. II
Based on this, Council passed a motion to refer to Staff the
subject of the proposed gated community as outlined in that letter,
and that Staff return to Council with any recommendations it felt
appropriate and report on any ramifications of the proposed gated
community (Referral No. 2613).
Although the California Vehicle Code, section 21101.6 (copy
attached), clearly prohibits blocking any public street, gated
communities containing private streets can be approved.
Championship Classics I, PCS-92-04, the proj ect proposed to be
located on Parcel R-24, is such a project where a gate-guarded
entrance can be allowed. The reasons for this are as follows:
· This project site is a small (5.1 acres), self-contained site
which was never intended to tie into or extend the public
street system.
· It contains only one access point, and there will be no
through traffic, neither pedestrian nor vehicular.
· It is located in such a setting as to preclude construction of
a second access point.
· The streets will be private and constructed to private street
standards.
. It is located in such a setting as to make the construction of
a second access point undesirable because of the adjoining
streets. EastLake Parkway and Greensview Drive are both
divided roadways with heavier traffic loads than Greensgate
Drive.
PlANNING\MARTIN\ClASSIC\ClASSICS.113
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Page 6, Item ~
Meeting Date 11/24/92
· The proposed access is adequate to handle the anticipated
traffic load going into the project.
· The project has been designed so that potential stacking at
the entrance will not interfere with the Greensgate Drive.
The impact of this gate-guarded entrance on the public is
negligible because there will be no through connectors to
surrounding streets, and the streets will be privately maintained.
The only possible inconvenience may be to visitors to the complex
who must wait for clearance to enter the project at the gate.
The other project being heard tonight, Championship Classics II,
PCS-92-04, will also have a gate-guarded entrance for the same
reasons as outlined above. Again, the impacts to the public are
negligible for the above reasons.
Given the above information, Staff1s recommendation to Council is
to approve the projects as stated in the RECOMMENDATION section of
this report.
FISCAL IMPACT: Not applicable.
PlANNING\MARTIN\ClASSIC\ClASSICS.113
It-?
RESOLUTION NO.
I~ 9~.)..
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE TENTATIVE
SUBDIVISION MAP FOR CHAMPIONSHIP CLASSICS I,
CHULA VISTA TRACT 92-03, MAKING THE NECESSARY
FINDINGS, AND READOPTING THE STATEMENT OF
OVERRIDING CONSIDERATIONS AND THE MITIGATION
MONITORING PROGRAM
WHEREAS, the property which is the subj ect matter of this
resolution is identified and described on Chula Vista Tract 92-03,
and is commonly known as CHAMPIONSHIP CLASSICS I ("Property"); and,
WHEREAS, the Parcel R-24/R-25 Limited Partnership filed a duly
verified application for the subdivision of the Property in the
form of the tentative subdivision map known as Championship
Classics I, Chula vista Tract 92-03, with the Planning Department
of the City of Chula vista on June 23, 1992 ("project"); and,
WHEREAS, said application requested the approval for the
subdivision of approximately 5.1 acres located at the southeast
quadrant of EastLake Parkway and Greensview Drive into sixteen (16)
lots consisting of seven (7) residential lots containing 46 single
family condominium dwellings, one (1) recreational lot, two (2)
open space lots, and six (6) street/easement lots; and
WHEREAS, the development of the Property has been the subject
matter of a General Plan Amendment, Pre-Zone, and General
Development Plan ("GPA") previously approved by the City Council on
August 24, 1982 by Resolution No. 10996 ("GPA Resolution") wherein
the City Council, in the environmental evaluation of said GPA,
relied in part on the EastLake Final Environmental Impact Report
No. 81-03, SCH No. 80121007 ("program EIR 81-03"), a program
environmental impact report as same is defined in CEQA Guideline
section 15168; and,
WHEREAS, the development of the Property has been the subject
matter of a General Development Plan II, sectional Planning Area
Plan and Tentative Subdivision Map (IPCS-88-03") ("SPA Plan")
previously approved by the City Council on July 18, 1989 by
Resolution Nos. 15198-15200 ("SPA Plan Resolution") wherein the
City Council, in the environmental evaluation of said SPA Plan,
relied in part on the "EastLake Greens sectional Planning Area
(SPA) Plan and EastLake Trails Pre-Zone and Annexation Final
Supplemental Environmental Impact Report No. 86-04", SCH No.
86052803 ("FSEIR 86-04"); and,
WHEREAS, the development of the Property has been the subject
matter of an EastLake II General Development Plan Amendment, and
SPA Plan Amendment ("Density Transfer" PCM-92-03) previously
approved by the City Council on May 19,1992 by Resolution Nos.
16628 and 16629 ("Density Transfer Resolution") wherein the City
Council, in the environmental evaluation of said Density Transfer,
It. -7
Resolution No. Page #2
Championship Classics I - PCS-92-03
relied in part on the Negative Declaration for IS-92-04, ("Neg.
Dec."); and,
WHEREAS, this Project is a subsequent activity in the program
of development environmentally evaluated under Program EIR 81-03,
FSEIR 86-04 and Neg. Dec. that is virtually identical in all
relevant respects, including lot size, lot numbers, lot
configurations, transportation corridors, etc., to the proj ect
descriptions in said former environmental evaluations; and,
WHEREAS, the City Environmental Review Coordinator has
reviewed the proposed Tentative Map and determined that it is in
substantial conformance with the GDP II, SPA Plan and Tentative
Subdivision Map PCS-88-03 as modified by the Density Transfer,
therefore no new environmental documents are necessary; and
WHEREAS, the Planning Commission held an advertised public
hearing on said project on October 19, 1992, voted to recommend
that the City Council approve the Tentative Map in accordance with
the findings and conditions listed below and readopted the
Statement of Overriding Considerations and the Mitigation
Monitoring Program; and,
WHEREAS, the City Council set the time and place for a hearing
on said tentative subdivision map application and notice of said
hearing, together with its purpose, was given by its publication a
newspaper of general circulation in the City and its mailing to
property owners within 1,000 feet of the exterior boundaries of the
property at least ten days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as
advertised, namely 6:00 p.m., November 10, 1992, in the Council
Chambers, 276 Fourth Avenue, before the City Council and said
hearing was thereafter closed.
NOW THEREFORE, THE CITY CODNCIL finds, determines and resolves
as follows:
Section 1.
CEQA Finding re Previously Examined Effects.
The City Council hereby finds that the Project, as a later
activity to that evaluated in the Program EIR 81-03, FSEIR 86-
04, and the Negative Declaration for IS-92-04 would have no
new effects that were not examined in the preceding documents
(Guideline 15168 (c) (1).
section 2.
CEQA Finding re Project within Scope of Prior
Program EIR.
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #3
The City Council hereby finds that (1) there were no changes
in the Project from the Program EIR,the FSEIR and the Neg.
Dec. which would require revisions of said reports; (2) no
substantial changes have occurred with respect to the
circumstances under which the project is undertaken since the
previous reports; (3) and no new information of substantial
importance to the proj ect has become available since the
issuance and approval of the prior reports; and that
therefore, no new effects could occur and no new mitigation
measures will be required in addition to those already in
existence and currently made a condition for Project
implementation. Therefore, the City Council approves the
Project as an activity that is within the scope of the project
covered by the Program EIR, FSEIR and the Neg. Dec., and
therefore, no new environmental documents are required
(Guideline 15168(c) (2)).
section 3.
Incorporation of All Feasible Mitigation
Measures and Alternatives.
The City Council does hereby adopt and incorporate herein as
conditions for all approvals herein granted all mitigation
measures and alternatives, if any, which it has determined, by
the findings made in the GPA Resolution, the SPA Resolution,
and the Density Transfer Resolution, to be feasible in the
approval of the General Development Plan, the SPA Plan, and
the Density Transfer respectively.
section 4.
Notice with Later Activities.
The City Council does hereby give notice, to the extent
required by law, that this Project is an activity within the
scope of the program approved earlier in the GPA Resolution,
the SPA Plan Resolution, and the Density Transfer Resolution,
and the Program EIR, FSEIR, and the Neg. Dec. adequately
describe the activity for the purposes of CEQA (Guideline
15168 (e)).
section 5.
General Plan Findings--Conformance to the
General Plan.
Pursuant to Government Code section 66473.5, in the
Subdivision Map Act, finds that the tentative subdivision map
as conditioned herein for CHAMPIONSHIP CLASSICS I, Chula vista
Tract No. 92-03, is in conformance with all the various
elements of the City's General Plan, the EastLake Greens
General Development Plan and Sectional Planning Area Plan
based on the following:
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #4
a. Land Use - Based on the provisions of the General
Plan pertaining to the transfer (Section 6.2) and
clustering (Section 6.3) of residential units
within EastLake Greens, the SPA Plan, as amended
pursuant to PCM-92-03, was deemed to be consistent
with the General Plan. Said amendments allowed for
a yield of 10 dwelling units per acre on the
project site. However, when computed for the whole
of EastLake Greens, the density meets General Plan
requirements of low-medium density (3-6 dujac) per
General Plan requirements.
b. Circulation - The project has a circular private
street system. These streets meet minimum City
requirements for such streets. The project will
not adversely effect the Circulation Element in
that the adjoining street system was designed to
handle the anticipated flow of traffic resulting
from this and other area projects.
c. Housing - The type of housing being proposed is
detached single-family condominiums. This project
meets the goals, objectives and policies of the
Housing Element in that Goals 1 and 4, Objectives 1
and 3 and Policies 2, 6, 7 and 8 are implemented by
this project.
d. Conservation - The adoption of E1R-81-03, E1R-86-04
and the Negative Declaration for 1S-92-04 satisfy
the goals and policies of the Conservation Element
of the General Plan in that mitigation measures
listed in the forgoing documents are applicable to
this project.
e. Park and Recreation, Open Space - The recreational
lot in this project meets the mini park criteria of
section 4.4 of the Parks and Recreation Element and
therefore implements this General Plan Element.
f. Seismic Safety - There are no known active faults
within the vicinity. The closest potentially
active fault is located approximately two miles to
the west of the site.
g. Safety - The project meets the threshold standards
of the Growth Management Plan. A temporary fire
station will be constructed at the northeast corner
of Otay Lakes (Telegraph Canyon) Road and Lane
PLANNING\MARTIN\CLASSIC1\9203CC.~S
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Resolution No.
Championship Classics I - PCS-92-03
Page #5
Avenue at a distance of approximately three-
quarters of a mile.
h. Noise - A noise attenuation wall is required along
the all street boundaries of the open space lot
separating the residential buildings from the
EastLake Parkway corridor, North Greensview Drive
and Greensgate Drive. This wall must meet minimum
City standards for noise attenuation.
i. Scenic Highway - Eastlake Parkway is designated a
Scenic Highway in Section 8.1 of the Land Use
Element. An enhanced landscape plan showing
treatment appropriate for such a highway is
required as part of the conditions of approval. In
addi tion, the proj ect meets the requirements of
section 8.2 of the Housing Element pertaining to
implementation design review of projects adjacent
to scenic highways. (The design review of this
project was accomplished under DRC-93-01.)
j. Bicycle Routes - When the street system in EastLake
Greens was originally constructed, Eastlake Parkway
had bicycle lanes included and thus met the
requirements of the Circulation Element pertaining
to the bicycle plan.
k. Public Buildings - No public buildings are proposed
on the site. The project is required to pay RCT
fees prior to the issuance of building permits.
Section 6. Subdivision Map Act Findings.
a. Balance of Housing Needs and Public Service Needs.
Pursuant to Section 66412.3 of the Subdivision Map
Act, the Council certifies that it has considered
the effect of this approval on the housing needs of
the region and has balanced those needs against the
public service needs of the residents of the City
and the available fiscal and environmental
resources.
b. Opportunities for Natural Heating and Cooling
Incorporated.
The configuration, orientation and topography of
the site partially allows for the optimum siting of
lots for passive or natural heating and cooling
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #6
opportunities as required by Government Code
Section 66473.1.
c. Finding re Suitability for Residential Development.
The site is physically suitable for residential
development and the proposal conforms to all
standards established by the City for such
projects.
section 7.
Conditional Approval of Tentative Subdivision
Map.
The City Council does hereby approve, subject to the following
conditions, the tentative subdivision map for CHAMPIONSHIP
CLASSICS I, Chula vista Tract 92-03. Unless otherwise
specified, all Conditions and Code Requirements shall be fully
completed to the City's satisfaction prior to the approval of
the First Final Map. Unless otherwise specified, "dedicate"
means grant the appropriate easement, rather than fee title.
The Developer shall:
General/Preliminarv.
1. Satisfy all mitigation measures required before Final Map
approval by Final Supplemental Environmental Impact
Report for EastLake Greens (FSEIR) 86-04 and Neg. Dec.
for IS-92-04, which mitigation measures are hereby
incorporated into this Resolution by reference. Any such
measures not satisfied by a specific condition of this
Resolution or by the project design shall be implemented
to the satisfaction of the Director of Planning.
Mitigation measures shall be monitored via the Mitigation
Moni toring Program approved in conj unction with the FSEIR
and Neg. Dec.. Modification of the sequence of
mitigation shall be at the discretion of the Director of
Planning should changes in circumstances warrant such
revision.
2. Unless otherwise conditioned, comply with, remain in
compliance with, and implement, the terms, conditions and
provisions of the EastLake II General Development Plan,
EastLake Greens sectional Planning Area Plan, EastLake
Greens Planned Community District Regulations, the
EastLake Development Agreement, the Water Conservation
Plan and Air Quality Improvement Plan for EastLake
Greens, the Regional Air Quality Plan, Design Guidelines
and the Public Facilities Financing Plan approved by the
Council ("Plans") as are applicable to the property which
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #7
is the subject matter of this Tentative Map, prior to
approval of the Final Map, or shall have entered into an
agreement with the City, providing the City with such
security (including recordation of covenants running with
the land) and implementation procedures as the City may
require, assuring that, after approval of the Final Map,
the developer shall continue to comply with, remain in
compliance with, and implement such Plans. Developer
shall agree to waive any claim that the adoption of a
final Water Conservation Plan or Air Quality Improvement
Plan constitutes an improper subsequent imposition of the
condition.
3.
Pay fees applicable to the project,
the City Code and Council Policy,
limited to:
in accordance with
including but not
a. The Public Facilities Development Impact Fees
b. The Eastern Chula vista Transportation Development
Impact Fees (DIF). A portion of the Transportation
DIF is funded through Assessment District 90-3.
The balance due to increased density is payable.
c. Signal Participation Fees
d. All applicable sewer fees, including but not
limited to sewer connection fees.
Pay the amount of said fees in effect at the time of
issuance of building permits. The developer is advised
that fees periodically change, and that it is the
developer's responsibility to contact the appropriate
City department or government agency to ascertain the
amount of a given fee due at the time of collection.
CC & R's.
4. File with the City of Chula Vista a copy of the
Declaration of Covenants, Conditions and Restrictions
(CC&R's) applicable to the subject property. The CC&R's
shall include, among others, provisions for the:
a. Formation of a home owner's association (ROA).
b. ROA responsibilities to maintain all private
driveways, common areas and drainage systems.
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #8
c. Prohibition of television antennas, garage
conversions, parking outside of designated areas,
parking of recreational vehicles and boat trailers.
d. Inclusion of the City of Chula vista named as a
party to said Declaration authorizing the City to
enforce the terms and conditions of the Declaration
in the same manner as any owner within the
subdivision.
Open Space.
5. Construct a noise attenuation wall along the length of
the proj ects I frontage with Eastlake Parkway, North
Greensview Drive and Greensgate Drive, as required per
EIR-86-04. Said noise attenuation wall shall be located
within the open space lot. The design and location of
said noise attenuation wall is subj ect to review and
approval of the Director of Planning.
6. Include any open space lot in the EastLake II Community
Association maintenance responsibility area.
7. Make an offer of dedication in fee to the City of all
open space lots for potential incorporation into EastLake
Maintenance District No.1.
8. Submit plans showing the design and location of a project
identification sign to the Director of Planning for
review and approval. The identification sign shall
contain the name of the complex and a location map, shall
be internally lit and not exceed the maximum dimensions
as authorized in Chapter 19.60 of the Municipal Code. The
sign shall be placed prominently at the entrance. The
design and materials shall be complementary to and
compatible with the approved architectural design of the
project.
9. Submi t a phasing plan to the Planning Department prior to
first final map approval. Said phasing plan is subject
to approval by the City Engineer and the Director of
Planning. The phasing plan shall consist of:
a. A site plan showing on it the lot lines and
numbers, the phase I ines and numbers, number of
dwelling units in each phase, number of covered and
open parking spaces in each phase, and public and
private improvements to be installed for each
phase. The site plan for each phase shall show
parking and other improvements in sufficient
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #9
numbers to serve that phase. The recreation lot
shall be included in and constructed with the first
phase.
b. A table showing the phase number, the lots included
in the phase, the number of units in each phase,
the number of open and covered parking spaces in
each phase, the cumulative parking and the required
parking for each phase.
10. Submit a comprehensive landscape plan for review and.
approval of the City Landscape Architect prior to
approval of the first Final Map. Submit comprehensive,
detailed landscape and irrigation plans, erosion control
plans and detailed water management guidelines for all
landscape irrigation in accordance with the Chula vista
Landscape Manual for the associated landscaping in each
Final Map. The landscaping format within the project
shall be in substantial conformance with Section 6.4
(General Landscape Concept) of the EastLake Greens SPA.
Streets.
11. Design and construct all streets to meet the City
standards for private streets, or as approved by the City
Engineer. Submit improvement plans for prior approval by
the City Engineer detailing the horizontal and vertical
alignment of the center line of said streets.
12. Install decorative concrete paving, signing or other
improvements required by the City Engineer to identify
the boundary between the public and private roadway at
the entrance to the proposed development on South
Greensview Drive. Decorative paving shall be located
entirely within private property.
13. Design and construct an entrance to the proposed
development which is a minimum 73 ft. wide, curb-to-curb,
to the satisfaction of the City Engineer.
Water and Sewers.
14. Guarantee and construct public sewers as shown on the
tentative map.
15. Grant on the final map access and maintenance easements
for all sewer facilities.
PLANNING\MARTIN\CLASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #10
16. As successor in interest to EastLake, comply with the
Telegraph Canyon Basin Sewer Monitoring and Gravity Basin
Usage Agreement approved by Resolution 15449, and pay
applicable basin fees as may be adopted by City Council
as provided in said agreement.
17. Loop the water system out of the proj ect site to EastLake
Parkway or Greensgate Drive as required by the otay Water
District in their letter of August 13, 1992, or as
otherwise directed by otay Water District.
Gradinq and Drainaqe.
18. Submit an erosion and sedimentation control plan as part
of any grading plans.
Aqreements.
Enter into
agreement(s)
( a)
to:
supplemental
subdivision
19. Hold the City harmless from any liability for erosion,
siltation, or increased flow of drainage resulting from
this project.
20. Permit all franchised cable television companies (UCable
Companyl') equal opportunity to place conduit and provide
cable television service to each lot within the
subdivision. However, developer shall restrict access to
the conduit to only those franchised cable television
companies who are and remain in compliance with all of
the terms and conditions of the franchise and which are
in further compliance with all other rules, regulations,
ordinances and procedures regulating and affecting the
operation of cable television companies as same may have
been, or may from time to time be issued by the City of
Chula Vista.
21. Defend, indemnify and hold harmless the City and its
agents, officers and employees from any claim, action or
proceeding against the City, or its agents, officers or
employees to attack, set aside, void or annul any
approval by the City, including approval by its Planning
Commission, City Councilor any approval by its agents,
officers, or employees with regard to this subdivision;
on the condition that the City promptly notify the
subdivider of any claim, action or proceeding; and on the
further condition that the City fully cooperates in the
defense.
PlANNING\MARTIN\ClASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #11
22. Authorize the City to withhold building permits for any
unites) in the subject subdivision if anyone of the
following occur:
a. Regional development threshold limits set by the
East Chula Vista Transportation Phasing Plan have
been reached.
b. Traffic volumes, levels of service, public
utilities and/or services exceed the adopted City
threshold standards.
23. Not oppose formation of a zone within EastLake
Maintenance District No. 1 (or a new district) for the
Telegraph Canyon Flood Control Channel.
24. Prepare a disclosure form to be signed by the home buyer
acknowledging that additional fees have been paid into
the Assessment District or the Transportation DIF Funds,
and that these additional fees are reflected in the
purchase price of the home. The form shall be approved
by the City Engineer.
Miscellaneous.
25. Pay additional fees on a fair-share basis into the
Assessment District Numbers 85-2 and 90-3 Funds due to
the additional uni ts approved subsequent to District
formation.
26. Pay all costs associated with reapportionment of
assessments for Assessment District Numbers 85-2 and 90-3
as a result of subdivision of lands within the project
boundary. Request reapportionment and provide a deposit
to the City estimated at $40/unit/district to cover costs
prior to approval of a final map for any unit.
27. Tie the boundary of the subdivision to the California
Coordinate System - Zone VI (NAD 1983) or as determined
by the City Engineer.
28. Comply with all relevant Federal, State and local
regulations, including the Clean Water Act the National
Pollutant Discharge Elimination System (NPDES). The
developer shall be responsible for providing
documentation to demonstrate said compliance as required
by the City Engineer.
PLANNING\MARTIN\CLASSIC1\9203CC.RES
1"-/7
Resolution No.
Championship Classics I - PCS-92-03
Page #12
29. Provide the City with the Final Map in a digital format
such as (DXF) graphic file. This Computer Aided Design
(CAD) copy of the Final Map shall be based on accurate
coordinate geometry calculations and shall be submitted
in duplicate on 5-1/2" HD floppy disk prior to Final Map
approval.
city Code Reauirements.
30. Comply with all applicable sections of the Chula vista
Municipal Code. Preparation of the Final Map and all
plans shall be in accordance with the provisions of the
Subdivision Map Act and the City of Chula vista
Subdivision Ordinance and Subdivision Manual.
31. Underground all utilities within the subdivision in
accordance with Municipal Code requirements.
32. Pay the Telegraph Canyon Drainage Basin Development
Impact Fee prior to approval of the final map. Currently
the amount is $20,108 (5.127 gross acres x $3,922/AC) but
is subject to change based on the fee schedule effective
at the time of payment.
33. Provide some lots with residential fire sprinkler systems
due to access requirements as determined by the Fire
Marshal.
34. Comply with California Code of Regulations, Title 24 and
any other energy conservation ordinances and policies in
effect at the time construction occurs on the property.
failing any of which conditions, or failing the continued
maintenance of same as the condition may require, this conditional
approval and any entitlement accruing hereunder, shall, following
a public hearing by the City Council at which the Applicant or his
successor in interest is given notice and the opportunity to appear
and be heard with regard thereto, be terminated or modified by the
City Council.
Section 8.
CEQA Findings.
The City Council hereby finds that the Project, as a later
activity to that evaluated in the Program EIR 81-03, FSEIR 86-
04, and the Negative Declaration for IS-92-04 would have no
new effects that were not examined in the preceding documents
(Guideline 15168 (c) (1).
PlANNING\MARTIN\ClASSIC1\9203CC.RES
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Resolution No.
Championship Classics I - PCS-92-03
Page #13
a. Re-adoption of Findings - The Council does hereby
re-approve, accept as its own, and re-incorporate
as if set forth full herein, and make each and
everyone of the CEQA Findings as found in the
Program EIR 81-03, FSEIR 86-04, and the Negative
Declaration for IS-92-04.
b. Feasibility of Alternatives - As is also noted in
the environmental documents referenced in the
immediately preceding paragraph, alternatives to
the Project which were identified as potentially
feasible are hereby found not to be feasible.
c. Adoption of Mitigation Monitoring Program - As
required by the Public Resources Code section
21081. 6, City Council hereby re-adopts the
Mitigation Monitoring and Reporting Program
("Program") incorporated herein by reference as if
set forth in full. The City Council finds that the
Program is designed to ensure that during the
project implementation and operation, the Applicant
and other responsible parties implement the project
components and comply with the feasible mitigation
measures identified in the Findings and in the
Program.
d. statement of Overriding Considerations - Even after
the re-adoption of all feasible mitigation
measures, certain significant or potentially
significant environmental affects caused by the
project or cumulatively will remain. Therefore,
the City Council of the City of Chula vista re-
issues, pursuant to CEQA Guidelines Section 15093,
a Statement of Overriding Considerations
identifying the specific economic, social, and
other considerations that render the unavoidable
significant adverse environmental effects still
significant but acceptable.
Section 9. Notice of Determination.
City Council directs the Environmental Review Coordinator to
post a Notice of Determination and file the same with the
County Clerk.
Presented by
Approved as to form by
PLANNING\MARTIN\CLASSIC1\9203CC.RES
/1,'17
Resolution No.
Championship Classics I - PCS-92-03
A
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
city Attorney
PlANNING\MARTIN\ClASSIC1\9203CC.RES
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RESOLUTION NO.
/"f~3
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE TENTATIVE
SUBDIVISION MAP FOR CHAMPIONSHIP CLASSICS II,
CHULA VISTA TRACT 92-04, MAKING THE NECESSARY
FINDINGS, AND READOPTING THE STATEMENT OF
OVERRIDING CONSIDERATIONS AND THE MITIGATION
MONITORING PROGRAM
WHEREAS, the property which is the subject matter of this
resolution is identified and described on Chula vista Tract 92-04,
and is commonly known as CHAMPIONSHIP CLASSICS II ("property");
and,
WHEREAS, the Parcel R-24/R-25 Limited Partnership filed a duly
verified application for the subdivision of the Property in the
form of the tentative subdivision map known as Championship
Classics II, Chula vista Tract 92-04, with the Planning Department
of the City of Chula vista on June 23, 1992 ("project"); and,
WHEREAS, said application requested the approval for the
subdivision of approximately 7.9 acres located on at the southeast
quadrant of EastLake Parkway and Clubhouse Drive into nineteen (19)
lots consisting of ten (10) residential lots containing 78 single
family condominium dwellings, one (1) recreational lot, seven (7)
street/easement lots and one (1) open space lot; and
WHEREAS, the development of the Property has been the subject
matter of a General Plan Amendment, Pre-Zone, and General
Development Plan ("GPA") previously approved by the City Council on
August 24, 1982 by Resolution No. 10996 ("GPA Resolution") wherein
the City council, in the environmental evaluation of said GPA,
relied in part on the EastLake Final Environmental Impact Report
No. 81-03, SCH No. 80121007 ("Program EIR 81-03"), a program
environmental impact report as same is defined in CEQA Guideline
Section 15168; and,
WHEREAS, the development of the Property has been the subject
matter of a General Development Plan II, Sectional Planning Area
Plan and Tentative Subdivision Map ("PCS-88-03") ("SPA Plan")
previously approved by the City council on July 18, 1989 by
Resolution Nos. 15198-15200 ("SPA Plan Resolution") wherein the
City Council, in the environmental evaluation of said SPA Plan,
relied in part on the "EastLake Greens Sectional Planning Area
(SPA) Plan and EastLake Trails Pre-Zone and Annexation Final
Supplemental Environmental Impact Report No. 86-04", SCH No.
86052803 ("FSEIR 86-04"); and,
WHEREAS, the development of the Property has been the subject
matter of an EastLake II General Development Plan Amendment, and
SPA Plan Amendment ("Density Transfer" PCM-92-03) previously
approved by the city council on May 19,1992 by Resolution Nos.
16628 and 16629 ("Density Transfer Resolution") wherein the city
)~~/
Resolution No.
Championship Classics II - PCS-92-04
Page #2
Council, in the environmental evaluation of said Density Transfer,
relied in part on the Negative Declaration for IS-92-04, ("Neg.
Dec."); and,
WHEREAS, this Project is a subsequent activity in the program
of development environmentally evaluated under Program EIR 81-03,
FSEIR 86-04 and Neg. Dec. that is virtually identical in all
relevant respects, including lot size, lot numbers, lot
configurations, transportation corridors, etc., to the proj ect
descriptions in said former environmental evaluations; and,
WHEREAS, the City Environmental Review Coordinator has
reviewed the proposed Tentative Map and determined that it is in
substantial conformance with the GDP II, SPA Plan and Tentative
Subdivision Map PCS-88-03 as modified by the Density Transfer,
therefore no new environmental documents are necessary; and
WHEREAS, the Planning Commission held an advertised public
hearing on said project on October 19, 1992, voted to recommend
that the City Council approve the Tentative Map in accordance with
the findings and conditions listed below and readopted the
Statement of Overriding Considerations and the Mitigation
Monitoring Program; and,
WHEREAS, the City Council set the time and place for a hearing
on said tentative subdivision map application and notice of said
hearing, together with its purpose, was given by its publication a
newspaper of general circulation in the City and its mailing to
property owners within 1,000 feet of the exterior boundaries of the
property at least ten days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as
advertised, namely 6:00 p.m., November 10, 1992, in the Council
Chambers, 276 Fourth Avenue, before the City Council and said
hearing was thereafter closed.
NOW THEREFORE, THE CITY COUNCIL finds, determines and resolves
as fol16ws:
Section 1.
CEQA Finding re Previously Examined Effects.
The City Council hereby finds that the Project, as a later
activity to that evaluated in the Program EIR 81-03, FSEIR 86-
04, and the Negative Declaration for IS-92-04 would have no
new effects that were not examined in the preceding documents
(Guideline 15168 (c) (1).
PlANNING\MARTIN\ClASSIC2\9204CC.RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #3
CEQA Finding re Project within Scope of Prior
Program EIR.
The city Council hereby finds that (1) there were no changes
in the Project from the Program EIR,the FSEIR and the Neg.
Dec. which would require revisions of said reports; (2) no
substantial changes have occurred with respect to the
circumstances under which the project is undertaken since the
previous reports; (3) and no new information of substantial
importance to the proj ect has become available since the
issuance and approval of the prior reports; and that
therefore, no new effects could occur and no new mitigation
measures will be required in addition to those already in
existence and currently made a condition for project
implementation. Therefore, the city council approves the
Project as an activity that is within the scope of the project
covered by the Program EIR, FSEIR and the Neg. Dec., and
therefore, no new environmental documents are required
(Guideline 15168(c) (2)).
section 2.
section 3.
Incorporation of All Feasible Mitigation
Measures and Alternatives.
The City Council does hereby adopt and incorporate herein as
conditions for all approvals herein granted all mitigation
measures and alternatives, if any, which it has determined, by
the findings made in the GPA Resolution, the SPA Resolution,
and the Density Transfer Resolution, to be feasible in the
approval of the General Development Plan, the SPA Plan, and
the Density Transfer respectively.
section 4.
Notice with Later Activities.
The city council does hereby give notice, to the extent
required by law, that this project is an activity within the
scope of the program approved earlier in the GPA Resolution,
the SPA Plan Resolution, and the Density Transfer Resolution,
and the Program EIR, FSEIR, and the Neg. Dec. adequately
describe the activity for the purposes of CEQA (Guideline
15168 (e)).
section 5.
General Plan Findings--Conformance to the
General Plan.
Pursuant to Government Code section 66473.5, in the
Subdivision Map Act, finds that the tentative subdivision map
as conditioned herein for CHAMPIONSHIP CLASSICS II, Chula
vista Tract No. 92-04, is in conformance with all the various
PLANN I NG\MART IN\CLASSIC2\9204CC. RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #4
elements of the City's General Plan, the EastLake Greens
General Development Plan and Sectional Planning Area Plan
based on the following:
a. Land Use - Based on the provisions of the General
Plan pertaining to the transfer (Section 6.2) and
clustering (Section 6.3) of residential units
within EastLake Greens, the SPA Plan, as amended
pursuant to PCM-92-03, was deemed to be consistent
with the General Plan. Said amendments allowed for
a yield of 10 dwelling units per acre on the
project site. However, when computed for the whole
of EastLake Greens, the density meets General Plan
requirements of low-medium density (3-6 dujac) per
General Plan requirements.
b. Circulation - The project has a circular private
street system. These streets meet minimum City
requirements for such streets. The project will
not adversely effect the Circulation Element in
that the adjoining street system was designed to
handle the anticipated flow of traffic resulting
from this and other area projects.
c. Housing - The type of housing being proposed is
detached single-family condominiums. This project
meets the goals, objectives and policies of the
Housing Element in that Goals 1 and 4, Objectives 1
and 3 and Policies 2, 6, 7 and 8 are implemented by
this project.
d. Conservation - The adoption of EIR-81-03, EIR-86-04
and the Negative Declaration for IS-92-04 satisfy
the goals and policies of the Conservation Element
of the General Plan in that mitigation measures
listed in the forgoing documents are applicable to
this project.
e. Park and Recreation, Open Space - The recreational
lot in this project meets the mini park criteria of
section 4.4 of the Parks and Recreation Element and
therefore implements this General Plan Element.
f. seismic Safety - There are no known active faults
within the vicinity. The closest potentially
active fault is located approximately two miles to
the west of the site.
PLANNING\MARTIN\CLASSIC2\9204CC.RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #5
g. Safety - The project meets the threshold standards
of the Growth Management Plan. A temporary fire
station will be constructed at the northeast corner
of otay Lakes (Telegraph Canyon) Road and Lane
Avenue at a distance of approximately three-
quarters of a mile.
h. Noise - No noise conditions are required in that
EIR 86-04 assessed noise impacts to this site and
found that mitigation measures are not necessary.
i. Scenic Highway - Eastlake Parkway is designated a
Scenic Highway in section 8.1 of the Land Use
Element. An enhanced landscape plan showing
treatment appropriate for such a highway is
required as part of the conditions of approval. In
addition, the project meets the requirements of
section 8.2 of the Housing Element pertaining to
implementation design review of projects adjacent
to scenic highways. (The design review of this
project was accomplished under DRC-93-01.)
j. Bicycle Routes - When the street system in EastLake
Greens was originally constructed, Eastlake Parkway
had bicycle lanes included and thus met the
requirements of the Circulation Element pertaining
to the bicycle plan.
k. Public Buildings - No public buildings are proposed
on the site. The project is required to pay RCT
fees prior to the issuance of building permits.
section 6. Subdivision Map Act Findings.
a. Balance of Housing Needs and Public service Needs.
Pursuant to Section 66412.3 of the Subdivision Map
Act, the council certifies that it has considered
the effect of this approval on the housing needs of
the region and has balanced those needs against the
public service needs of the residents of the city
and the available fiscal and environmental
resources.
b. opportunities for Natural Heating and cooling
Incorporated.
PLANNING\MARTIN\CLASSIC2\9204CC.RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #6
The configuration, orientation and topography of
the site partially allows for the optimum siting of
lots for passive or natural heating and cooling
opportunities as required by Government Code
Section 66473.1.
c. Finding re Suitability for Residential Development.
The site is physically suitable for residential
development and the proposal conforms to all
standards established by the City for such
projects.
Section 7.
Conditional Approval of Tentative Subdivision
Map.
The City Council does hereby approve, subject to the following
conditions, the tentative subdivision map for CHAMPIONSHIP
CLASSICS II, Chula Vista Tract 92-04. Unless otherwise
specified, all Conditions and Code Requirements shall be fully
completed to the City's satisfaction prior to the approval of
the First Final Map. Unless otherwise specified, "dedicate"
means grant the appropriate easement, rather than fee title.
The Developer shall:
General/Preliminarv.
1. Satisfy all mitigation measures required before Final Map.
approval by Final Supplemental Environmental Impact
Report for EastLake Greens (FSEIR) 86-04 and Neg. Dec.
for IS-92-04, which mitigation measures are hereby
incorporated into this Resolution by reference. Any such
measures not satisfied by a specific condition of this
Resolution or by the project design shall be implemented
to the satisfaction of the Director of Planning.
Mitigation measures shall be monitored via the Mitigation
Monitoring Program approved in conjunction with the FSEIR
and Neg. Dec.. Modification of the sequence of
mitigation shall be at the discretion of the Director of
Planning should changes in circumstances warrant such
revision.
2. Unless otherwise conditioned, comply with, remain in
compliance with, and implement, the terms, conditions and
provisions of the EastLake II General Development Plan,
EastLake Greens sectional Planning Area Plan, EastLake
Greens Planned Community District Regulations, the
EastLake Development Agreement, the Water Conservation
PLANNING\MARTIN\CLASSIC2\9204CC.RES
)&--2/,
Resolution No.
Championship Classics II - PCS-92-04
Page #7
Plan and Air Quality Improvement Plan for EastLake
Greens, the Regional Air Qualiyt Plan, Design Guidelines
and the Public Facilities Financing Plan approved by the
Council ("Plans") as are applicable to the property which
is the subject matter of this Tentative Map, prior to
approval of the Final Map, or shall have entered into an
agreement with the City, providing the City with such
security (including recordation of covenants running with
the land) and implementation procedures as the City may
require, assuring that, after approval of the Final Map,
the developer shall continue to comply with, remain in
compliance with, and implement such Plans. Developer
shall agree to waive any claim that the adoption of a
final Water Conservation Plan or Air Quality Improvement
Plan constitutes an improper subsequent imposition of the
condition.
3. Pay fees applicable to the project, in accordance with
the city Code and Council Policy, including but not
limited to:
a. The Public Facilities Development Impact Fees
b. The Eastern Chula vista Transportation Development
Impact Fees (DIF). A portion of the Transportation
DIF is funded through Assessment District 90-3.
The balance due to increased density is payable.
c. Signal Participation Fees
d. All applicable sewer fees, including but not
limited to sewer connection fees.
Pay the amount of said fees in effect at the time of
issuance of building permits. The developer is advised
that fees periodically change, and that it is the
developer's responsibility to contact the appropriate
City department or government agency to ascertain the
amount of a given fee due at the time of collection.
CC & R's.
4. File with the city of Chula vista a copy of the
Declaration of Covenants, Conditions and Restrictions
(CC&R's) applicable to the subject property. The CC&R's
shall include, among others, provisions for the:
a. Formation of a home owner's association (HOA).
PLANNING\MARTIN\CLASSIC2\9204CC.RES
/t.,,;J. 7
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Resolution No.
Championship Classics II - PCS-92-04
Page #8
b. HOA responsibilities to maintain all private
driveways, common areas and drainage systems.
c. Prohibition of television antennas, garage
conversions, parking outside of designated areas,
parking of recreational vehicles and boat trailers.
d. Inclusion of the City of Chula vista named as a
party to said Declaration authorizing the City to
enforce the terms and conditions of the Declaration
in the same manner as any owner within the
subdivision.
Open Space.
5. Construct a wall along the length of the proj ects I
frontage with Eastlake Parkway, South Greensview Drive
and Clubhouse Drive. Said wall shall be located within
the open space lot. The design and location of said wall
is subject to review and approval of the Director of
Planning.
6. Include any open space lot in the EastLake II Community
Association maintenance responsibility area.
7. Make an offer of dedication in fee to the City of all
open space lots for potential incorporation into EastLake
Maintenance District No.1.
8. Submit plans showing the design and location of a project
identification sign to the Director of Planning for
review and approval. The identification sign shall
contain the name of the complex and a location map, shall
be internally lit and not exceed the maximum dimensions
as authorized in Chapter 19.60 of the Municipal Code. The
sign shall be placed prominently at the entrance. The
design and materials shall be complementary to and
compatible with the approved architectural design of the
project.
9. Submit a phasing plan to the Planning Department prior to
first final map approval. Said phasing plan is subject
to approval by the City Engineer and the Director of
Planning. The phasing plan shall consist of:
a. A site plan showing on it the lot lines and
numbers, the phase lines and numbers, number of
dwelling units in each phase, number of covered and
PLANNING\MARTIN\CLASSIC2\9204CC.RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #9
open parking spaces in each phase, and public and
private improvements to be installed for each
phase. The site plan for each phase shall show
parking and other improvements in sufficient
numbers to serve that phase. The recreation lot
shall be included in and constructed with the first
phase.
b. A table showing the phase number, the lots included
in the phase, the number of units in each phase,
the number of open and covered parking spaces in
each phase, the cumulative parking and the required
parking for each phase.
10. Submit a comprehensive landscape plan for review and
approval of the City Landscape Architect prior to
approval of the first Final Map. Submit comprehensive,
detailed landscape and irrigation plans, erosion control
plans and detailed water management guidelines for all
landscape irrigation in accordance with the Chula vista
Landscape Manual for the associated landscaping in each
Final Map. The landscaping format within the project
shall be in substantial conformance with Section 6.4
(General Landscape Concept) of the EastLake Greens SPA.
Streets.
11. Design and construct all streets to meet the City
standards for private streets, or as approved by the City
Engineer. Submit improvement plans for prior approval by
the City Engineer detailing the horizontal and vertical
alignment of the center line of said streets.
12. Install decorative concrete paving, signing or other
improvements required by the City Engineer to identify
the boundary between the public and private roadway at
the entrance to the proposed development on South
Greensview Drive. Decorative paving shall be located
entirely within private property.
13. Design and construct an entrance to the proposed
development which is a minimum 73 ft. wide, curb-to-curb,
to the satisfaction of the City Engineer.
Water and Sewers.
14. Guarantee and construct public sewers as shown on the
tentative map.
PLANNING\MART I N\CLASSI C2\9204CC. RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #10
15. Grant on the final map access and maintenance easements
for all sewer facilities.
16. As successor in interest to EastLake, comply with the
Telegraph Canyon Basin Sewer Monitoring and Gravity Basin
Usage Agreement approved by Resolution 15449, and pay
applicable basin fees as may be adopted by City Council
as provided in said agreement.
17. Loop the water system out of the project site to EastLake
Parkway or Clubhouse Drive as required by the otay Water
District in their letter of August 13, 1992, or as
otherwise directed by otay Water District.
Gradinq and Drainage.
18. Submit an erosion and sedimentation control plan as part
of any grading plans.
Aqreements.
Enter into (a)
agreement(s) to:
supplemental
subdivision
19. Hold the City harmless from any liability for erosion,
siltation, or increased flow of drainage resulting from
this project.
20. Permit all franchised cable television companies ("Cable
Company") equal opportunity to place conduit and provide
cable television service to each lot within the
subdivision. However, developer shall restrict access to
the conduit to only those franchised cable television
companies who are and remain in compliance with all of
the terms and conditions of the franchise and which are
in further compliance with all other rules, regulations,
ordinances and procedures regulating and affecting the
operation of cable television companies as same may have
been, or may from time to time be issued by the City of
Chula vista.
21. Defend, indemnify and hold harmless the City and its
agents, officers and employees from any claim, action or
proceeding against the City, or its agents, officers or
employees to attack, set aside, void or annul any
approval by the City, including approval by its Planning
Commission, City councilor any approval by its agents,
officers, or employees with regard to this subdivision;
on the condition that the City promptly notify the
subdivider of any claim, action or proceeding; and on the
PLANNING\MARTIN\CLASSIC2\9204CC.RES
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Resolution No.
Championship Classics II - PCS-92-04
Page #11
further condition that the City fully cooperates in the
defense.
22. Authorize the City to withhold building permits for any
unites) in the subject subdivision if anyone of the
following occur:
a. Regional development threshold limits set by the
East Chula vista Transportation Phasing Plan have
been reached.
b. Traffic volumes, levels of service, public
utilities and/or services exceed the adopted City
threshold standards.
23. Prepare a disclosure form to be signed by the home buyer
acknowledging that additional fees have been paid into
the Assessment District or the Transportation DIF Funds,
and that these additional fees are reflected in the
purchase price of the home. The form shall be approved
by the City Engineer.
Miscellaneous.
24. Pay additional fees on a fair-share basis into the
Assessment District Numbers 85-2, 90-3 and 91-1 Funds due
to the additional units approved subsequent to District
formation.
25. Pay all costs associated with reapportionment of
assessments for Assessment District Numbers 85-2, 90-3
and 91-1 as a result of subdivision of lands within the
project boundary. Request reapportionment and provide a
deposit to the City estimated at $40/unit/district to
cover costs prior to approval of a final map for any
unit.
26. Tie the boundary of the subdivision to the California
Coordinate System - Zone VI (NAD 1983) or as determined
by the City Engineer.
27. Comply with all relevant Federal, State and local
regulations, including the Clean Water Act the National
Pollutant Discharge Elimination System (NPDES). The
developer shall be responsible for providing
documentation to demonstrate said compliance as required
by the City Engineer.
PLANNING\MARTIN\CLASSIC2\9204CC.RES
It--J /
Resolution No.
Championship Classics II - PCS-92-04
Page #12
28. Provide the City with the Final Map in a digital format
such as (DXF) graphic file. This Computer Aided Design
(CAD) copy of the Final Map shall be based on accurate
coordinate geometry calculations and shall be submitted
in duplicate on 5-1/2" HD floppy disk prior to Final Map
approval.
citv Code Reauirements.
29. Comply with all applicable sections of the Chula Vista
Municipal Code. Preparation of the Final Map and all
plans shall be in accordance with the provisions of the
Subdivision Map Act and the City of Chula Vista
Subdivision Ordinance and Subdivision Manual.
30. Underground all utilities within the subdivision in
accordance with Municipal Code requirements.
31. Provide some lots with residential fire sprinkler systems
due to access requirements as determined by the Fire
Marshal.
32. Comply with Title 24 and any other energy conservation
ordinances and policies in effect at the time
construction occurs on the property in conformance with
this Tentative Map.
failing any of which conditions, or failing the continued
maintenance of same as the condition may require, this conditional
approval and any entitlement accruing hereunder, shall, following
a public hearing by the City Council at which the Applicant or his
successor in interest is given notice and the opportunity to appear
and be heard with regard thereto, be terminated or modified by the
City Council.
Section 8.
CEQA Findings.
The City Council hereby finds that the Project, as a later
activity to that evaluated in the Program EIR 81-03, FSEIR 86-
04, and the Negative Declaration for IS-92-04 would have no
new effects that were not examined in the preceding documents
(Guideline 15168 (c) (1).
a. Re-adoption of Findings - The Council does hereby
re-approve, accept as its own, and re-incorporate
as if set forth full herein, and make each and
everyone of the CEQA Findings as found in the
PLANNING\MARTIN\CLASSIC2\9204CC.RES
/t~Y~
Resolution No.
Championship Classics II - PCS-92-04
Page #13
Program EIR 81-03, FSEIR 86-04, and the Negative
Declaration for IS-92-04.
b. Feasibility of Alternatives - As is also noted in
the environmental documents referenced in the
immediately preceding paragraph, alternatives to
the Project which were identified as potentially
feasible are hereby found not to be feasible.
c. Adoption of Mitigation Monitoring Program - As
required by the Public Resources Code section
21081.6, City Council hereby re-adopts the
Mitigation Monitoring and Reporting Program
("Program") incorporated herein by reference as if
set forth in full. The City Council finds that the
Program is designed to ensure that during the
project implementation and operation, the Applicant
and other responsible parties implement the project
components and comply with the feasible mitigation
measures identified in the Findings and in the
Program.
d. Statement of Overriding Considerations - Even after
the re-adoption of all feasible mi tigation
measures, certain significant or potentially
significant environmental affects caused by the
project or cumulatively will remain. Therefore,
the City Council of the City of Chula Vista re-
issues, pursuant to CEQA Guidelines Section 15093,
a Statement of Overriding Considerations
identifying the specific economic, social, and
other considerations that render the unavoidable
significant adverse environmental effects still
significant but acceptable.
Section 9. Notice of Determination.
City Council directs the Environmental Review Coordinator to
post a Notice of Determination and file the same with the
County Clerk.
Robert A. Leiter
Director of Planning
PLANNING\MARTIN\CLASSIC2\9204CC.RES
/
Bruce M. Boogaa
City Attorney
Presented by
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File No.
PUBLIC HEARING CHECK LIST
CITY COUNCIL PUBLIC HEARING DATE \~ d...,\ \G &-
SUBJECT ~~'\l'~~<S\~1 ~T +- Cl\[v\h 0'L&'l'\ 4l~fl ~ ][
LOCATION
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SENT TO STAR NEWS FOR PUBLICATION.. BY FAX~; BY HAND_; BY MAIL
\\\ \l\\qy
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PUBLICATION DATE
MAILED NOTICES TO PROPERTY OWNERS
NO. MAILED
PER GC 54992 Legislative Staff, Construction Industry Fed, 6336 Greenwich Dr Suire r. San Diego, 92122
LOGGED IN AGENDA BOOK \ \\ \ t\ q:,.-
COPIES TO:
Administration (4)
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Planning
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Originating Department
Engineering
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City Clerk's Office (2)
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POST ON BULLETIN BOARDS
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SPECIAL INSTRUCTIONS:
.58-
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."~"--,.;",.~,,~;.._,,.,,-"~,~...~~.~---~._._-,_'~--_.'~~--
DATE: November 10, 1992
TO: Beverly Authelet, City Clerk
FROM: Nancy Ripley, Planning Department
SUBJECT:
Referral from Planning Commission meeting of 10/19/92
Please schedule the following for Council consideration at the meeting of
11/24/92
Forwarded herewith: Public Hearing Notice(s) and Mailing List(s).
Forthcoming: Resolution(s)
PH for the purpose of considering two tentative subdivision maps known as
Championship Classics I, Chula Vista Tract PCS-92-03 located at the
southeast quadrant of EastLake Parkway and Greensgate Drive; and
Championship Classics II, Chula Vista Tract PCS-92-04 located at the
southeast quadrant of EastLake Parkway and Clubhouse Drive.
PLEASE TRY TO SCHEDULE THIS PUBLIC HEARING FIRST, IF POSSIBLE. THIS IS ONE
WE WOULD HAVE LIKED TO HAVE SCHEDULED FOR THE 17TH BUT DIDN'T GET IT
ADVERTISED, BECAUSE IT WAS ORIGINALLY A SPECIAL MEETING FOR OTAY RANCH.
It --~}?
_>".",_,~._~__,_.__,,";,__,__.,._e___.'___"'_~>'___"~"_"....,~-
NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE
CITY COUNCIL of the City of Chula vista, California, for the
purpose of considering two tentative subdivision maps known as
CHAMPIONSHIP CLASSICS I, Chula Vista Tract PCS-92-03 located at the
southeast quadrant of Eastlake Parkway and Greensgate Drive; and
CHAMPIONSHIP CLASSICS II, Chula vista Tract PCS-92-04 located at
the southeast quadrant of Eastlake Parkway and Clubhouse Drive,
both in the PC Zone and submitted by PARCEL R-24/R-25 LIMITED
PARTNERSHIP. In the case of PCS-92-03, the applicant proposes to
subdivide 5.1 acres into sixteen (16) lots consisting of seven (7)
residential lots containing 46 single family condominium dwellings,
one recreational lot, two open space lots and six (6) street/
easement lots, and make all required public improvements. In the
case of PCS-92-04, the applicant proposes to subdivide 7.9 acres
into nineteen (19) lots consisting of ten (10) residential lots
containing 78 single family condominium dwellings, one recreational
lot, seven (7) street/easement lots and one open space lot, and
make all required public improvements. Copies of the Tentative
Subdivision Maps are on file for inspection in the office of the
Planning Department.
An environmental impact reports, EIR-81-03 and EIR-86-04, and the
Negative Declaration for IS-92-04 were prepared for EastLake and
EastLake Greens General Plan Amendment, Zone Change, sectional
Planning Area (SPA) Plan Amendment, Tentative Tract Map PCS-88-03,
Conceptual Site Plan and density transfer. This project implements
these previous projects and falls under their purview.
Any petitions to be submitted to the city Council must be received
by the city Clerk's Office no later than noon of the hearing date.
If you wish to challenge the city's action on these Tentative
Subdivision Maps in court, you may be limited to raising only those
issues you or someone else raised at the public hearings described
in this notice, or in written correspondence delivered to the City
council at or prior to the public hearings.
SAID PUBLIC HEARINGS BEFORE THE CITY COUNCIL will be held on
Tuesday, November 24, 1992, at 6:00 p.m. in the council Chambers,
Public Services Building, 276 Fourth Avenue, at which time any
person desiring to be heard may appear.
DATED: NOVEMBER 10, 1992
CASE NO. PCS-92-03 and PCS-92-04
Beverly Authelet
City Clerk
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NOTICE OF PUBUC HEARING
BY TIlE CHULA VISfA CITY COUNCIL
CHULA VISfA, CAUFORNIA
NOTICE IS HEREBY GIVEN THAT THE CHULA VISTA CI1Y COUNCIL will hold a public
hearing to consider the following:
An amendment to the General Plan Land Use diagram from ''Visitor Commercial" to
"Retail Commercial"; rezoning from A-8 and C-V-P (Agricultural and Visitor
Commercial) to C-C (Central Commercial); and a Specific Plan known as "Bonita
Gateway' for 2.23 acres located at the northeast quadrant of Bonita Road and I-80S
by Robinson Pacific, Inc.
General Plan amendment to the Rancho del Rey Specific Plan, Rancho del Rey SPA
I, Rancho del Rey SPA I Planned Community District Regulations, Rancho del Rey
Employment Park Design Guideline and Rancho del Rey Public Facilities Financing
Plan. The Rancho del Rey Commercial Center Air Quality Improvement Plan and
Water Conservation Plan; vacation of westerly 410 ft of Plaza Court; portion of
Paseo Del Ray between Lazo Court and Avila Way; Avila Way and the westerly
1000 ft. of Tierra Del Rey; Business Center Tentative Subdivision Maps; Commercial
Center Development Agreement; and certification of the Final Supplemental
Environmental Impact Report (FSEIR-92-02).
Tentative subdivision maps known as Championship Classics I, CV Tract PCS-92-03
located at the southeast quadrant of Eastlake Parkway and Greensgate Drive; and
Championship Classics II, CV Tract PCS-92-0410cated at the southeast quadrant of
Eastlake Parkway and Clubhouse Drive, both in the PC Zone and submitted by
Parcel R-24/R-25 Limited Partnership. PCS-92-03, proposal to subdivide 5.1 acres
into 16 lots consisting of 7 residential lots containing 46 single family
condominiums, 1 recreation lot, 2 open space lots, and 6 street/easement lots, and
make all required public improvements. PCS-92-04, proposal to subdivide 7.9 acres
into 19 lots consisting of 10 residential lots containing 78 single family
condominiums, 1 recreational lot, 7 street/easement lots and 1 open space lot, and
make all required public improvements.
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 City Clerk's Office at or prior to the
public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CI1Y COUNCIL on Tuesday, November
24, 1992 at 6:00 p.m. in the Council Chambers, Public Services Building, 276 Fourth
Avenue, at which time any person desiring to be heard may appear.
DATED: November 11, 1992
PUBUSH ON: November 14, 1992
Beverly A. Authelet
City Clerk
J"t --ij~
NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE
CITY COUNCIL of the City of Chula Vista, California, for the
purpose of considering two tentative subdivision maps known as
CHAMPIONSHIP CLASSICS I, Chula vista Tract PCS-92-0J located at the
southeast quadrant of Eastlake Parkway and Greensgate Drive; and
CHAMPIONSHIP CLASSICS II, Chula vista Tract PCS-92-04 located at
the southeast quadrant of Eastlake Parkway and Clubhouse Drive,
both in the PC Zone and submitted by PARCEL R-24/R-25 LIMITED
PARTNERSHIP. In the case of PCS-92-0J, the applicant proposes to
subdivide 5.1 acres into sixteen (16) lots consisting of seven (7)
residential lots containing 46 single family condominium dwellings,
one recreational lot, two open space lots and six (6) street/
easement lots, and make all required public improvements. In the
case of PCS-92-04, the applicant proposes to subdivide 7.9 acres
into nineteen (19) lots consisting of ten (10) residential lots
containing 78 single family condominium dwellings, one recreational
lot, seven (7) street/easement lots and one open space lot, and
make all required public improvements. Copies of the Tentative
Subdivision Maps are on file for inspection in the office of the
Planning Department.
An environmental impact reports, EIR-81-0J and EIR-86-04, and the
Negative Declaration for IS-92-04 were prepared for EastLake and
EastLake Greens General Plan Amendment, Zone Change, sectional
Planning Area (SPA) Plan Amendment, Tentative Tract Map PCS-88-03,
Conceptual Site Plan and density transfer. This project implements
these previous projects and falls under their purview.
Any petitions to be submitted to the City Council must be received
by the City Clerk's Office no later than noon of the hearing date.
If you wish to challenge the City I S action on these Tentative
Subdivision Maps in court, you may be limited to raising only those
issues you or someone else raised at the public hearings described
in this notice, or in written correspondence delivered to the City
Council at or prior to the public hearings.
SAID PUBLIC HEARINGS BEFORE THE CITY COUNCIL will be held on
Tuesday. November 24. 1992. at 6:00 D.m. in the Council Chambers,
Public Services Building, 276 Fourth Avenue, at which time any
person desiring to be heard may appear.
DATED: NOVEMBER 10, 1992
CASE NO. PCS-92-0J and PCS-92-04
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DATED~ '; I '/ ~ .Ul ;.;:.' ti'.
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Beverly Authelet
city Clerk
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THE CI11' _I" CHULA VISTA PAR IT DISCLOSlJJ:CE STATEMENT
Statement of disclosure of certain ownership interests, payments, or campaign contributions, on all matters
which will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
1. List the names of all persons having a financial interest in the contract, i.e., contractor,
subcontractor, material supplier.
PARCEL R-24/R-25 LIMITED PARTNERSHIP
Chanco Development Copr.-East Highlands, General Partner
Gutierrez-East Highlands, Inc., Limited Partner
2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
Kevin Lee
David G. Gutierrez
3. If any person identified pursuant to (1) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes
No.1L- If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
Rodqer Bhatia Rick Engineerinq
Scott Redsun Cottage Development Company
6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Councilmember in the current or preceding eJection period'! Yes _ Nt>...1L If yes, state which
Councilmem bere s):
P~'Nln is defined as: "Any indi\'idual,flrm, co,paNnership, joint ,'enture, associ(llion, social club, fraternal orgnnizmion, corporation,
('Slale, t/"llst, rc:cci\'t!r, s)'ndicl1lc, this and any other county. city and counf7)', city, municiplllif)', district or other political slIbdil'isivl/,
or allY otller group or combination acting as a unit."
(!'\OTE: AlIach additional pages as necessary)
PARCEL R-24/R-25 LIMITED PARTNERSHIP
BY: GUTIERREZ-EAST HIGHLANDS, INC.,
Partner
.J::);l!e: July 5, 1992
1.\.II~.\D)SCLOS['TXT]
of cont1uctor/applicant .
D vid G. Gut1errez, Pres1dent
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nt or typ~ name:: of contractor/npp!Jcant
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THE C/1.. OF CHUU VISTA. PA.R7Y DISCLOSURE STA.TEltlENT
Statement of disclosure of certain ownership interests, payments, or campaign contributions, on a)) matters
which will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
"
1. List the names of all persons having a financial interest in the contract, i.e., contractor,
subcontractor, material supplier.
PARCEL R-24/R-25 LIMITED PARTNERSHIP
Chanco Development Copr.-East Highlands, General Partner
Gutierrez-East Highlands, Inc., Limited Partner
2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
Kevin Lee
David G. Gutierrez
3. If any person identified pursuant to (1) above is non.profit organization or a trust, list the names
of any person serving as director of the non.profit organization or as trustee or beneficiary or
trustor of the trust.
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes
No.A- If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
Rodqer Bhatia Rick Enqineerinq
Scott Redsun Cottage Development Company
6. Have you andlor your officers or agents, in the aggregate, contributefl more than $1,000 to a
Councilmember in the current or preceding election period'? Yes _ No -lL If yes, state which
Councilmember( s):
~ is defined as: · Any ;"diddu(I[, firm, co-p(lrtnership, joint \'cnlllrc, association, sociill club. fraternal o'1:tfniztftion, corpora/ion,
('Slt/Il', mISt, r(ccil'er, s)'ndictllc, this and allY otller COUtlty. city 1I1ld counf1)', cit)', municipl,lit)'. district or Ol}/{:r poli/iclll subdi\';S;UII,
or allY OIlier group or combination acting (/s a un;t,-
--T)al~:
July 5, 1992
PARCEL R-24/R-25 LIMITED PARTNERSHIP
BY: GUTIERREZ-EAST HIGHLANDS, INC.,
~partner
Sl~ con;ractor/llPp~canl .
D4vid G. Gut1errez, res1dent
(NOTE: Attach additional pages as necessary)
(.\.ll.l.\:OISCLOSI!.TXT}
Print or type name of contractor/npplicant
/~~y t~ r!... ...~~.~=:~.:~~~
MEMORANDUM
May 20, 1992
File # LY-014
FROM:
Bob Leiter, Director of Planning
John P. Lippitt, Director of Public workS/Engineeri~~
Closing of Local streets
TO:
SUBJECT:
At the May 19, 1992 Council Meeting a question was raised about the
gating of public streets. For your information, the California
Vehicle Code section 21101.6 clearly prohibits the gating of any
public street or any other selective device which would deny or
restrict the access of certain members of the public while
permitting others unrestricted access. A copy of this section of
the Vehicle Code is attached. If you need further interpretation
of this code section you may wish to speak to the City Attorney.
HR:dv
(HR/StClsng.MEM)
)? -_~5
~
....
~''::~''-'~.''
-_.._.M.JC......~
I~
-466-
DiY. b
,r the streets of the city and with
ure of the city ibelf, adopt rules and!'elpect ." .
:1 ~ the folloWing matters:. r~..
sze of vehicles used on streets
under ..
number of vehicles nawon.~tted
. -...... on streets ....
~~lration, on streets under their 'uriulu...:-
awc es.. J--wua, tI
;e limits, which are different from th
les operated on streets under their .~r~
on ~ vehicles which exceed such u1w ctioD ..
namn~ speed limit lower than tha~' ,-,..1.
se pernutted by this code to establish Wua;u dIr
~6t'y to .,:e!Ucles of utilities which are under
.c Utilities Commission while liar
rucbon type service work. engaged a
ERective March 7,1973
14. Effective January I, i975.
itieguls, fo~ those highways under their jurisdiction
re ations by ordinance or resolution on liar
lway to vehicular traffi h .
.inglurisdiction, the hi:h:a:~ :0 ~~g~~i~
hi
1r! l. Y as a through highway and requi' ....~
:nCli&. traffic control devices L....r ~g WIll
or d" ut:~ore entenng or
. esI~ting any intersection as a
mg all vehicles to stop at one or more entra::
use of particular ~hways b . hi
provided by the PUblic U~b~rtainCo ve . c~
comrnen . .th Sec es Jl1IJUSsj0ll
the Pub~~t~ti Codtion NI031) ~f Chapter 5 or
bdi . . es e. 0 ordinance which is
s SUo ~o!l after November 10, 1969, shall p1\
w~ch 1$ mcluded in the National S ste: cif
~ghways, except an ordinance which ~as been
lnua Transportation Commission by a four.fifths
lJ' streets during regular h 1 h to
: automobile diiver tr . .Be 00 ours . r ~
~lleges of this state. auung programs m tbt
:: a w-rtion of any street for celebrations,
j~~o othther PI~~ when, in the opinion of
n, e c osmg 1$ necessary for the saff'h
ODS who are to use that,pom of th .
asing. . on e street
to, or exi~ from, or both, from any street b).
tJ:affic barriers, or other roadway design features
lbon.:J:eme~t of a general ~lan adopted pursuant
19 WI Section 6S35O) of Chapter 3 of Division 1
i~t Cod~. The ~es and re8uJations authorized
. consistent WIth the responsibility of JocaJ
or ~ health and safety of its citizens.
Effective June 30, 1965.
II. Elrective November 10. 1969. 5upenedes Ct. 136 md (]a.
, Effective September 8, IIl82, by terms ol 811 -seneY .....
. .,,-~-.._,.:,
~.,'<..,;.-..J->-.~a:t't'
I)i\.. 11
-467-
. f 21104
...-s (]a. 1411. Stab. lB. !:ffectift J-y 1. 1184.
~ Cl. 51, StatL Ul83. Effec:tive JAIWaIy 1. 1ilIH.
_ A.,Ijrrfty ,. "'"" ,,.,. ..
IUOU. Local authorities may adopt rules . and regulations by
...-nee or teSOlution to provide that u a peace officer, as defined in
o.pte! 4.5 (commencing with Section 830) of Title 3 of Part 2 of the
,.., Code, determines that the traffic load on a ~ street or
.....,., or a portion thereof, is IUch that little or no vehicular flow is
~ and, additionally, if the peace officer finds that a significant
.-ber Of vehicles are not ~romptly moving when an opportunity arises
ID do so, then the peace Officer may divert vehicles, excepting public
~. or emergency vehicles, from that street or highway, or portion
~r, subject to traffic congestion 1Dltil such time as reasonably flowing
vaffic is restored.
Addrd Ch. 710. Stab. 1_ Elfectjve September 8, IIl82, by terms ol_ urpDCy cIauIe.
,.,., AvNtMIfy: """"., III "",..
1110),6. Notwithstanding Section 21101, local authorities may not
p1al.'t" gates or other selective devices on any street which deny or
l"f'Strit't the access of certain members of the public to the street, while
JIf'!!llitting others unrestricted access to the street.
This section is not intended to make a change in the existing law, but
IS intended to codify the decision of the COurt of Appeal in City of
Lafayette v. County of Contra Costa (91 Cat. App. 3d 749).
This section shall become operative on January 1, 1990.
lepr-.aIed and Added 01. _. Staa. 11l87. Operative Juwary 1. 1990.
,.., AI/IIHNHy ,. a... s"..,.
21102. Local authorities may adopt rules and regulations by ordinance
OT resolution closing to vehicular traffic that portion of any street or
Iughway crossing or dividing .any school ground or grounds when in the
opinion of the legislative body baving jurisdiction such closing is
necessary for the protection of persons attending such school or school
grounds. The closing to vehiculir traffic may be limited to such hours
md days as the leg!slative body may ~. No such ordinance or
resolution shall be effective until appropnate ~ giving notice thereof
are posted along the street or highway affected. nor in the case of state
highways, until such ordinance or resolution is approved by the
Department of Transportation.
Amended Cl. 5C5. Stab. 1974. FBective J-uary 1. 1975-
"'", .~
21103. No ordinance or resolution enacted under Section 21101 shall
be effective until siSOS pving notice of the local traffic laws are posted at
all entrances to the highway or part thereof affecte4.
Amendecl Cl.Il87, Stab. 1965. Effective September 11. 1965.
AIIIended Ct. 78, Stab. 1973. EHective JUIIW'y 1, 1974.
Amended Cl. 871, Stab. llllKl. Elrec:tive January 1, !l181.
.",..,., ., ".,. .....,rd1M6
21104. No ordinance or TeIOlution propoeed to be enacted under
Section 21101 or IUbdivisiO~~~k of Section 21100 is effective as to any
highway not 1IDder the 've juriJdiction of the local authority
enacting the ame, except that an ordinance -or relIQlution which is
submitted to the Department ol Transportation by a local ~tive
body in aomp1ete draft fonn for ~provaI prior to the enactment thereof
is effective as to an)' state highway or pu1; thereof ~ in the
written awroval of the ~ent. No such ordinance 01' reIOlution
enacted 1DlCier IUbdivision (c) of Section 21101 which applies to any ~te
highway included in the national'l)'ltem of interstate and defense
highways, shall IUbeequeotly be disapproved until auchdilapproval has
I
'j
.
.:
t
,
.,
.1
,.
)k~~5~
MINt1I'F.S OF A REGULAR. MEETING OF 1HE
CTY OF a-M.A VI5l'A
F\'-
t:. C t::..,
c. Vt...
,....
4_'
Tuesday, May 19, 1992
6:08 p.m.
,c.
i.. r
Council 'Chambers
Public Services Building
CALL TO ORDER
1. ROlJ.. CALL:
PRESENT:
Councilmembers Grasser Honon, Malcolm, Moore, Rindone, and Mayor
Nader
ALSO PRESENT:
John D. Goss, City Manager; Bruce M. Boogaard, City Attorney; and Beverly
. A. Authelet, City Clerk
2. PLEDGE OF ALLEGIANCE TO 1HE FLAG. SILENT PRAYER
3. APPROVAL OF MINlTl"ES: None submitted.
4. SPECAL ORDERS OF 1HE DAY:
a. Proclaiming the month of May as ~ject OlEATE Month-. The proclamation was presented by
Mayor Pro Tem Malcolm to Joan Schafer, representing Southwestern College Academic Senate Project
CREATE.
CONSENT CALENDAR
(Items pulled: Sa, 7 and 8)
BALANCE OF CONSENT CALENDAR OFFERED BY COUNCILMAN MOORE. reading of the text was waived.
passed and approved unanimously.
S. WRITTEN COMMUNICAnONS:
a. Letter requesting endonement of the "FoIatConservationInitiative'" Duncan McFetridge, Chairman,
Save Our Forest and Ranchlands, Post Office Box 47S, Descanso, CA 91916. It is recommended that this
request be referred to staff for review. Pulled from Consent Calendar.
Duncan McFetridge, 8966 Riverside Dr., Descanso, CA., chainnan of .Save Our Forests and Ranch1andsw
stated that they were bringing before the people of San Diego County what they believed to be the most
imponant land use decision to be made in the County in over one hundred years since the creation of the
National forests. The reason that they were bringing the initiative forward was because they had discovered
that they had no permanent open space protection for water shed, water life habitat, architectural areas and
scenic. They were bringing before all the cities a request for endorsement of their initiative. They also
researched large lot zoning to protect the resources he mentioned. Wildlife management officials, forest
officials, park officials and scientists universally agreed that the conversion of the meadow lands to urban
,/
Jb'5 ?
Minutes
May 19, 1992
Page 2
uses would literally destroy the forest. It was their last remaining wildlife habitat. They had to have large
lot zoning. Thus far the cities of Del Mar, Coronado, El Cajon and La Mesa had endorsed the initiative. The
Union Tribune had endorsed their group in twelve editorials and had endorsed the initiative.
Mayor Nader stated that staff had referred to potential implications for the City in requesting that it be
referred back to staff. He noted that several other cities felt able to go ahead and make an endorsement.
He wondered what potential negative implications for the City staff had in mind.
John Goss, City Manager, responded that he had not read it that way. It had said ....the request appears to
have a lot of merit but there was insufficient data to determine the ramifications upon the City.. Staff in
his office looked over the letter, they attempted to talk to the Environmental Resource Manager to get some
input but she was not available. Without having any further knowledge or research on it, they had to
recommend a referral to staff for a report.
Councilman Malcolm was not sure they were the ones to determine land use issues in an area that was forty
miles away. The property was owned by private individuals. If they wanted to get serious about protecting
the forest in that area then it was up to the tax payers to buyout those private individuals. He did not think
the property should be bought by down zoning them so low that all economic use was taken from people
that might have their life savings tied up there. He would support it if it would be to protect it and ask the
citizens, state or federal government to acquire those areas that were held in private land ownership so that
the entire area could be preserved. He thought that was a fair way to do it.
Mayor Nader extended his personal endorsement to Mr. McFetridge. He thought that the people of San
-;iego County should be allowed to vote on the item. He said that an open space resource of that value that
Has within forty miles of the City was a resource for Chula Vista and for all the residents of the County.
Councilman Moore stated he would have no problem with correspondence to the heads of congressional
parties and a similar letter to the secretary of the appropriate cabinet, congressional parties and the
governor. He did not want to see all of the forests disappear. He wondered how their effort would be
received by those that made the policy.
MSUC (Moore/Grasser Horton) for the staff recommendation.
Mayor Nader stated that the item would be brought back and that staff would advise Mr. McFetridge of
when it was back on the agenda.
b. Letter of resignation from the International Friendship Commission - Betty Hammock. It is
recommended that BettY Hammock's resignation be accepted with regret and a letter of appreciation be sent.
c. Letter of resignation from the Cultural Arts Commission - Barbara McGovern. It is recommended
that Barbara McGovern's resignation be accepted with regret and a letter of appreciation be sent.
6. RESOLlmON 16625 AlmiORlZlNG DiE ISSUANCE AND SALE OF NOT TO EXCEED
$100,000,000 AGGREGATE PRlNCPAL AMOUNT OF INDUSTRIAL DEVELOPMENr REVENUE BONDS OF
DiE CI1Y OP CiULA VISTA TO FINANCE COSTS OF CERTAIN GAS AND ELECTRIC PACIlJ1lES POR SAN
DIEGO GAS AND ELECTRIC COMPANY; AlmiORlZlNG DiE EXEan10N AND DELIVERY OP AN
INDENTURE OP TRUST AND A LOAN AGREEMENT PROVIDING FOR DiE ISSUANCE OP DiE BONDS AND
-.:rHE REPAYMENr OP DiE LOAN OP DiE PROCEFDS niEREOP, RESPECTIVELY; AND REI..A.TF.D MATTERS
On 3/24/92, Council approved a resolution declaring the City's intent to issue revenue bonds and make
the proceeds available to SDG&E for cons auction of electrical facilities. The resolution is the follow-up
/ t ~">Y
Minutes
May 19, 1992
Page 3
authorizing the issuance and sale of $100 million of revenue bonds in order to finance certain gas and
electric facilities for SDG&E. Staff recommends approval of the resolution. '(Director of Finance)
7. RESOLtmON 16626 APPROVING AMENDMENTTOnlEBlENNIALELEMENT OFniE 1992199
REGIONAL TRANSPORTATION IMPROVEMENT PROGRAM (R11P) AND AlTnIORlZlNG ITS SUBMInAL TO
nm SAN DIEGO ASSOCIATION OF GOVERNMFNl'S (SANDAG) . On 8/6/91. Council held a public hearing
on the 1992 Transnet Transponation Program Expenditure Plan and approved the resolution adopting the
1992 Seven Year Regional Transponation Improvement Program (RTIP). On 11/22/91. the SANDAG Board
adopted the 1992/99 Regional Transponation Improvement Program including the Transnet Program of
projects. The 1992/99 RTIP becomes effective 7/1192. SANDAG will consider amendments to the Biennial
Element of the RTIP on 6/26/92. The next major opportunity to amend the 1992/99 RTIP will be in June
of 1993. Staff'recommends approval of the resolution. (Director of Public Works) Pulled from Consent
Calendar.
Mayor Nader asked if that was part of Proposition A and if the funds were restricted by law to automobile
related transportation improvements.
Cliff Swanson. City Engineer. responded affirmatively.
Carolyn Butler, 97 Bishop St.. Chula Vista. CA 91911. stated that it was her understanding that phase two
for Chula Vista Transit was to begin that evening.
Mayor Nader stated that was not on the agenda that evening.
John Lippitt, Director of Public Works. stated the item was not on the agenda but believed phase two had
been started. He would contact the Transit Coordinator and ask him to get in touch with Mrs. Butler.
Mayor Nader asked the City Manager to be sure that Mrs. Butler was notified as to when the item would
be on the agenda.
RESOLtmON 16626 OFFERFD BY COUNCLMAN MALCOLM, reading of the tezt was waived, passed and
approved W1aD.imously.
8. RESOLtmON 16627 APPROPRIATING ADDmONAL FUNDS FOR niEJOGGING TRAIL BRIDGE
REPLACEMENT PROJECf . On 2111192. Council approved the appropriation $30.000 from the Golf Course
Revenue Fund for two pedestrian bridges along the golf course jogging trail and also declared an emergency
situation waiving the public bidding process. After the informal bidding process. it was determined that
additional funds will be required. Staff' recommends approval of the resolution. (Director of Parks and
Recreation) 415th's ?Ote required. Pulled from Consent Calendar.
Councilwoman Grasser Horton stated that her main concern was that the item had been before them the
previous February and it had been noted that it was an emergency situation so the public bidding process
was waived. Now it was close to the end of May and she saw the condition of the two bridges as a liability
to the City. She asked why it had not been brought to the Council sooner and why staff had not acted upon
it.
Jerry Foncerrada, Parks Superintendent, responded that staff' had acted upon it right away. A bid packet
had been prepared and sent to five local fabricators giving them ten days to respond. Only one of the five
responded with a $94.000 bid. Staff then contacted a pre-fab bridge company and received quotes of
)t~~7
Minutes
May 19, 1992
Page 4
$17,000 plus for the two bridges. The company then submitted the spec calculations. Once the specs were
approved by the Building and Housing Department, the company was then authorized to construct the
bridges which would take six to eight weeks. The bridges were due to be delivered the first part of June.
He next had to contact someone to install the bridges and build the abutments. The abutments needed to
be built before the bridges arrived. ~
RESOUTnON 16627 OFFERED BY COUNCLMAN MALCOLM, reading of the tot was waived, passed and
approveclnn2nimously.
* * END OF CONSENT CALENDAR * *
PUBUC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES
9. PUBUC HEARING TIiE ADOPTION OF TIiE 1991 mmON, UNIFORM BUDDING CODE,
UNIFORM MECHANICAL CODE, UNIFORM PWMBING CODE, AND UNIFORM HOUSING CODE - Ordinances
were placed on first reading at the 4/21/92 meeting, at which time public testimony was received. Staff
recommends Council place ordinances on second reading and adoption. (Director of Building and Housing)
A. ORDINANCE 2507 REPEAUNG F.XISllNG CHAPTER 15.20 OF TIiE MUNlCPAL CODE AND
...ADOPTING A NEW CHAPTER 15.20 OF TIm MUNlCPAL CODE RELATING TO TIiE ADOPTION OF TIiE
~ORM BUDDING CODE, 1991 ADDmON (second reac:lin2 and adootion)
B. ORDINANCE 2508 REPEAUNG EXISllNG CHAPTER 15.28 OF TIiE MUNlCPAL CODE AND
ADOPTING A NEW CHAPTER 15.28 OF TIm MUNlCPAL CODE RELATING TO TIiE ADOPTION OF TIiE
UNIFORM PLUMBING CODE, 1991 mmON (second reac:lin2 and adootion)
C. ORDINANCE 2509 REPEAUNG EXlSllNG CHAPTER 15.16 OF TIiE MUNlCPAL CODE AND
ADOPTING A NEW CHAPTER 15.16 OF nIB MUNlCPAL CODE RELATING TO TIiE ADOPTION OF nIB
UNIFORM MECHANICAL CODE, 1991 mmON (second reac:lin2 and adootion)
D. ORDINANCE 2510 REPF.AI.JNG F.XIS11NG 0iAPTER 15.20 OF nIB MUNlCPAL CODE AND
ADOPTING A NEW CHAPTER 15.20 OF nIB MUNlCPAL CODE RELATING TO TIiE ADOPTION OF nIB
UNIFORM HOUSING CODE, 1991 mmON (second reac:lin2 and adootion)
This being the time and place as advertised, the public hearing was declared open. There being no public
testimony, the public hearing was declared closed.
ORDINANCE 2507, 2508, 2S09 AND 2510 PLACED ON SECOND READING AND ADOPTION BY MAYOR
NADER, reading of the tot was waived passed and approved llft.lllnimously.
10. PUBUC HEARING PCM-92-03: REQUFSr TO AMEND TIiE EASTLAKE n GENERAL
DEVELOPMENT PLAN, F..ASTLAKE GREENS SPA PLAN AND EA5ll.AKE I (EXPANSION) PLANNED DISTRICT
REGUlATIONS - The request will amend the EastLake Greens SPA Plan and transfer sixty-nine dwelling units
within the project area. No increase in dwelling units is proposed. Staff recommends Council: 1) certify
-legative Declaration OS-92-Q4); 2) place ordinance on first reading; and 3) approve the resolutions.
,uirector of Planning) Continued from 5/5/92 meeting.
/~ --?()
Minutes
May 19, 1992
Page 5
A. ORDINANCE 2514 AMENDING nm ZONING MAP OF EASTLAKE n PLANNED CO.MMUNl1Y
DlSTRICf FOR PARCELS R-24 AND R-25 CONSISllNG Of APPROXIMATELY 5.0 ACRFS AND 7.4 ACRES
LOCATED WInIINnm EASll..AICE GREENS SECI10NALPLANNlN(i AREAPLAN (PCM-92-03) (firstreadin21
B. RESOLlmON 16628 AMENDING 1liE EAST1..AICE n GENERAL DEVELOPMENT PLAN (PCM-92-
03)
C. RESOLtJI10N 16629 AMENDING 1liE EAST1..AICE GREENS SECI10NAL PLANNING AREA PLAN
(PCM-92-03)
This being the time and place as advertised, the public hearing was declared open. There being no public
testimony, the public hearing was declared closed.
Councilman Moore asked if there was consideration for a gated community and if that would require
privately maintained streets.
Bob Leiter, Director of Planning, responded that, in practice, it would lead to that. He did not think the City
would want to maintain streets behind a gate. It would be a policy issue but he thought that would be the
conclusion.
Mayor Nader thought that would require further action by Council.
Mr. Leiter answered that was correct. A condominium or townhouse project would require further reo
subdivision of the property and that tentative map would go before the Council and would be an issue
Council would deal with at that time.
ORDINANCE 2514 WAS PLACED ON FIRST READING AND RESOLlmONS 16628 AND 16629 WERE
OFFERED BY MAYOR NADER. reaeling of the text was waived., passed and approved tm.llnimously.
MSUC (Nader/Moore) to refer to staff the subject of the proposed gated community .. oudinecI in the letter
received that evening from East:Lake Development Company and that staff be directed to mum to Council
wiIh any recommendations they felt appropriate md report on my pmifVations of the proposecI gated
community.
11. PUBUC HEARING CONSIDERATION OF 1liE ANNEXATION OF 1159 ACtES, AND 1liE
DETACJiMFNf OF 417 OF nlOSE ACRES FROM nm RURAL FIRE PROTECI10N DISTRICf,
FNCOMPASSING 1liE SALT CREEK RANQI MASTER PLAN AND KNOWN AS nm "SALT CREEK RANOI
REORGANIZATION" - Involved is the annexation to Chula Vista of 1159 acres encompassing the Salt Creek
Ranch Planned Community for which the Council has already approved a General Development Plan and
SPA plan. Four hundred seventeen acres are within the Rural Fire Protection District and require
detachment to avoid service duplication. The annexation will allow development of the project through
provision of necessary municipal services from Chula Vista. Staff recommends approval of the resolution.
(Director of Planning)
RESOumON 16630 APPROVING nm "SALT amEK RANQlREORGANIZAn~ TOniE err
Of 0iULA VISTA
This being the time and place as advertised, the public hearing was declared open. There being no public
testimony, the public hearing was declared closed.
RESOIlrnON 16630 OFFERED BY COUNCLMAN MOORE, reading of the text was waived. passed and
approved unanimously.
/~'~/
~"_~,_~ "'_;._~.~_._..._..........-__~____,_""'"",.~~,~...,.,,~"w~'_..,._..~..,_.--._'__"
May 19, 1992
The Honorable Tim Nader, Mayor
Members of the City Council
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
RE: EASTLAKE GREENS DENSITY TRANSFER PARCELS R-24
AND R-25
Dear Mayor Nader and City Council Members:
During the Planning Commission Hearing several
residents of the Maracay project at EastLake Greens
expressed concerns regarding the above density
transfer. Subsequent to the hearing, EastLake
Development Company organized a forum with the
homeowners to explain the project and respond to
their concerns. As a result of that meeting, we
have agreed to the following:
1. EastLake Development Company will strongly
consider the use of a gated entry (automated)
into the parcel R-24 project.
2. EastLake Development Company will involve
interested Maracay homeowners in the future
design review process for parcel R-24.
with these commitments, I have been assured by Mr.
Bob Lawrence, one of the key interested homeowners
who expressed a concern, that the Maracay
homeowners will continue to work with us on the
development of the project.
We appreciate your consideration and approval of
this project tonight.
Sincerely,
EASTLAKE DEVELOPMENT COMPANY
/1 '
Community Development
KAlcll
cc:
Ken
Bob
Bud
Lee/
Lawrence
Gray
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;J.
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..-
..
..
EASTLAKE
DEVELOPMENT
COMPANY
"
QQO Lene Avonue
Suite 100
Chute Vista. CA 91914
(619) 421-0127
~AX (619) 421-1830
COUNCIL AGENDA STATEMENT
ITEM TITLE:
ITEM: I?
MEETING DATE:~
Resolution I~ ~~~prOVing Council Policy Regarding Use of
City Vehicles and Auto Allowances
City Manage~ (4/5ths Vote: Yes___No-X-)
SUBMITTED BY:
At its June 30, 1992 meeting, the City Council directed staff to prepare a
recommended policy regarding personal use of City vehicles and guidelines on the
types of vehicles purchased for assignment to Executive Managers. As part of the
discussion at that meeting, individual Councilmembers indicated a desire to move
away from situations where employees are allowed the unlimited personal as well
as business use of a City vehicle, but to make this transition gradually or in
a manner that does not violate an employment or compensation agreement previously
negotiated with affected employees. The proposed Council Policy and other
recommendations below are intended to provide the Council with a mechanism for
achieving those objectives.
At a recent Council meeting, it was also suggested that staff review the City.s
pool cars. The City hired a new Fleet Manager on September 1, and one of his
initial assignments is to review the City's overall fleet, including the number
and type of pool cars. This review, however, will take several months to
complete so a subsequent report to the Council will address those issues as well
as guidelines for the types of vehicles to be purchased in the future.
RECOMMENDATION: That Council:
1. Adopt the resolution approving the proposed Council Policy regarding use
of City vehicles and auto allowances.
2. Approve the proposed steps described in this report for implementing the
Council Policy.
3. Direct the City's new Fleet Manager, in conjunction with the Purchasing
Agent, to prepare a report with recommended guidelines for the types of
vehicles to be purchased in the future for use by Executive Managers or
for pool cars, any recommendations regarding leasing rather than
purchasing such vehicles, and a review of pool car use.
BOARD/COMMISSION RECOMMENDATION: N/A
DISCUSSION:
The remainder of this report is organized into three sections: a description of
the current situation, a discussion of the proposed Council Policy, and a
description of the proposed steps for implementing the Council Policy.
/7-' /
PAGE 2, ITEM: I ~
MEETING DATE:~
CURRENT SITUATION
In preparing this report, staff reviewed all City departments regarding uses of
City-owned vehicles that could be considered personal use. Such uses can be
categorized into the following three groups: (1) discretionary personal use,
which includes at least some discretionary personal use as well as commuting; (2)
commuting and limited personal use while on call; and (3) commuting only.
The positions in the "discretionary personal use'l category are the Mayor, City
Manager, Assistant City Manager, City Attorney, Police Chief, Fire Chief,
Community Development Director, and Executive Director of the Bayfront
Conservancy Trust. It should be noted, however, that the Community Development
Director, Executive Director of the BCT, and the Fire Chief have used their City
vehicles primarily for work and commuting with very little discretionary personal
use. The vehicles assigned to the Community Development Director and Executive
Director of the BCT are also used as pool vehicles for their respective
departments.
The positions in the "commuting and limited personal use while on call" category
are all Police or Fire employees whose discretionary personal use is limited to
when they are on call. The positions in this category are Police Captains, Fire
Marshal, and Fire Inspectors in the Fire Prevention Bureau. The discretionary
personal use while on call, which is primarily within the City boundaries of
Chula Vista, is intended to allow these public safety positions to monitor field
activities and/or to be able to respond quickly to emergency situations.
The "commuting only" category includes Executive Managers, employees designated
by the i r department head as "on ca 11" and Po 1 ice Off i cers who are ass i gned Po 1 ice
motorcycles or K-9 vehicles. The positions are in Parks and Recreation, Public
Works, Building and Housing1s Communication Division, and the Police Department.
The Police motorcycles are used for commuting in order to facilitate the routine
maintenance and cleaning of the motorcycles, and the K-9 officers use their
vehicles to transport their K-9 partners to their homes where the officers take
care of the animals. Aside from the Police motorcycle and K-9 officers, the
other employees in this category are all on call for emergency or near-emergency
situations after normal work hours.
The following points may help provide some additional background regarding the
current situation.
· The practice of assigning a City vehicle to the Mayor, City Manager,
and City Attorney for City as well as for personal use goes back a
number of years, at least well into the 170s. In 1982 when the
current City Manager was hired, with the expectation of an auto
allowance similar to his previous job, the City Council offered a
City car instead, which could be used for personal use. The Council
probably felt that this would be cheaper for the City than an auto
allowance since there was then an existing car assigned to the
previous City Manager (a Ford LTD).
17-~
PAGE 3, ITEM: J' ~
MEETING DATE:~
. There has been an informa 1 Counci 1 policy that these types of
executive vehicles be purchased from a local car dealer without
going through the bidding process. It may be less expensive to go
through the bidding process or purchase such vehicles off an
existing contract on a cooperative basis with a larger agency such
as for police patrol sedans.
. There has been an informal policy the Mayorls and City Manager's
cars would be full-sized vehicles similar to police patrol cars, or
their equivalent. With the informal local preference policy, this
has meant a Chevrolet Caprice or Ford LTD (now Crown Victoria) or
its equivalent in price.
. In September 1989, the City Council authorized the City Manager to
negotiate either an automobile or an auto allowance up to $285 per
month for certain executive staff. It was found that the vast
majority of comparably sized cities in California provided either an
auto allowance or a vehicle. This authorization to the City Manager
was thus intended to enhance the City's ability to attract and
retain quality management staff, since this was a benefit employees
received from their previous employers before they came to work in
Chula Vista, as well as to help resolve inequities among management
staff. It also made pool cars more accessible to other staff,
thereby reducing the number of additional pool cars that the City
wou 1 d otherwi se have to purchase. The amount of the 1989 auto
allowance (up to $285 per month) was based on a survey of the auto
allowances provided by other cities and on an analysis of the cost
of providing and maintaining a City vehicle. The maximum auto
allowance amount for executive managers has not been adjusted in the
last three years.
. In approving the compensation package for the City Manager in
December, 1989, the Council provided the City Manager with the
option of either a City-provided automobile or $330 per month as an
auto allowance.
. The International City Management Association (ICMA) publishes an
annua 1 survey report on loca 1 government execut i ve sa 1 aries and
fringe benefits. Chart A is from ICMAls 1992 Compensation Report
regarding whether the City Manager/Chief Administrative Officer is
provided an automobile. Of the total 1,423 agencies responding to
the survey, 56.1% provided an automobile for the CAOls use. Of the
159 agencies with populations between 100,000 and 250,000, 65.4%
provided automobiles. Of the 193 agencies on the Pacific Coast,
48.7% provided automobiles.
To better determine how the City's current practices compared to other comparable
agencies, staff surveyed the California cities normally used for comparison
purposes for Executive and Middle Management compensation. Data was obtained
from 21 comparison agencies: 15 California cities from outside San Diego County
/7-3
PAGE 4, ITEM: ,,~
MEETING DATE:~
with similar organizational structures and populations from 100,000 to 200,000;
and 6 agencies within the County - San Diego City and County, Oceanside,
Escondido, El Cajon and Carlsbad. The results are summarized on Chart B. In
addition, staff surveyed the South County cities of Imperial Beach, National
City, and Coronado and those resu lts are summar i zed in Chart C. The nine
agencies within the County that are included in either Chart B or Chart Care
summarized in Chart D.
As indicated in the charts, the vast majority of the surveyed cities provide
either an automobile or an auto allowance for the surveyed positions, with a
trend toward auto allowances. The auto allowances provided for the positions
varied from $150 per month to $674 per month, with the median allowances ranging
from $250 to $437.
PROPOSED COUNCIL POLICY
The attached proposed Council Policy addresses both the personal use of City
vehicles and automobile allowances. The major provisions of the policy are
summarized below.
The proposed pol icy would prohibit the use of City-owned vehicles for any
employee's personal use, unless such use is explicitly authorized by the policy.
The proposed policy provides that, in special circumstances the City Council may
determine it is in the City.s best interest to authorize an employee to use a
City vehicle for the employeel s unrestricted personal use as well as City
business. The Mayor, City Manager, Assistant City Manager, City Attorney, Police
Chief, and Fire Chief are currently authorized such use unless any of these
positions switch to an auto allowance.
Regarding IIPublic Safety On Call Service", the proposed policy provides that
Police and Fire employees who are designated by the Police Chief or Fire Chief
as "on call" may be authorized by the City Manager to use a City vehicle for
limited personal use while they are on call, with such use limited to San Diego
County or a portion thereof.
In the "Commuting Only" category, the proposed policy provides that Executive
Managers, employees designated by their department head as lion call" and Police
Officers who are assigned police motorcycles or K-9 vehicles may be authorized
by the City Manager to use a City vehicle for travel between their home and work
and extremely minimal personal use in route or during the work day.
In considering whether or under what conditions to authorize one of the above
types of uses of City vehicles, the policy indicates that the department head and
the City Manager shall take the following into account:
The relative cost to the City of the proposed use of a City vehicle
and of other alternatives.
/1- f
PAGE 5, ITEM: I'~
MEETING DATE:~
The importance of the employee being able to respond quickly to
emergency or near emergency situations after the employee's normal
work schedule.
The importance of the employee having access to special equipment
installed in a City vehicle when the employee responds to situations
after the employee's normal work schedule.
The frequency of such call back situations.
The geographic distance and response time from an employee's
residence to work site(s).
The importance of the employee's driving a City vehicle for special
reasons such as enabling easier access at emergency scenes or other
restricted access areas or for giving tours to visiting dignitaries.
Other relevant considerations such as potential effects on the
employee's productivity or on the city image portrayed to the
public.
The policy also provides that City vehicles be purchased in accordance with
normal purchasing procedures provided in the Municipal Code.
In terms of auto allowances, the proposed policy provides for an Executive auto
allowance and for a Senior Executive auto allowance. The Executive auto
allowance is essentially the same as the auto allowance program approved in
September 1989. Under the proposed policy, the City Manager would continue to
be authorized to provide, at the Manager's discretion, an auto allowance for
Executive Managers who do not have an assigned City vehicle. The City Council
will periodically determine the maximum monthly amount of the Executive auto
allowance and any positions outside the Executive Management group that are
authorized to receive the Executive auto allowance. (Currently the only non-
executive who has been authorized to receive an auto allowance is the Traffic
Eng i neer, and th i s except i on is recommended to be cont i nued. ) The proposed
policy would keep the maximum monthly rate for the Executive auto allowance at
$285 per month. At some point the Council may want to consider increasing this
maximum amount to $300 (a 5.3% increase), since the amount has not been adjusted
since it was established three years ago and the $300 is more in line with the
median auto allowances provided in the survey cities.
The proposed policy also establishes a Senior Executive auto allowance, for which
the City Council will periodically determine the eligible positions and the
maximum monthly amount. The proposed policy would provide that initially, the
positions eligible for the rate if they do not have an assigned City vehicle will
be the City Manager, City Attorney and Assistant City Manager. The proposed
monthly rate for the Senior Executive auto allowance is a range of $400-550 per
month. This proposed range is based on a combination of factors: the comparative
data from other agencies, the cost to the City of providing and maintaining a
/7-5
PAGE 6, ITEM: I 7
MEETING DATE: 11/24/92
City vehicle, and the alterqative cost to the employee of providing and
maintaining their own vehicle.
Although the City's cost of providing a specific vehicle varies from year to year
depending on mileage, repairs, and accidents as well as on replacement cost, the
overall cost to the City of providing a vehicle is generally equivalent to the
cost of providing a car allowance.
PROPOSED IMPLEMENTATION STEPS
Implementation of the proposed Council Policy would involve the following initial
steps:
. Providing the option for the Assistant City Manager and City
Attorney to switch to a Senior Executive auto allowance, instead of
having vehicles assigned to them.
. Limiting the use of the vehicles assigned to the Community
Development Director and Executive Director of the Bayfront
Conservancy Trust to the "Commut i ng On li' category.
. Formalizing the administrative guidelines on the use of City
vehicles by Police and Fire employees in the "Public Safety On Call
Service" category.
. Using the regular bidding process for all future vehicle purchases.
Staff would also intend to further review and formalize the "Commuting Only"
authorization for specified Executive Managers, employees designated by their
department head as "on ca 11," and Po 1 ice Off i cers who are ass i gned Po 1 ice
motorcycles or K-9 vehicles. The City Manager will also review the appropriate
level of auto allowances to provide to members of the Executive Management group.
It would also be appropriate for the City Council to determine the appropriate
level of auto allowance for the City Attorney if he switches to an allowance
instead of a vehicle.
The new Fleet Manager, who started work on September 1, has been asked to prepare
a report in conjunction with the Purchasing Agent with recommended guidel ines for
the types of vehicles to be purchased in the future for use by Executive
Managers, and any recommendations regarding leasing rather purchasing such
vehicles. The Public Works staff already had planned on assigning the new Fleet
Manager a review of the guidelines for all sedans in the City's fleet, so these
assignments have been merged. A review of the type and number of pool cars will
also be addressed.
1 For example. the Automobile Club of Southern California estimates the cost of owning and operating a composite vehicle
(that is based on averaged data for a Ford Escort LX. a Ford Taurus L. and a Chevrolet Caprice) driven 15.000 miles a year at $6.971
per year or $581 per month.
J7'~
- -_._-_._-.,..._,..._*~-~--,~--.-._._..,..~,_.-"._>-~"--"-~"'--~_...-~._--_.,-,._--,-"~-,~".~
PAGE 7, ITEM: I 7
MEETING DATE: 11/24/92
FISCAL IMPACT: The fiscal impact of the proposed policy would largely depend on
potential changes in vehicle use or assignments and auto allowances. Since one
of the potential effects of the above steps could be to free up vehicles, such
as one or both of the Ford Explorers currently assigned to the City Attorney and
Assistant City Manager, the City's new Fleet Manager, in conjunction with the
Purchasing Agent, would be directed to determine the most cost effective
disposition (public sale vs. other assigned use within the City fleet such as
field inspections or Police work) of any vehicles made available for reassignment
or sale as a result of the above steps.
(A:AVEH)
/7-7 /17- 8
_._---~",._...~--_.,--,_...-._~~---~-----_.-
RESOLUTION NO.
/"9~Y
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING COUNCIL POLICY REGARDING
USE OF CITY VEHICLES AND AUTO ALLOWANCES
WHEREAS, at its June 30, 1992 meeting, the City Council
directed staff to prepare a recommended policy regarding personal
use of city vehicles and guidelines on the types of vehicles
purchased for assignment to Executive Managers; and
WHEREAS, as part of the discussion at that meeting,
individual Councilmembers indicated a desire to move away from
situations where employees are allowed the unlimited personal as
well as business use of a City vehicle, but to make this transition
gradually or in a manner that does not violate an employment or
compensation agreement previously negotiated wi th affected
employees.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby approve the Council Policy
regarding Use of City Vehicles and Auto Allowance, attached hereto
and incorporated herein by reference as if set forth in full.
Presented by
Approved as to form by
John Goss, city Manager
Bruce M. Boogaard, city
Attorney
F: \home\attomey\cars
17,.9 /1'7-1 J
.
,
CHART A
Automobiles Provided for More Than Half of Managers
AutCllllClblle Provided for CAD ....
':..
10. AutCllllClbn. provided
reporting
(A) S of y.. 10
CA)
110. S of 10. S of
CA) CA)
110. reporting...... 1423 100 799@:j) 624 43.9
Popul.tlon ,roup
Over 1,000,000..... " 100 ,6 ,14.2 S 15.1
500,000- 1,000,000. 33 100 23 '69.7 10 3O.S
250,000- 499,000... 74 100 424W 32 43.2
100,000- 249,999... 159 100 104 65.4 55 34.6
50,000- 99,999..... 180 100 99 .0 11 45.0
25,000- 49,999..... 163 100 .97 59.5 66 40.5
10,000- 24,999..... 284 100 nl 55.6 126 44.4
5,000- 9,999....... 222 100 119 53.6 103 46.4
2,500- 4,999........ 217 100 109 50.2 loa 49.1
Under 2,500........ n 100 32 44.4 40 55.6
Geogr.phlc dlvlllon
New Engl.nd........ 90 100 26 21.9 64 71.1
Mid Atl.ntlc....... 138 100 77 55.1 61 44.2
East North Centr.l. 211 100 130 61.6 11 sa.4
West North Centr.l. 150 100 65 43.3 15 56.7
South Atl.ntlc..... 381 100 249 65.4 132 34.6
East South Centr.l. 38 100 23 60.5 15 39.5
West South Centr.l. 121 100 66 54.5 55 45.5
Mount.ln........... 101 100 69dtb 32 31.7
Pacific Coa.t...... '" 100 94 4. 99 51.S
,
III-23
Compensat1~
17-//
...~..,....~_._.~""--,-".._._~~,_.~,.,'-_._--,.,..~.._.--~~.~,.~.,....,,,..,,.<'---,_._,,-- ~,.~~~,"----"-~--,.-
CHART B
AUTO SURVEY SUMMARY
CITY CITY ASST. CITY DIR. OF POLICE FIRE POLICE
MANAGER ATTORNEY MANAGER COMM.DEV CHIEF CHIEF CAPTAIN
# OF CITIES: 21 18** 21 21 18** 18** 18**
A - No vehicle, no allowance
or vehicle for work 3 5 5 5 3 4 4
only
B - Vehicle work & commute 1 2 3 3
only
C - Vehicle w/limited 2 1 4 3 2
personal use
D - Vehicle w/unrestricted 2 2 1 3 1 1
personal use
E - Option of vehicle or 1
allowance
Range of allowance
Median allowance
250 -
674
380
225 -
519
320
150 -
500
300
192 -
519
300
250 -
400
275
250 -
400
300
228 -
350
250
** 3 CITIES DO NOT HAVE THIS POSITION OR CONTRACT FOR THE SERVICE.
AGENCIES SURVEYED WERE:
CARLSBAD, CONCORD, EL CAJON, ESCONDIDO, FREMONT, FULLERTON,
HAYWARD, HUNTINGTON BEACH, IRVINE, MORENO VALLEY, OCEANSIDE,
ONTARIO, ORANGE, PASADENA, POMONA, RANCHO CUCAMONGA, SAN
BERNARDINO, CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, SUNNYVALE,
AND THOUSAND OAKS.
[WP:MISC.AS.OO1 ]
/7-/~
AUTO SURVEY SUMMARY
FOR THE SOUTH BAY
CHART C
CORONADO - IMPERIAL BEACH - NATIONAL CITY
CITY CITY ASST. CITY DIR. OF POLICE FIRE POLICE
MANAGER ATTORNEY MANAGER COMM.DEV. CHIEF CHIEF CAPTAIN
# OF CITIES: 3 2** 2 3 2** 3 2**
A - No vehicle, no allowance 2 2 1 1***
or vehicle for work
only
B - Vehicle work & commute 1 1 2 2 1
only
C - Vehicle w/limited personal 1
use
D - Vehicle w/unrestricted 1 1
personal use
E - Option of vehicle or
allowance
Median allowance
1@
$500
/MO
N/A
N/A
N/A
N/A
N/A N/A
N/A
Range of allowance
N/A
N/A
N/A
N/A N/A
N/A
** 1 CITY CONTRACTS FOR SERVICES
*** HAS POOL CAR
[WP:MISC.AS.002]
/7- /:1
CHART D
AUTO SURVEY SUMMARY
SAN DIEGO COUNTY CITIES
CITY CITY ASST. CITY DIR. OF POLICE FIRE POLICE
MANAGER ATTORNEY MANAGER COMM.DEV. CHIEF CHIEF CAPTAIN
# OF CITIES: 9 8*** 8*** 9 8*** 8*** 8***
A - No vehicle, no allowance
or vehicle for work 1 3 3 2 2
only
B - Vehicle work & commute 1 1 3 3 2
only
C - Vehicle w/limited 1 2 2 2
personal use
o - Vehicle w/unrestricted 1 1 1 1 1
personal use
E - Option of vehicle or
allowance
Range of allowance
$250 -
$674
$225 -
$519
$250 -
$400
$250 -
$519
$250 $250
$300 $300
$250
Median allowance
$437
$375
N/A**
$300
N/A** N/A**
N/A**
** RANGE TOO SMALL
*** 1 CITY DOES NOT HAVE THIS POSITION OR CONTRACTS FOR SERVICE
AGENCIES SURVEYED WERE:
CARLS BAD, EL CAJON, ESCONDIDO, OCEANSIDE, CITY OF SAN DIEGO,
COUNTY OF SAN DIEGO, CORONADO, IMPERIAL BEACH, AND NATIONAL CITY.
[WP:MISC.AS.008]
)').1,/
Page 1 of 3
COUNCIL POLICY
REGARDING USE OF CITY VEHICLES AND AUTO ALLOWANCES
BACKGROUND AND PURPOSE
Members of the City Council and the public having expressed concern about
personal use of City vehicles, the purpose of this policy is to provide formal
guidelines regarding: (I.) personal use of City vehicles, and (II.) automobile
allowances. The policies regarding these two issues are addressed separately
below.
I. POLICY REGARDING PERSONAL USE OF CITY VEHICLES
The use of any City-owned vehicle for any employee1s personal use or business
(instead of for the City's official business) is prohibited, unless such use is
explicitly authorized as provided below.
A. In special circumstances, the City Council may determine it is in the
City's best interest to authorize an employee to use a City vehicle for
the employee's unrestricted personal use as well as City business. Any
such agreements allowing an employee's unrestricted personal use of a City
vehicle must be authorized by the City Council.
B. The City Manager may, upon the recommendation of the appropriate
department head, authorize the following types of personal use of City
vehicles:
1. Commuting Only: Executive Managers, employees designated by their
department head as lion ca 11 , II and Po 1 ice Off i cers who are ass i gned
Police motorcycles or K-9 vehicles may be authorized to use a City
vehicle for travel between their home and work and "de minimis"
personal usel in route or during the workday.
2. Public Safety On Call Service: Police and Fire employees who are
designated by the Police Chief or Fire Chief as lion call" may be
authorized to use a City vehicle for limited personal use while they
are on call but such use shall be limited to San Diego County or a
portion thereof.
In considering whether or under what conditions to authorize one of the
above types of uses of City vehicles, the department head and the City
Manager shall take the following into account:
The relative cost to the City of the proposed use of a City
vehicle and of other alternatives.
The importance of the employee being able to respond quickly
IDe minimis personal use means a minimum amount of use that is clearly secondary to the use for which the vehicle is
primarily used. Example: A short stop for a personal errand on the way between work and the employee's home.
17'1>
Page 2 of 3
to emergency or near emergency situations after the employee's
normal work schedule.
The importance of the employee having access to special
equipment installed in a City vehicle when the employee
responds to situations after the employee's normal work
schedule.
The frequency of such call back situations.
The geographic distance and response time from an employee's
residence to work site(s).
The importance of the employee's driving a City vehicle for
special reasons such as enabling easier access at emergency
scenes or other restricted access areas or for giving tours to
visiting dignitaries.
Other relevant considerations such as potential effects on the
employee's productivity or on the City image portrayed to the
publ ic.
C. City vehicles should generally be used in a manner that will minimize the
number of miles traveled and the travel time involved. It therefore may
be appropriate, subject to the approval of the employee's supervisor or
department head, for an employee to stop for lunch or other authorized
breaks while away from his or her normal work station, rather than
returning to the work station first, if this action would appreciably
reduce mileage and time use.
D. The Finance Director will take prudent steps to insure the City complies
with relevant IRS reporting regulations.
E. City vehicles shall be purchased in accordance with normal purchasing
procedures as provided in the Municipal Code.
II. AUTOMOBILE ALLOWANCE POLICY
The City will compensate with a monthly auto allowance certain employees who may
be required to frequently use, or regularly have available, a personal vehicle
for City business. The following provisions shall apply:
A. Senior Executive Rate: The City Council will periodically determine the
eligible positions and the maximum monthly amount of the Senior Executive
auto allowance. Initially, the positions eligible for this rate, if they
do not have an assigned City vehicle, will be the City Manager, City
Attorney, and Assistant City Manager. Initially, the monthly rate for the
Senior Executive auto allowance will be a range of $400 - 550 per month.
B. Executive Rate: The City Manager is authorized to provide, at the
Manager's discretion, an auto allowance for Executive Managers who are not
eligible for the above Senior Executive rate and who do not have an
17'/?
Page 3 of 3
assigned City vehicle. The City Council will periodically determine the
maximum monthly amount of the Executive auto allowance and any positions
outside the Executive Management group that are authorized to receive the
Executive auto allowance. Initially, the maximum monthly rate for the
Executive auto allowance will be $285 per month.
C. The auto allowance amount, if any, for eligible positions that do not
report to the City Manager will be determined by the appropriate
appointing authority (City Council for City Manager, City Attorney, and
City Clerk; City Attorney for Assistant City Attorney) up to the maximum
amounts indicated above, or as those rates may subsequently be adjusted by
the City Council.
D. An employee receiving a monthly auto allowance will not be entitled to
have an assigned City vehicle, to use a pool car, or to receive gas,
mileage, or maintenance service or reimbursement for their personal
vehicle.
The only potential exception would involve business trips outside San
Diego County. Subject to the authorization of the City Manager or his/her
designee, an employee receiving a monthly auto allowance who needs to
drive beyond San Diego County on City business may be allowed to use a
City pool car if one is available or to receive mileage reimbursement, but
any such mileage reimbursement would be only for the mileage outside San
Diego County and would be calculated at half the normal reimbursement rate
per mile.
E. Upon the recommendation of the appropriate department head and the
approval of the City Manager or the Manager's designee, the Fleet Manager
may install appropriate City equipment (such as a two-way radio) on the
personal vehicle of an employee receiving a monthly auto allowance. Such
City equipment will be maintained by the City and will be returned to the
City whenever the City deems its return to be appropriate.
F. Employees receiving a monthly auto allowance may be required to show proof
of insurance to the City annually, and the Risk Manager may determine
minimum'insurance coverage, subject to the approval of the City Manager.
G. The Finance Director will take prudent steps to insure the City complies
with relevant IRS reporting regulations.
(A:VEHIClE)
J?,/7
COUNCIL AGENDA STATEMENT
Item I ~
Meeting Date 11/24/92
REVIEWED BY
Report Discussing Alternative Methods for the Delivery of Fire
Protection and Emergency Medical Services
Fire Chief ~.~
City Manag~ (4/5ths Vote: Yes_No-X.)
Maud #1S72
On March 17, 1992, Council directed staff to undertake a comprehensive review of Fire
Department operations. Specifically, Staff was directed to "produce a comprehensive report
discussing the array of alternatives in the delivery of fire protection services with an emphasis
on emergency medical service. Emphasis was placed on answering the question: "what is the
best way to provide the services we are now providing?" Staff was further directed by Council
to include input from all levels of fire service personnel. This document is the result of a truly
collaborative process: staff from all levels of the Fire Department and many of the City's other
departments participated in identifying issues, gathering data, discussing and developing ideas
related to alternative approaches and formulating recommendations presented below.
SUBMITTED BY
ITEM TITLE
RECOMMENDATION: That Council Accept the Report
BOARDS/COMMISSIONS RECOMMENDATION: N/ A
DISCUSSION:
On March 17, 1992, during the discussion of Resolution 16504 (an agreement with Eastlake
Development Company regarding an interim fire station facility) the City Council directed Fire
Department staff to return with a report discussing alternative ways of providing fire and
emergency medical services (EMS).
In response to this direction, the Fire Chief formed an EMS Report Task Force (EMS RTF) that
included representatives from executive management, mid-management and the International
Association of Fire Fighters. This report is a collaborative effort of the EMS RTF . At the
EMSRTF's first meeting, a brainstorming session produced a wide variety of subjects to be
investigated. Each EMSRTF member was assigned topics and made responsible for gathering
information on that topic and reporting such information back to the group. These reports
initiated debate within the EMS RTF which concluded with a consensus decision regarding the
substance of what would be included in the draft report. Additional information was collected
upon topics that the group decided to include in the draft report, preliminary recommendations
were drafted and issues were grouped to facilitate an orderly review of the draft report.
Eventually, three drafts of the report were reviewed by the EMSRTF and other City staff before
a "Final Draft" was forwarded to the City Manager for his review.
)& -I
Page 2 Item ) 6"
Meeting Date 11/24/92
This report is divided into two sections: Overview and Fire and Emergency Medical Service
Provision Issues. The Overview includes background information that is intended to provide
Council with a fundamental understanding of the department's organization, it's apparatus and
call for service volume. Section II discusses, and makes recommendations addressing, nine
significant issues in the provision of fire and emergency medical services. These subjects
include: four-person engine company staffing, alternative methods of providing enhanced EMS,
EMS subscription programs, documentation of EMS calls, priority medical dispatch systems,
traffic preemption systems, and, mandatory sprinkler and malicious false alarms ordinances.
Many of the issues examined involve complex policy and/or operational considerations.
Supplementary analysis may be necessary prior to the implementation of some recommendations.
This report does not address the issues of Fire Department administrative support staffing, the
number or siting of future fire stations or the development and implementation of the proposed
computer aided dispatch (CAD) and fire records management system (RMS). Administrative
support staffing is addressed each year through the budget process. The Fire Station Master
phm is an excellent reference document which can and should be used to put some of the issues
discussed below into context. The Police and Fire departments have already received direction
from both the City Council and City Manager to proceed with the planning for a new CAD/RMS
to serve both departments. The CAD/RMS Request for Proposals is being revised at this time
and should be re-issued early in calendar year 1993. While these issues have been excluded
from the following discussion, they are critical to the department's effectiveness.
The underlying theme of this report is that the citizens of Chula Vista have come to expect their
Fire Department to meet their needs in a sophisticated and professional manner. The dynamic
introduced by expanding fire and emergency medical technologies ensure that expectations will
continue to rise. Such expectations are not unwarranted and are to a large extent the product
of an ever more professional work force. There is intense competition for careers in the fire
service -- over 1300 people met the minimum qualifications and competed in the most recent
Fire Fighter examination process. A successful fire fighter candidate is likely to have devoted
five or more years of his/her life to the preparation for full-time employment in the fire service.
At the same time, veteran fire department staff are almost constantly seeking new career
challenges, implementing programs that improve the delivery of services and honing their
existing skills, knowledge and ability. This highly professional work force demands and
deserves higher levels of empowerment, responsibility and accountability. Balancing the desires
of an increasingly professional work force and the possibilities created by new medical, fire
fighting and rescue technologies with the needs of the community is a principal challenge of
municipal policy makers across the county. This report endeavors to provide Council with a
frame of reference in meeting this challenge.
A summary of this Report's Recommendations is made in Attachment A. A number of
acronyms are used throughout the report, therefore, a Glossary of Acronyms is included as
Attachment B.
18 ~ l.
Page 3 Item )8
Meeting Date 11/24/92
I. CHULA VISTA FIRE DEPARTMENT OVERVIEW
Bude:et and Staffine
The Chula Vista Fire Department (CVFD) has 91.8 full time equivalent positions, 87 sworn and
4.8 non-sworn. Staffing by division is as follows:
Fire Suppression: 80.0 sworn personnel
Fire Prevention: 5.0 sworn, 1.0 non-sworn personnel
Administration: 1.0 sworn, 2.3 non-sworn personnel
Training: 1.0 sworn personnel
Disaster Services: 1.5 non-sworn personnel
The department has a total of 87.0 sworn personnel which yields a ratio of approximately .62
sworn fire staff per 1000 population, or 1 fire fighter for every 1,621 residents (this includes
the Chief and Fire Marshal).
CVFD has an operating budget of $6.66 million for FY 1992-93 and includes $6.19 million in
personnel related expenses (92.6% of department total) and $.47 million in non-personnel
expenses (7.4% of department total). In the current fiscal year, the Fire Department's budget
represents 12.8% of total citywide General Fund budget. Over the last fifteen years, the Fire
Department's proportion of the General Fund operating budget has ranged from a low of 8.3%
in FY 1990-91 to a high of 11.2 % in FY 1983-84. The department's proportion of the General
Fund total is somewhat higher this year due to the annualization of expenses related to Interim
Fire Station #6.
Operations: Suppression Division
During FY 1991-92 CVFD made 8,797 fire company responses, 96.5% of which fell into four
categories: emergency medical (70.8%), false alarms (10.2%), fires of all types (10.1 % with
structure fires accounting for only 2.8% of the total call volume) and citizen assists (5.5%).
Currently, CVFD deploys five engine companies and one ladder/rescue truck company, on seven
individual apparatus, from five stations. When Station 6 goes into service around the first of
the year a sixth engine company and eighth apparatus will be added. Truck 5271, which is an
aerial ladder apparatus and is commonly referred to as a "Truck 5271." Truck 5287, is a
Rescue Rig and is commonly referred to a "Rescue 87." The remainder of CVFD's apparatus
are triple combination pumpers and are commonly referred to as "engines."
The engine company at Station #5, previously the Montgomery Station, is the busiest and had
2095 calls in FY 1991-92 or about 5.7 calls per day. This data for all engine and truck
companies is as follows:
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FY 1991-92 Calls for Service Volume by Company and Station
Company Station & Location CFS Volume A vg CFS/Day
Engine 5225 Sta 5 391 Oxford 2095 5.7
Rescue 5287 Sta 1 447 F Street 2013 5.5
Engine 5222 Sta 2 80 East J Street 1203 3.3
Engine 5223 Sta 3 266 East Oneida Street 1140 3.1
Engine 5221 Sta 1 447 F Street 905 2.5
Truck 5271 Sta 1 447 F Street 751 2.1
Engine 5224 Sta 4 861 Otay Lakes Road 690 1.9
Meeting Date 11/24/92
On any given day, the CVFD engine, rescue and truck companies may respond to one call for
service or they may respond to twenty calls for service.
CVFD responded to 4,967 emergency medical aid calls in FY 1991-92. Approximately 18%
of those calls were in response to reported seizures (12.8 % of the total CVFD calls). The next
most frequently occurring medical aid response was for those reporting difficulty breathing
(10.8% of total CVFD calls). Traffic collisions were next with 10.4% of total CVFD call
volume. Reported heart problems made up another 10.4 % of the total CVFD call for service
volume. To put the predominance of emergency medical aid calls into perspective, consider that
the number of responses to each of the response categories described above exceeded the number
of responses to fires of all types in FY 1991-92.
On a typical day the CVFD responds to the following number of incidents by type: 14 EMS
calls; 2 fire calls; 2 false alarms; 1 citizen assist. In general, these responses are made by three-
person engine companies except Engine 5225 and Truck 5271 which are generally staffed by
four-person crews.
Operations: Fire Prevention Division
The Fire Prevention Division is responsible for reducing the number of fires, the amount of
property loss and the loss of life associated with fire. Sworn staff rotate into the Fire Prevention
"Bureau" at their own request as part of the career development process. The Fire Marshall
heads the Division and is the only permanent sworn person in the Bureau. These staff work a
forty-hour week schedule. At least one member of the Bureau is on call twenty-four-hours-a-day
to conduct arson investigations. The Bureau performs the following functions: inspections
(5,192 in FY 1991-92), plan checks (688 in FY 1991-92), serving notices of violation (1,215
in FY 1991-92, 1039 of which were corrected), fire/arson investigations (156 in FY 1991-92)
and public education programs (163 in FY 1991-92).
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Meeting Date 11/24/92
The Bureau calculated fire losses of $2,284,940 in FY 1991-92, an increase from calculated
losses of $1,212,790 in FY 1990-91. It is not unusual for fire losses to vary widely from one
reporting period to the next. One fire in a high loss potential structure (i.e. supermarket or
mall) can cause fire losses to spiral. Conversely, it is not uncommon for Chula Vista to go
twelve months without a destructive fire in a high loss potential building. The increase from FY
1990-91 to FY 1991-92 can be attributed to a handful of suspected or proven arson fires that
occurred in high loss potential structures like light commercial, retail and schools.
II. FIRE AND EMERGENCY MEDICAL SERVICE PROVISION ISSUES
A. Four Person En2ine Companies
Clearly the most controversial issue in the fire service today is that of engine company staffing.
On May 20, 1992, the National Fire Protection Association (NFPA) defeated by a substantial
majority, a motion which would have amended NFP A Standard 1500 to mandate four-person
engine company staffing at all times. For purposes of this discussion, staff will refer to
required-at-all-times four-person staffing as "standard" four person staffing; other alternatives
four-person staffing methods as "flexible" four-person staffing. The move to set national
staffing standards through an amendment to NFP A 1500 has been opposed by the National
League of Cities, International Association of Fire Chiefs (IAFC), the International City
Management Association, the U.S. Conference of Mayors and other local government
associations. The primary organized support for this amendment to NFPA 1500 has come from
the International Association of Firefighters. NFPA standards are not binding but do have a
significant impact upon cities because they are nationally adopted standards and as such are often
cited in litigation and in labor relations processes.
The central argument in support of standard four-person engine companies is the contention that
additional staffing results in additional effectiveness in the delivery of the entire range of fire
department services. There is evidence that four person crews make more effective initial
responses to structure fires. Once on scene, four-person crews are able to effect fire suppression
tactics more quickly than a comparably trained three person crew. The ability to react to a fire
translates into reduced loss of life and property. There is also preliminary research which would
suggest that four-person staffing reduces injuries in the fire service. However, the only
conclusive results from research conducted to date on the subject of four- person versus three-
person engine company staffing is that, all other things being equal, four person staffing results
in more a more effective initial attack upon a burning structure once fire fighters arrive on-
scene. (Note: The City of San Diego, which has a four-person minimum staffmg requirement for engines, agreed
to this minimum through a negotiated labor agreement, not as a result of an overwhelmingly convincing body of
data on the subject. San Diego's adoption of this standard was predicated on staffing reductions in other segments
of its fire suppression divisions (i.e. previously many engine and ladder companies had traditionally enjoyed up to
eight-person staffing) and upon other duty requirements including the need for enhanced second in and freeway
response capabilities.)
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Meeting Date 11/24/92
The IAFC has strongly opposed minimum staffing requirements as advocated by the proposed
amendment to NFPA 1500. The IAFC position states: 1) that engine company staffing is a local
management decision; and 2) that engine company effectiveness is equally influenced by the
quality of training, personnel skill levels, service provision methods, local building codes, the
types of structures present in a community, and characteristics of the department's call volume.
With this in mind, the CVFD has taken a number of actions to ensure the effectiveness of its
engine companies.
Training
CVFD has a vigorous training program that ensures the full range of skills needed by today's
fire fighter are maintained appropriately. CVFD is staffed with highly trained, skilled and
professional fire fighters. Fire losses and fire related deaths have generally been very low when
in comparison with other cities of our size and reflects CVFD's effective methods of fire service
provision. Chula Vista has a mix of older and newer construction, retail, commercial, industrial
as well as some high rise -- all of which serve to make providing fire services in this community
a dynamic challenge. As noted earlier in this discussion about 70% of CVFDs responses are
for emergency medical aid and only about 10% are fires.
Equipment
Staff has taken other actions to provide better efficiencies of staff and avoid a significant impact
on the budget. In 1985, staff made a change in the size of hose used to connect fire pumpers
to fire hydrants. Prior to 1985, a 2.5" inch hose was used to make this connection. The 2.5"
hose was inefficient (although it was the same or similar to that used by other fire agencies),
created unnecessary friction on the flow of water to the pumper, thus slowing its flow and
requiring dedication of the Fire Engineer to monitor water flow and pump pressures at the fire
hydrant. The replacement of 2.5" inch hose line with a 4" inch hose line allowed for a freer
flow of water between the hydrant and the pumper, thus enabling the Fire Engineer to assist fire
fighting personnel at the fire scene rather than being completely restricted to pumper operation.
Simply put, this change increased the effectiveness of the 3-person engine company without
increasing staffing.
Special Staffing Criteria
As mentioned above, Station #5 in the Montgomery area is generally staffed by a four person
crew. The rational for four person staffing at Station #5 is twofold. First, the type of structures
and fire hydrant present in Station #5's first-in response zone represent a relatively high risk for
loss of property and life due to the building codes under which many of the areas structures were
built. There are also numerous mobile home parks in Station #5's district. Second, Station Five
has the characteristic of making more responses than any other engine company in Chula Vista.
Truck 5271, the aerial ladder apparatus, typically responds to structure fires and, because there
is sufficient data to support four-person companies on fire scenes, responds with a four person
company. These staffing methods are consistent with staff's position that engine company
staffing should be determined based upon specific criteria.
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Meeting Date 11/24/92
In the City of Chula Vista, the existence of any relationship between loss and injury statistics
and engine company staffing levels is difficult to quantify. The significant increase in fire losses
reported during the past fiscal year cannot be characterized as a trend at this time. In fact, over
the five years prior to FY 1991-92, fire losses and fire related deaths in Chula Vista were low
compared to other similar sized cities. The Insurance Services Office (ISO) rating for Chula
Vista, which takes into account the history of fire losses in the area, fire training, available
water pressures and other factors has been maintained at 3 (where 1 is the best and 10 is the
worst) since 1986 when it was reduced from a 4 rating. This rating is comparable with other
jurisdictions of Chula Vista's size in the county and state.
The fiscal impact of standard four person staffing cannot be ignored. Currently there are five
engine companies, a sixth will be added with the opening of Station Six and a Aerial/Rescue
Truck Company -- a total of seven companies. The engine company at Station #5 and the
company staffing the Aerial/Rescue Truck already have flexible, four person staffing.
Accordingly, in order to implement standard four person staffing, five companies on three shifts
would add one fire fighter. In FY 1992-93, a Chula Vista fire fighter earns approximately
$40,674 annually plus City sponsored benefits of approximately $13,124; total cost to the City:
approximately $53,798. A staffing increase of 15 fire fighters would result, in FY 1992-93
dollars, in an additional $806,970 annually in CVFD personnel expenses. Assuming the
department would experience growth in non personnel accounts at the current rate, an additional
8 cents per dollar of personnel expense, or $64,558 in various supplies and services would be
required as well. The total annual cost of implementing standard four person staffing, in FY
1992-93 dollars, would be $871,528.
Recommendation #1:
That staff continue to approach the issue of four-person engine
company staffing using the format approved by the IAFC
which takes into account irre loss experience, the terrain under
protection, fire fighting resources and budgetary constraints.
B. Alternative Methods for Respondine to EMS Calls
Another issue that has generated debate within the professional fire fighting community is: what
is the most appropriate means of responding to the medical aid calls which comprise 70 % of the
total calls for service. While some jurisdictions are enhancing emergency medical response
capabilities, others are turning to private service providers. This is due in part to impact/injury
to personnel and overall cost to operate. Two analyses are central to determining the answer
to this question: station and/or department run volume, and, past experience and practices in
delivering medical aid services. Fire Fighter Paramedic and Basic Life Support Ambulance
programs are a trend in the fire service. Generally, these programs have been used in
jurisdictions experiencing heavy EMS call volume or in suburban/rural areas where, in the
absence of fire department- provided EMS, ambulance response times have been poor. Such
circumstances have led to communities committing significant resources toward staffing,
equipping and training Basic Life Support Ambulance crews or Paramedic Fire Fighters.
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Page 8 Item ) f
Meeting Date 11/24/92
There are two levels of EMS: basic life support (BLS), which provided by an emergency medical
technician (EMT), and advanced life support, (ALS) which is provided by a paramedic. Both
skill/scopes of practice are set and monitored by the County's Department of Emergency
Medical Services -- County EMS. Chula Vista fire fighters are trained and certified to practice
at the BLS level which means they can perform cardio-pulmonary resuscitation (CPR), use an
automated defibrillator and provide other stabilizing first aid. Paramedics certified to provide
ALS communicate directly with trauma physicians at a base hospital and provide a broad range
of therapy unilaterally and an even broader range under physician direction. A notable
difference being that ALS providers can introduce medication to patients.
Under the "First Responder System" prescribed by County EMS and in-place here in Chula
Vista, upon receipt of a 9-1-1 EMS call both CVFD and Hartson ambulance units are dispatched
to the scene. Generally, the CVFD unit arrives first, evaluates the situation and attempts
stabilize the patient and scene. CVFD units provide additional information on the case to the
communications center and pertinent information is relayed to Hartson units en route. Upon
arrival of the Hartson unit, CVFD units are often released from further duty and are made
available to respond to other calls for service. Under the First Responder System, the citizens
of Chula Vista have historically enjoyed excellent EMS response. This tradition continues today
through Hartson which consistently respond to 90 % of all advanced life support calls within 10
minutes which is one of the performance standards included in their agreement with the City.
Harston has responded to an average of 399 ALS calls and 94 BLS calls per month over the past
two years, or approximately 16 per day. It would require a significant amount of focused
research to determine if this run volume would be sufficient to support a CVFD Paramedic Fire
Fighter or BLS ambulance program and the likelihood of CVFD personnel providing both BLS
and ALS services as efficiently and effectively as Harston does now. The call volume on a
regional basis may be sufficient to support these types of programs. A regional approach also
has economy of scale benefits such as centralized contract administration and could potentially
reduce costs for South Bay EMS consumers. There is interest among all four South Bay fire
agencies in exploring such alternatives.
Fire Fighter-Paramedic and BLS Ambulance programs, have significant impacts upon both sworn
and non-sworn staffing requirements. With respect to sworn staff, two methods are available
to implement these kinds of programs: using the same crew to respond to both EMS and other
calls from the same station, or, training a cadre of Paramedics or Ambulance EMTs who
respond to EMS calls. Using the same crew to respond to both EMS and Fire calls presents two
alternatives. One is to use the same apparatus for all calls, the second would be to have an EMS
apparatus housed in the station in addition to the engine. The first alternative is more consistent
with current CVFD operations. Both alternatives would require the training, apparatus,
equipment and administrative issues identified previously be addressed. If the City purchased
the same type of EMS vehicle as other jurisdictions who have made this transition in the recent
past the approximate cost of each would be in the $90,000 range. In either scenario, there are
significant issues relative to the transition from the current CVFD into a department that includes
18 "g
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Fire Fighters-Paramedics or BLS ambulances. Additionally, due to the administrative
infrastructure required to undertake such programs, non-sworn staffing is another issue that must
be addressed if CVFD was to take over ALS or BLS transport services. Administrative
procedures covering such topics as: billing rates, methods and processes must be developed and
implemented. Protocol with local base hospitals, especially the trauma centers, would have to
be developed. Apparatus, equipment and therapy specifications must be developed, refined and
tested. The acquisition, storage and disbursement of controlled substances (drugs) must be
managed and reported upon. The volume of consumer inquiries related to providing these types
of services produces a significant impact upon staff. Funding sources for the necessary
apparatus and equipment must be identified (General Fund, subscription program, bonded
indebtedness). New staff to fill administrative support positions would have to be classified,
recruited, equipped and trained. Additional office space would need to be identified in an
already crowded Civic Center complex. These are all significant issues and operational concerns
that would have to be addressed prior to CVFD taking a more active role in the EMS system.
The cost of administering alternative EMS programs must also be considered. Generally
speaking, in-house advanced EMS and ambulance programs are expensive. In San Diego
county, two comparable jurisdictions provide advanced life support and ambulance transport
services through the fire department. In Oceanside, the fire department staffs 46 Paramedic-Fire
Fighters on their engine companies along with associated sworn and non sworn support staff.
The program will generate approximately $1.2 in revenue, will cost approximately $3.9 million
and will generates a net general fund loss of $2.7 million in FY 1992-93. Staff in Oceanside
describe their program as a "Cadillac" and conclude that the primary cost of the program is
staffing 46 Paramedic-Fire Fighters. In Escondido, the fire department staff is augmented by
18 paramedics, 6 on each shift who respond to EMS calls in three city ambulances. In FY
1992-93 the Escondido EMS program will cost a total of approximately $1.1 million, will
generate revenue of approximately of $750,000 and will result in a net general fund loss of
$350,000. Both cities programs include all required in-service training, continuing education,
related overtime and equipment costs. In either case, Paramedic-Fire Fighters or Paramedics
staffing ambulances, the costs of providing advanced EMS and/or ambulance transport services
through the fire department are substantial.
Developing a comprehensive cost/benefit analysis relative to the concept of alternative EMS
response programs would require a significant commitment of City staff resources. It would
involve staff in at least three departments: Fire, Police and Management Services. This analysis
would allow further development of the conceptual link between the need for additional staffing
and Paramedic Fire Fighter Programs. Staff would also examine the possibility of a regional
approach to EMS provision under the auspices of this study. The recommendation would
provide for detailed and specific information available for Council's consideration prior to
discussion about the Hartson ambulance agreement which expires in April 30, 1994.
Staff's analysis indicates that the existing Chula Vista EMS delivery system works effectively.
Only three complaints have been received by staff in regards to Hartson's services over the past
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Meeting Date 11/24/92
eighteen months. These complaints have been about the rates and associated insurance coverage,
not the effectiveness of the services delivered. Harston has worked diligently with City staff
when service delivery issues have arisen. Recently, for instance, response times along Otay
Lakes Road had deteriorated to a point of concern. Hartson pro-actively identified a variety of
alternative methods to address the issue, City staff worked with Hartson to choose a course of
action and response times have improved significantly since that time. Furthermore, CVFD staff
are satisfied that both the current and past practices of the current EMS provider have shown
a high level of sensitivity and responsiveness to the community.
Recommendation #2:
That no change in the current method of providing EMS be
implemented at this time.
c. EMS Subscription Pro~rams
Another concept which has developed in the professional fire service is the concept of services
subscription programs. These programs are essentially entrepreneurial means of funding the
growing range of community expectations in the emergency medical aid arena. Even the newest
of technologies are familiar to citizens through an entire genre of television shows like "Rescue
9-1-1. " Chula Vista is no exception to this trend of growing expectations. The range of
services provided by the CVFD is much broader today than it was a few years ago -- in the last
eighteen months CVFD has added defibrillator capability to save persons suffering from a
common form of heart attack. Service subscription programs are used to fund City-sponsored
paramedic services without tapping into general governmental funds.
Essentially, if you subscribe to the service, you and any other member of your immediate
household receive advanced life support (ALS) and basic life support (BLS) EMS treatment free
of additional charges. If you or your household does not subscribe, you pay a per-occurrence,
market driven rate. In other words, this is municipally sponsored emergency medical service
insurance. Subscription programs may be an alternative worth considering for not only EMS,
as in Huntington Beach, but for a whole range of potentially fee-driven fire department services
such as inspections.
The City of Huntington Beach has a successful subscription program that pays for their entire
in-house EMS program. The standard annual subscription rate is $36.00 per household, a low
income subscription is available to those meeting certain criteria for $18.00 per year. Again,
if you subscribe to the service, your EMS needs, ALS and BLS, are met free of additional
charges. The basic rate for an ALS ambulance trip for non-subscribers in Huntington Beach is
Approximately $250.00 or 74% of the current basic rate in Chula Vista. Approximately 60%
of Huntington Beach's households subscribe to the program. Huntington Beach city officials
indicate that their subscription program tends to yield increased interaction between the
subscribers and the fire department. By augmenting existing community/department interaction
fire prevention, fire awareness and fire safety programs effectiveness can be increased.
I~,;/D
Page 11 Item ) r
Meeting Date 11/24/92
Chula Vista has approximately 52,000 addresses according to the Planning Department. If our
City was to adopt such a program, a 50% subscription rate would yield about $260,000 per
$10.00 in rates. In other words, a $40.00 rate would yield $1,040,000 in revenue annually.
Such revenue projection capability links this issue with the previous two long-term issues
identified: four-person staffing and alternative methods of responding to EMS calls (However,
the development of a municipal insurance program requires that a whole host of policy issues
that are not addressed in this report). Gathering the necessary data, identifying policy impacts,
conceptualizing the program and developing its attendant administrative systems are specific
issues that would require a broad range of staff expertise and a substantial commitment of staff
time in several departments.
Recommendation #3:
Do not implement a Fire Department/EMS Subscription
Program at this time.
D. Documentine EMS Calls
Because EMS calls make up such a high proportion of total fire calls for service, it is imperative
that the department improve the gathering and management of data related to EMS calls.
Currently, 70% of the department's call volume is emergency medical aid and there are no
systems in-place or planned which gather pertinent information related to these calls. For
instance, CVFD management have no means of efficiently tracking the use of defibrillator pads,
breathing assistance apparatus or protective gloves. These items are more expensive than ever
and their cost continue to increase. In order to and accurately project budgetary requirements
it is difficult to manage EMS supplies. Another example is the lack of documentation created
on EMS calls. A well conceived EMS data base could efficiently provide accurate information
on the skills most frequently and infrequently used, the most common EMS incidents and the
most unusual EMS incidents. Without an EMS information system CVFD management must
rely on intuition and county requirements to focus EMS training programs.
Additionally, the provision of EMS services has potentially significant impacts upon the health
care and health protection needs of CVFD staff. Beyond the widely understood and accepted
hazards of fighting fire, being EMS first-responders puts fire fighters in a variety of potentially
unsafe environments. Currently, there is on-going discussion about the whether or not fire
fighters and paramedics should wait for the Police Department to secure the scene of a reported
suicide before treatment is made available to the victim. In the absence of empirical data to the
contrary, management is at a disadvantage trying to develop a policy that appropriately considers
both the victim's needs and the need for fire fighter safety -- there simply isn't any information
available to utilize. Having an in-house EMS information system would provide access to
information that would improve the department's ability to manage supplies, develop sound
departmental policies and procedures, and implement effective training programs. As the
proportion of EMS calls increases so does the proportion of fire department resources directed
to providing EMS and these issue become even more important.
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Page 12 Item J f
Meeting Date 11/24/92
The department has not developed adequate EMS management information processes. There are
several frequently cited reasons for this situation. First is the idea that the volume of EMS calls,
as a proportion of total call volume, overtook the department's ability to track various
information related to EMS calls with a paper based system. Second is the idea that the state
has not required fire department's to track EMS calls with the diligence reserved for structure,
vehicle and grass fires (at this time the department does meet all California Fire Information
Records System [CFIRS] requirements). The state is developing a medical CFIRS that will
increase reporting requirements somewhat. Third is the notion that the effort expended in
developing and maintaining a paper based system would largely made in vain because: a) it
would be difficult to retrieve good information from such a system; and, b) the implementation
of the planned computer aided dispatch and records management system (CAD/RMS) provide
the department with the EMS information system it needs. Staff's analysis of standard fire
records management systems (those likely to be included in the planned CAD/RMS) indicates
that the planned CAD/RMS will provide the desired improvement in reporting capability.
Access to well designed data and information is critical to the departments success and should
be treated no differently than any other management information issue. The department intends
to use its standing EMS committee to address this issue within the current architecture of the
CVFD's information systems and within the context of the fire records management component
of the proposed computer aided dispatch system.
Recommendation #4:
That the Fire Department ensure that EMS Management
Information capabilities are part of the planned CAD/RMS.
E. Prioritized Fire and Medical Dispatch
The Chula Vista Police and Fire Department Dispatch Center is, for a variety of sound
management and historical reasons, located in the Police Department. The Fire Departments'
call volume, about 15 % of the total volume, is clearly not sufficient to justify redundant dispatch
centers. Further, the two departments are working jointly on the specifications for a modern
CAD system. A cooperative effort by the police and fire departments to promote continuity and
improvement in the fire dispatch area has identified a trend in the area of fire and EMS that
should be addressed: Maximal Response Dysfunction.
Maximal Response Dysfunction is the practice of running red lights and sirens (RLS) to every
call. The rationale for doing so is embedded in fire service tradition. Its philosophical premise
is that the best response is to get as many resources deployed as quickly as possible. From the
traditional perspective getting as much as quickly as possible is critical because every minute a
fire is allowed to burn unchecked, the more damage occurs. Chula Vista Fire Department
response policies are consistent with maximal response dysfunction as units go to virtually every
call RLS. However, for a number of reasons that are beyond the scope of this study, 90% of
the calls to which the CVFD responds are not fires. In fact, as noted previously, over 70% are
requests for emergency medical aid.
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Page 13 Item )~
Meeting Date 11/24/92
Emergency medical conditions do not spread like fire and typically involve one patient with a
stable, albeit painful, condition (i.e. a broken extremity or a seizure). In this typical scenario,
and even in the event of serious heart conditions, the key element in response is to get the
proper assistance on-scene within ten minutes. Statistically, there is a much higher risk of
serious injury to fire department personnel, and the citizens with whom they come in contact,
responding RLS than is warranted by many EMS calls. There are approximately 12,000
accidents involving emergency vehicles nationwide each year. This number does not include the
accidents caused by the wake effect of an emergency vehicle running RLS (accidents caused by
excitement, fear or distraction). In Chula Vista, there have been no accidents involving CVFD
trucks. There is no data describing accidents caused by the wake effect as described above.
However, studies indicate that there is proportionally little change in total reflex time (the time
from victim's call initiation to unit on-scene) saved by running RLS except in association with
congested roadways. Travel time (unit en route to unit on scene) is only one component of
reflex time, the others are dispatch time (from call initiation to unit notification), turnout time
(time from unit notification until the unit is en route). Any reductions in travel time associated
with not running RLS can be mitigated by the use of traffic preemption systems (these are
described in detail in the next section). Additionally, running RLS to every EMS call adds
stress on fire engines by forcing the engineer to run the engine at full throttle from a cold start
on every call. These dynamics have convinced CVFD personnel to re-think response protocols
and find ways to more effectively utilize available resources and most efficiently meet growing
community expectations for fire department services.
In order to reduce maximal response dysfunction and its effects, the National Association of
Emergency Medical Service Physicians (EMSP) has publicly stated the following position on
EMS dispatching. One, EMS dispatching must include the use of standardized and
predetermined call triage questions. Two, EMS dispatching must include standardized pre-
arrival instructions (PAl). Three, EMS dispatching must utilize pre-assigned response levels and
modes. This policy, that when implemented creates what is known as a Priority Medical
Dispatching System (PMDS), provides a framework to ensure that each caller is treated exactly
the same as the next (a key element of many negligence claims is that a harmed party somehow
received a lower level of service that another similarly situated person). It elicits a key body
of information from the 9-1-1 caller which enables the call taker to appropriately dispatch a pre-
determined level of resources in the proper mode for that particular call. PMDSs have no
negative impact upon the response to critical incidents. In fact, by providing that another less
severe incident occurring at the same time has the appropriate level of resources, PMDSs
improve an agency's response capability to critical incidents. The dispatch center uses a
priority dispatch methodology with respect to calls for police services and also uses components
of a PMDS. However, CVFD staff do not receive standard information for specific types of
calls. A PMDS which contains all of the components described above will assist the CVFD in
providing fire and emergency medical services in the best possible manner.
/8, /3
Page 14 Item It
Meeting Date 11/24/92
In other jurisdictions, PMDS have proven to be a effective method to maximize fire department
and emergency medical resource utilization and improve public safety. Engines do not roll RLS
unless there is an imminent threat to life or property. Both staff and the public are safer because
units proceed to the scene in a mode which is compatible with the incident which is being
responded to. In fact, according to the EMSP, agencies have reported a up to 78 % reduction
in emergency vehicle accidents after the implementation of PMDS. It also helps reduce the
number of false alarms through improved communications between callers and call takers.
Finally, and most importantly, PMDSs improve the effectiveness of emergency response systems
by providing established PAIs to callers in need and by ensuring that resources are available
when high response levels are indicated.
A PMDS could be developed, implemented and maintained utilizing existing Police and Fire
Department staff. The pre-determined call triage questions are standard throughout the fire and
medical dispatch industry. Similarly, pre-arrival instructions vary only slightly based upon input
from local health care providers and changes in approved practice. The task of developing pre-
assigned response mode is largely complete as it is part of the regular response planning process.
The primary changes associated with a PMDS are procedural and supervisorial. A PMDS is
designed to collect enough information to identify the actual problem before dispatch occurs.
Once the system is in place, it is incumbent upon supervisors to ensure that a PMDS' s benefits
can accrue through its consistent use.
Hartson Medical Services, which uses a PMDS in their dispatch center, has indicated that
PMDSs are critical to their overall operational success. Hartson provided much of the data used
in the development of this section and is available to assist in the development of a PMDS for
CVFD.
Recommendation #5:
That the Fire and Police Departments implement and maintain
a Prioritized Fire and Medical Dispatch System.
F. Traffic Preemption Systems
As noted in the previous section, the only component of reflex time significantly reduced by not
running RLS is travel time. This reduction is most notable on major thoroughfares during peak
travel times during the morning and evening commutes. In the course of this project staff
identified several jurisdictions using traffic preemption systems (TPS). In fact, with the
exception of Chula Vista and La Mesa, every city in the county utilizes some type of TPS within
their community. TPS essentially enable fire andlor emergency medical apparatus to move
through intersections by controlling the traffic lights. Control of the traffic lights can be effected
by sound or light, some TPS require retro-fitting of apparatus some do not. TPS can be utilized
by fire departments, police departments, ambulances and public works vehicles. Affected city
departments are in the process of evaluating the TPS concept. Staff has identified a variety of
potential federal grant programs that could partially or fully fund the implementation of a Chula
Vista TPS program.
/J',/r
Page 15 Item It
Meeting Date 11/24/92
Support for TPS is not unanimous within the fire service. There has been resistance to TPS in
the CVFD. Some staff are concerned that TPS encourage a false sense of security on the part
of drivers upon entering an intersection and that, thereby, TPS promote traffic collisions.
Additionally, there have been concerns with the reliability of the devices. However,
jurisdictions that are using the various TPS on the market report high levels of satisfaction with
the systems performance. The users report that TPS are virtually maintenance free, provide
sufficient forward range as to effectively clear intersections prior to the emergency vehicles
arrival and that TPS are reliable even in inclement weather.
Besides mitigating the increased travel times associated with not running RLS, TPS reduce wear
and tear on the apparatus. The frequency of acceleration and deceleration is reduced and
improves engine efficiency and reduces the stress upon the drive train components. Less
slowing and stopping also increases the life and reliability of braking systems. Therefore, TPS
can potentially increase the useful life of fire apparatus and, thereby, reduce apparatus
replacement expenses. By clearing intersections, TPS will enhance the potential for safe
emergency response by fire units, police units and ambulances. TPS are a significant component
in a safe, efficient and effective emergency response system.
Recommendation #6:
That staff review this matter in more detail and submit a
citywide TPS program for consideration as part of the FY
1993-94 C.I.P. budget process.
G. Mandatory Sprinkler Ordinance for New Construction
The community's growth is compelling staff to identify the most efficient means of apportioning
and then siting public facilities. Fire stations are among the costliest of such public facilities.
Interim Station #6 cost approximately $500,000, not including the building and site preparation,
to equip a fire station. It currently costs another $800,000 annually to staff a fire station. The
need for fire stations is driven primarily by two factors: response time and call volume. One
result of the Growth Management Oversight Committee's Threshold Standards is that response
time weighs more significantly upon the equation of fire station need in newly developed areas
of the City.
An alternative that has been used by some jurisdictions to mitigate the need to site, plan, build
and staff new fire facilities, especially in hilly areas where heavy fire engines drive more slowly,
is institution of a mandatory sprinkler ordinance. At this time, high risk occupancies are the
only structures within the City that are required to have sprinklers. In theory, requiring newly
constructed residences and businesses to include sprinkler systems allows longer response times
because the sprinklers retard a fire's spread. From a fire protection standpoint, sprinkler
systems are a proven method of reducing the loss of life and property due to fires and the CVFD
endorses their use. A sprinkler ordinance for new development would also have a marginal
impact upon the City's ISO rating which, as you will recall from previous discussion on four-
person engine companies, is a basis for fire insurance costs (Chula Vista has an ISO rating of
3 on a scale of 1 to 10 where 1 is the best).
It'/~
Page 16 Item f t
Meeting Date 11/24/92
However, the implementation of mandatory sprinklering systems in all, or even some, new
development has impacts that cannot be categorized as positive. Recall from earlier portions of
this report that nearly 90 % of the CVFD' s calls for service are not fire calls and that most (over
70%) are for EMS. Given the existing First Responder System mandated by the County, if a
sprinkler ordinance is intended to reduce the need for fire stations based upon slower fire
response times, some allowance would have to be made for response times to EMS calls.
Further, adding the sprinkler system's design, construction, approval and testing to the building
process costs money. These costs can either be passed along to the consumer or become an
issue in making the decision to develop a marginal project. Finally, any time requirements are
placed upon new development that do not apply to existing structures, equity issues are raised
by opponents. Mandatory sprinkler ordinances are not the only alternative available to reduce
fire station facility and staffing requirements. Staff will also work with developers of yet to be
started planned communities to explore municipal fire insurance.
Recommendation #7:
That staff return to Council with a report and
recommendations regarding a Mandatory Sprinkler Ordinance
and other alternatives to reduce fire facility and staffing
requirements that result from new construction.
H. Malicious False Alarm Ordinance
As noted in the most recent fiscal year's CVFD call for service data, false alarms comprise some
10% of the department's run volume. The department is very concerned that the number and
frequency of false alarms impacts its ability to respond to real emergencies in a timely and
efficient manner. One of the department's goals is to reduce the number of false alarms through
public education programs such as its Station 1 Open House and Schools Program during
National Fire Protection Month (October). However, enacting a poorly-conceived false alarm
ordinance can be even more damaging than not having one at all.
False Alarms generally fall into one of two categories. False alarms of "good" intent are those
where people believed there was a problem or where a properly functioning alarm system
triggered an unnecessary alarm. An example of this kind of false alarm would be the neighbor
who was convinced you were away from home but, not realizing you were at home and
barbecuing ribs outdoors, reports smoke showing from a nearby residence. Staff does not want
create a false alarm ordinance that deters citizens from reporting potential incidents. On the
other hand, there is a growing population of the community who use the emergency response
system for the delivery of primary medical care, convalescent care provision and companionship.
These people realize that one of the quirks of the County controlled First Responder System is
that if they dial 9-1-1 and use the right key words, an engine company and ambulance will be
with them in a few minutes. A common type of malicious false alarm is the person who has no
physical ailment and lies about their condition. Oftentimes in this type of case, after assistance
has been rendered once, this same person will repeatedly call 9-1-1 and begin the process anew.
These type of repeat callers divert resources and frustrate staff. Another example of a malicious
18,j/P
Page 17 Item Ii'
Meeting Date 11/24/92
false alarm is the alarm company that repeatedly reports a false ringing fire alarm but refuses
to notify residence or business owner that there is a problem. It is the neglectful alarm company
and repeat callers who feign medical symptoms that a false alarm ordinance should focus upon.
At this time, the Public Safety dispatch system is not capable of efficiently providing information
on repeat callers. The Police Department goes through a fairly staff-intensive process to identify
false alarms prior to turning the management of enforcing and billing for false alarms over to
a private contractor. The Fire Department does not have the resources to undertake a false
alarm ordinance enforcement program at this time. Instead, staff will continue to focus its effort
on the prevention of false alarms. A police and fire false alarm management component has
been specified within the proposed new computer aided dispatch (CAD) system. The CVFD will
bring a Malicious False Alarm Ordinance proposal forward to Council subsequent to the
implementation of an information system capable of efficiently providing the necessary data.
Recommendation #8:
That staff prepare a Malicious False Alarm Ordinance for
Council consideration.
CONCLUSION
The fire service is a dynamic and rapidly changing profession. Fire department's are under
pressure from increasingly complex community expectations, an internally driven sense of duty
to perform at higher levels and demands from policy making bodies to provide a broader range
of services more effectively and more efficiently. The Chula Vista Fire Department is no
exception to these increasing expectations. The issues described in this report, especially
additional engine company staffing and enhanced emergency medical services, are inextricably
intertwined. This report provides a framework for the discussion of these issues and brings
forward some of the relevant considerations should Council determine there is a need to redefine
the Chula Vista Fire Department's mission. The policy nuances of each identified issue are
intricate and such complexity is exponentially increased as the issues are linked and alternatives
multiply.
!t7?/IB"B
Recommendation #1:
Recommendation #2:
Recommendation #3:
Recommendation #4:
Recommendation #5:
Recommendation #6:
Recommendation #7:
Recommendation #8:
ATIACHl\1F1'IT "A"
That staff continue to approach the issue of four-person engine
company staffing using the format approved by the IAFC
which takes into account flre loss experience, the terrain under
protection, fire fighting resources and budgetary constraints.
That no change in the current method of providing EMS be
implemented at this time.
Do not implement a Fire Department/EMS Subscription
Program at this time.
That the Fire Department ensure that EMS Management
Information capabilities are part of the planned CAD/RMS.
That the Fire and Police Departments implement and maintain
a Prioritized Fire and Medical Dispatch System.
That staff review this matter in more detail and submit a
citywide TPS program for consideration as part of the FY
1993-94 C.I.P. budget process.
That staff return to Council with a report and
recommendations regarding a Mandatory Sprinkler Ordinance
and other alternatives to reduce fire facility and staffing
requirements that result from new construction.
That staff prepare a Malicious False Alarm Ordinance for
Council consideration.
I f-" If
CFS
CVFD
BLS
ALS
CAD
CFIRS
CPR
EMS
EMSP
EMS RTF
EMT
IAFC
ISO
NFPA
PMDS
PAl
RLS
RMS
TPS
ATIACHMEI.'IT liB"
Glossary of Acronyms
Calls for Service
Chula Vista Fire Department
Basic Life Support
Advanced Life Support
Computer Aided Dispatch
California Fire Information and Reporting System
Cardio- Pulmonary Resuscitation
Emergency Medical System
National Association of Emergency Medical Services Physicians
Emergency Medical Services Report Task Force
Emergency Medical Technician
International Association of Fire Chiefs
Insurance Services Office
National Fire Protection Association
Priority Medical Dispatch System
Pre Arrival Instructions
The practice of running Red Lights and Sirens
Records Management System
Traffic Preemption System
Ii" ;lCJ
C 0 U N elL
I N FOR MAT ION
November 12, 1992
SUBJECT:
The Honorable Mayor and City Council
John D. Goss, City Managert>? ~
Sid W. Morris, Assistant City Manager ~
Ambulance Services
TO:
VIA:
FROM:
This is to advise you of potential problems with the city's
existing contract with Hartson Medical Services for both emergency
and non-emergency ambulance service. Council approved the
agreement for five years in May, 1989. It expires April 30, 1994
and contains provisions allowing three three-year extensions at the
discretion of the City.
Sterling Medical Transportation, Inc. is now challenging the legal
authority of the City to grant an exclusive contract or franchise
for non-emergency medical transportation (please see attachment A) .
According to the Attorney's Office, the law is not entirely clear
on this subject. In order to remove any potential vulnerability to
suit, staff is embarking on a two-pronged course of action:
1. Drafting a Request for Proposals to go to competitive
bidding in December, 1993/January, 1994 soliciting
competitive proposals to provide either exclusive
emergency ambulance services , exclusive non-emergency
ambulances services or both; and
2. Work with other cities, the County EMS Director, and the
providers of ambulance services in order to come up with
a legislative solution which will clarify the ambiguity
in the law and remove any doubt that the City has the
authority to exclusively contract for non-emergency
ambulance services, either separately or as part of the
emergency medical system, within the state action
exemption from federal antitrust liability.
Staff envisions circulating the draft RFP to the EMS Director and
all potential bidders in San Diego County and/or Southern
California for advance review of the proposal in an attempt to
ferret out any legal objections prior to issuance of the RFP by the
City Council. The time track for the RFP preparation and issuance
will be such that the RFP would be issued in approximately January,
1994 so that responses could be received, evaluated and an award or
awards made with sufficient time to transition to a new provider by
May 1, 1994 in the event Hartson was not selected as a result of
the competitive process.
'eY'
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staff has worked closely with the City Attorney's Office on this
matter and believes this to be a reasonable response to the request
by Sterling. with this notice to Council, staff will respond to
Sterling to determine the acceptability of this proposal. It is
hoped that by working with Sterling to develop an acceptable
resolution to their concerns that costly and unnecessary litigation
can be avoided.
Also attached for Council's information is a copy of a letter from
Sterling's legal representative, Jennings, Engstrand & Henrikson
(Attachment B) .
Staff will keep Council apprised of the status of discussions with
Sterling and its representatives.
cc: Richard Rudolf, Assistant City Attorney
Sam Lopez, Fire Chief
Richard Emerson, Chief of Police
Kevin Hardy, Principal Management Assistant
C:\WP51 \SID\HARTSON
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Attachment A
May 26, 1992
. CO
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D. Richard Rudolf
Assistant City Attorney
City of Chula Vista
276 Fourth Ave.
Chula Vista, Ca. 91910
Dear Mr. Rudolf:
I llnderstand that you have had a recent conversation with Gail Cooper,
~hief of the San Diego County EMS Agency with regard to your City's
agreement with Hartson Medical Services for baSIC and advanced life
support ambulance services. As you know, this is an issue that is of
great concern to our company due to the f~ct that we have a business
license to operate an ambulance service in the clty and yet your letter
to us dated December 30, 1992 states that our operation of such service
is In violatlon of that agreement.
We feel that the legality of this agreement is arguable and we
respectfully request that you review all the applicable laws and
statutes both at the State and local levels to determine it's validity.
Our immediate concern is that Hartson personnel are going into varIOUS
facilitIes and telling them that they have to call Hartson for all
amoulance calls because they are the only provider in the CIty that IS
lIcensed to respond to said calls. Furthermore. they are circulating
copies of your letter to me of December 30th to support theIr
contentIons. ThIS was brought to our attention by those very facilities
who want to contlnue to utilize our services because they feel that
Sterling prOVIdes a superior level of service. The circulatIon of thIS
letter is damaging to our business and we feel that it is both
unethical and illegal
Again, I respectfully urge you to review the agreement and let me know
if you feel that it may be appropriate to modify your last
correspondence to us.
Thank you for your cooperation and prompt attention to this matter.
s~
Steve Rubin,
General Manager
105 West 35th Street Suite E. · National City, CA 91950
Phone (619) 425-1441
FAX (619) 425-1443
PrivatelContracted
Transportation
/8/;2;f
.Caring
Professionals.
JENNINGS, ENGSTRAND' & HENRIKSON
A PROFESSIONAL LAW CORPORATION
Attachment B
501 WEST BROADWAY
Sum 1400
SAN DIEGO, UufoRNIA 92101-3541
W. Ii. JIlNNlNCS
1_191)
~RRY L. MARSHALL
PoWI. D. ~D
Of COUNSEL
DIRECT LINE
(619) 557.7602
(619) 557-7800
FAX: (619) 557-7760
LIO Ill. HliNlUKSON
Of COUNSEL
HON. JAMES 1- FOCHT
Of COUNS6l. .
September 14, 1992
Re: Ambulance Services
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Richard D. Rudolf
Assistant City Attorney
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
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CITY AHO;};:,'{
/' ,.\ Chula Vista, C1.
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Dear Mr. Rudolf:
At the close of our telephone conversation on August 28, 1992
you acknowledged that you were re-examining the management of
ambulance services for the City of Chula Vista and the exclusive
operating area (EOA) and would appreciate suggestions from our
client, Sterling Medical Transportation, with respect to the
treatment of non-emergency ambulance services. We have conferred
with Steve Rubin, General Manager of Sterling, and would like to
submit for your consideration the following suggested approaches in
descending order of acceptability to Sterling:
Basic life services (BLS), including critical care
transportation (CCT), would be provided within the City of Chula
Vista and the EOA in the manner described below. In each instance
all providers would be required to comply with all state and local
regulatory requirements, to obtain business licenses and meet certain
minimum standards specified by Chula vista such as a maximum 30-
minute response time for 90 percent of all non-emergency calls.
1. No restrictions on the number of ambulance service
providers (beyond business license and minimum standards compliance).
This is the most equitable alternative for service
provid7rs and can be expecte~~to .~r~quc~ the widest range
of chol.ces for consumers, tl:le,.lowes~..prl.ces, and the most
responsive service through he~l~hy qo~petition in the
marketplace. Since these calls aie,',by definition, not
life-threatening circumstan6~s-~orth~ patient, there is no
compelling reason for any public agency to intervene and
preclude competitive forces f~om generating the best
possible service at the lowes~ feasible cost.
.115~.c2 i'
Richard D. Rudolf
september 14, 1992
Page 2
2. Conduct a competitive process to select the exclusive
provider of BLS and CCT ambulance services within Chula Vista and the
EOA.
...J.... '_
If Sterling were awarded an iexclusive.~franchise, it could
provide the City of Chula Vista and the EOA an enhanced
level of service beyond the minimum standards contemplated
in the first alternative~
3. Permit Sterling to share a non-exclusiye franchise with
Hartson Medical Services to provide BLS,and CCT'-.service in
Chula vista and the EOA.
This alternative would respect Chula vista's existing
contractual relationship with Hartson, while affording the
citizens and institutional users of ambulance services some
of the advantages we anticipate will be provided by open
competition among providers. Limiting the service to two
providers would permit each of them to provide a level of
service better than alternative 1 would contemplate.
4. Permit Sterling to honor its contracts with providers which
require pickups within Chula Vista and the EOA.. These pickups would
occur at the patients' residences or at .healt6:care facilities within
the City of Chula Vista. This would also incltide the ability to
respond to any health care facilities located in Chula vista which
would prefer to use Sterling for non-:-ern~~<;1~~<=r,a~ulance service.
~ ;'~, .,., -'l ~-...,
This represents the ab~6lHtE~~;n\in~#t~m.arrangement that
Sterling would consider acceptiible' with'respect to
Chula Vista's handling of ambulance services other than
paramedic level, 911 emergency ~alls~rvice. Anything less
than this represents an urinecessary'~:rntrusion by a public
agency in existing and prospective business and contractual
relationships and diminishes the consumers' range of
choices with no correspondingtbenef~t, and would offer no
incentive to the existing provide+ to-maintain cost-
effective, responsive and rel~able service.
We recognize that these are complex issue~ and each of these
suggested alternatives will require discussion, negotiation and
simple fine tuning in order to be mutually acc~ptable. We would
welcome the opportunity to meet with"you' in- order to clarify our
.A,
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Richard D. Rudolf
September 14, 1992
Page 3
respective positions. We appreci~te y6ur_willingness to consider
these alternatives in a good faith effort to resolve these vital
issues.
LLM: cdk
cc: Steve RUbin,
Rick Roesch,
C:\DMS\LLM\0060853.WP
09/14/92
Very truly yours,
JENNINGS, ENGSTRAND & .HENRIKSON
A~prOfeS~Sio~na~.1 Law_co~oration
~.;:.,.,.:.~
rr- Marshall
General Manager
President
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RESOLUTION NO.~
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING COMPENSATION AND FRINGE
BENEFITS FOR THE CITY CLERK FOR FY 1992-93
WHEREAS, the Mayor and City
recommendations on the 1992-93 salary
Subcommittee on the City Clerk.
Council have
adjustments
received
from the
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula vista that the following adjustments be made in the
salary for the city Clerk:
SALARY EFFECTIVE 12/25/92
$63,122
MARKET BASKET FOR FY 92 -9 3
$5,895
BE IT FURTHER RESOLVED that the City Clerk's education
budget of $1,500 is hereby restored.
BE IT FURTHER RESOLVED that staff is hereby directed to
trade the City Clerk's HP I Printer for an HP III Printer from
another department.
BE IT FURTHER RESOLVED that staff is hereby directed to
help the City Clerk recruit volunteers to assist wit inputting on
computers.
David Malcolm, Councilman
Presented by
F:home\attomey\CClerk.Sal
I I
l ~'\
o<Jb,-1
RESOLUTION NO.
!b'tfJ 2
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING COMPENSATION AND FRINGE
BENEFITS FOR THE CITY ATTORNEY FOR FY 1992-93
WHEREAS, the Mayor and City
recommendations on the 1992-93 salary
Subcommittee on the city Attorney.
Council have
adjustments
received
from the
NOW, THEREFORE, BE IT RESOLVED by the city Council of the
City of Chula Vista that the following adjustments be made in the
salary for the City Attorney:
')\
j;;
SALARY EFFECTIVE 12/25/92
$113,431
MARKET BASKET FOR FY 92-93
Leonard Moore, Councilman
as~ f r
Presented by
Bruce M.
Attorney
F:home\attomey\CA.Sal
)c-r "
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RESOLUTION NO.
It.'bf!
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING COMPENSATION AND FRINGE
BENEFITS FOR THE CITY MANAGER FOR FY 1992-93
WHEREAS, the Mayor and City
recommendations on the 1992-93 salary
Subcommittee on the city Attorney.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula vista that the following adjustments be made in the
salary for the city Manager:
Council have
adjustments
received
from the
SALARY EFFECTIVE 12/25/92
MARKET BASKET FOR FY 92-93
$121,698
$8,228
BE IT FURTHER RESOLVED that the City
awarded a bonus of 1/2% of his salary concurrent w'~
increase effective December 25, 1992.
F:home\attomey\CM.Sal
hereby
salary
Presented by
Leonard Moore, Councilman
:;> '''\ /" [:j
.)-cl ( '~"j
c2) b'3
...COrcticnted to COnl/llul1ity ~ell\)iCe
1: rEM
-----
11/2-4-/9 1-
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10595 JAMACHA BOULEVARD. SPRING VALLEY, CALIFORNIA 91977
TELEPHONE: 670-2222. AREA CODE 619
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November 19, 1992
Mr. John Goss
City Manager
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Re: Potable Water Use for Salinity Flushing at EastLake
Golf Course
Dear John:
The EastLake Golf Course has been irrigated entirely with
reclaimed water produced at our Jamacha Basin Water Reclama-
tion Facility since it was constructed in 1989/90. The
reclaimed water, while meeting all health standards, does
have a significantly higher salinity content than potable
water. At the time of approval of the golf course this con-
dition was considered. Typically turf management problems
resulting from the high salinity are managed by flushing the
turf with potable water and thereby "pushing" the high
salinity levels down below the root zone. In the case of
the EastLake Country Club this alternative was anticipated
on a periodic basis assuming potable water was available.
At this time the District is receiving 100% of the water
requested from the County Water Authority. Supplying the
limited amount of water necessary to manage this salinity
problem will not impact the District and will allow the
EastLake Golf Course to continue the beneficial use of our
reclaimed water.
Very trul, Y YO~. _
~~
Keith Lewinger r
General Manager
cc: John Lippitt
Bob Snyder
KL/nes
).,1 e ~I
REQUEST FOR CONDITIONAL USE PERMIT VARIANCE
Scope
Our request for a variance from Item K of Resolution #16017 covers only 3 acres out
of the total of 120 acres of the golf course. Only the golf course putting surfaces
require attention. The use of the potable water is to be for leaching the build up of
salts from the greens and in no way changes the intent of utilizing recycled water as
our course of irrigation.
Explanation of Need
There is an immediate need to flush the salts out of the root-zone of the greens, to
allow us the opportunity to repair the damaged greens with a combination of seed and
sod. The method of accomplishing this task would be to locate a low gallonage
portable sprinkler on the green and allow it to run for several hours to insure a
complete soaking through the soil profile of the green. Upon completion, tests will be
run to monitor the decline in salt levels. A worse case scenario might require us to
perform this function a second time if readings require a further reduction or if interim
rain fails to occur. This will solve the immediate problem. It should be clearly noted
that if test results are sufficient upon completion of the first leaching, no further potable
water would be required or applied for this short term problem.
long Term
Long term needs follow the same basic procedure. Weekly tests will be taken to
measure salt build up. Based on historical experience with our golf greens and shared
information with other Golf Course Superintendents, the need to further leach would not
occur for several months (salt build up will vary per season based or rain,
temperatures, and water quality). The maximum need would entail leaching beginning
in June and requiring a monthly single leaching through October. Weekly testing will
determine the exact need. If salts remain at acceptable levels following the first effort,
no further action will be taken until water and soil tests show a follow up action is
required. Our sole purpose is to leach salt, not to replace recycled with potable water.
If leaching is not required for longer periods than anticipated, no potable water will be
applied (note: this is an extremely labor intensive process, not conducive to excessive
use).
Justification for Request
EastLake Country Club has established a reputation for providing quality golfing
conditions for its customers. In order to maintain this status and attract customers, it
is ess~ntial to repair our greens. In our current condition, no repairs are possible due
to the high salt concentrations. Seed cannot germinate, and sod will rapidly decline if
replaced without addressing the problem.
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_____~~~_>-" ..."__.._..~".__~"__.~,._~~____,,.._,,,_.__" m
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EASTlAKE
COUNTRY
CLUB
November 19, 1992
VIA: HAND DELIVERY
Mr. Ken Lee
CITY OF CHULA VISTA
Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
Dear Ken,
Enclosed is a detailed explanation of our request for a variance from the original
Conditional Use Permit regarding the use of potable water at the EastLake Country
Club.
Please feel free to contact me with any questions or concerns you may have.
Sincerely,
EASTLAKE COUNTRY CLUB
~~c.~
Sandy C. Clark
Golf Course Superintendent
SCC/mb
enclosure
c2Jc ~ ~
2375 Clubhouse Drive, Chula Vista, California 91914, Telephone (619) 482-5757
Managed by Sunrise Company, Builder of America's Finest Country Club Communities
Justification for Request - continued
The industry standard for testing salts in soil is called the Solv Bridge RD-D15 method
and is measured in millinhos/cm. Measurements with readings from 1.0 to 1.5 result
in stunted plant growth and general overall decline. The current readings on our
greens reflect salt measurements ranging from 1.59 to 2.95, up from readings of &
to 1.34 in 1991. Our current salt readings fall into the area classified as extreme
danger to crop with economic failure occurring. As you have seen in the pictures, we
have gone past levels that allow turf to survive despite following all acceptable
management procedures, such as aerification, top-dressing, thatch removal, and deep
watering.
Estimated Usage
Immediate requirements in solving the existing salt problem would consist of a maximum
of 10 units of water per green. The worse case scenario would require 2 waterings.
Testing will be performed to analyze salt levels and determine if a second leaching is
required. If rain occurs, the requirement for a second leaching will again be eliminated.
Long term requirements would also entail a maximum of 10 units of water per green
with the frequency estimated at once every four to six weeks from June through
October. Testing will determine the true need of the leaching program, meaning that
no potable will be used unless absolutely required.
Our needs are small in relationship to our overall water usage. Our total water usage
for 1992 will amount to approximately 223,000 units out of 260,000 budgeted. Our
request for 200 units per leaching amounts to .0009% of our overall annual need. Our
professional and environmentally sensitive approach to irrigation management will insure
the success of this program.
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APPENDIX:
Final Supplemental Environmental Impact Report Rancho del Rey Commercial
Appendices to Final Supplemental Environmental Impact Report Rancho del
Rey Commercial
Rancho del Rey Commercial Center Amendment
Petitions
FINAL
SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT
Rancho del Rey Commercial Center
October 5, 1992
Lead Agency: City of Chu/a Vista
246 Fourth Avenue
Chula Vista, California 91910
Contact: Ms. Diana Richardson
(619) 691-5047
Consultant: Robert Bein, William Frost & Associates (RBF)
3569 Fifth Avenue
San Diego, California 92103
Contact: Mr. Joe Monaco
(619) 299-7272
IN 500563-4025
MEMORANDUM TO REVIEWERS
OF THE
FINAL ENVIRONMENTAL IMPACf REPORT
RANCHO DEL REY COMMERCIAL CENTER
The. City of Chula Vista has prepared the Final Environmental Impact Report for the
Rancho del Rey Commercial Center in accordance with the California Environmental
Quality Act (CEQA), Public Resource Code 21000 et. seq. The City of Chula Vista has
prepared responses to comments received on the Draft EIR, which was available for review
between July 21, 1992 and September 9, 1992 (51 days). Section 15132 of the CEQA
Guidelines requires that a Final EIR consist of:
1. The Draft EIR or a revision of the Draft EIR.
2. Comments and recommendations received on the Draft EIR either verbatim or in
summary .
3. A list of persons, organizations and public agencies commenting on the Draft EIR.
4. The responses of the Lead Agency to significant environmental issues raised in the
review and consultation process.
5. An Errata Sheet containing responses to comments received after the publication of
the Final EIR, as well as clarification and modifications to the text of the Final EIR.
6. Any other information added by the Lead Agency.
The Final EIR, including the revised Draft EIR and Comments and Responses, together
with other relevant information, shall be considered by the City Council .in evaluating the
proposed project. The City and other responsible agencies must consider the Final EIR
when issuing permits or approvals for the project, or other project-related discretionary
actions.
The text of the Final EIR contains revisions in a "strike-out/underline" format, where old
text is deleted as such: tat, and the revised text is indicted as follows: text.
The Comments and Responses section of this Final EIR contains a response following each
comment raising significant environmental issues, as formally received by the City of Chula
Vista during the public review period. Additional studies provided to clarify the analysis
provided in the Draft EIR are attached to the Comments and Responses portion of this
Final EIR as appendices. .
November 17, 1992
ERRATA SHEET
FOR THE
FINAL SUPPLEMENTAL ENVIRONMENTAL IMPAcr REPORT
RANCHO DEL REY COMMERCIAL CENTER
November 17, 1992
This Errata Sheet for the Final Supplemental EIR contains responses to comments received
on the Draft document subsequent to the close of review period and publication of the Final
document. Additionally, explanations and clarifications are provided for portions of the text
of the Final Supplemental EIR, as follows:
CLARIFICATION:
Mitigation Measure #6a has been added to the Final Supplemental EIR text in response
to comments received regarding potential future cumulative traffic impacts. The comments
specifically addressed the concern that not all cumulative projects in the vicinity had been
included in the analysis. Since the status of some of the projects was uncertain at the time
of publication of the Draft Supplemental EIR, the following measure was added to assure
that any potential cumulative impacts that are unforseen at this time, will not cause service
levels to exceed established City standards. The measure states:
The timing and/or phasing of this project shall be adjusted in accordance with the
results of the interim SR-125 study which is currently being conducted. The project
shall be assessed a fair share of necessary improvements so that significant impacts
of cumulative traffic are <,lvoided and Chula Vista thresholds are met. If such timing
or phasing will not mitigate any identified significant cumulative impacts and not
result in a less than significant impact, the City shall withold the issuance of building
permits.
CLARIFICATION:
Mitigation measure #7 is hereby modified to read as follows:
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The following improvements shall be initiated by the applicant prior to issuance of
Building Permits, and shall be completed prior to issuance of Occupancy Permits.
Intersection improvements shall include, site roadway lane geometry, pavement
markings and signing, to the satisfaction of the City Traffic Engineer:
East "H" Street/Paseo del Rey: Add second northbound exclusive left turn
lane, add northbound exclusive right turn lane, add westbound exclusive right
turn lane, add second southbound exclusive left turn lane, add second
southbound through lane, and add one eastbound exclusive right turn lane.
Retaining walls shall be incorporated into the design of improvements that
require roadway widening.
East ''H" Street/Tierra del Rey: Add a southbound exclusive right turn lane,
add a secorid southbound exclusive left turn lane, and add a second eastbound
exclusive left turn lane.
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November 17, 1992
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Prior to issuance of Building Permits, the project applicant shall pay a fair share
portion of the following intersection improvements, including, site roadway lane
geometry, pavement markings and signing, to the satisfaction of the City Traffic
Engineer:
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Telegraph Canyon Road/Crest Drive/Oleander Avenue: Add a second
westbound exclusive left turn lane and a westbound exclusive right turn lane.
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Telegraph Canyon Road/Paseo del Rey: Add a second eastbound exclusive
left turn lane. Restripe southbound approach to allow a left turn,
through/right combination lane, and an exclusive right turn lane.
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The revised wording is provided to respond to concerns raised by the applicant over the
timing of transportaion improvements that are the sole responsibility of the applicant. As
determined acceptable by the City engineer, the appropriate timing for completion of such
improvements is at the time of issuance of Occupancy Permits, rather than Building Permits,
as stated in the text of the Final Supplemental EIR.
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November 17, 1992
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COMMENT A
October 23, 1992
City Council
Planning Commission
276 Fourth Avenue
Chula Vista, CA 91910
Dear Members of the City Council and Planning Commission:
Enclosed please find a synopsis of the presentation to be
made to your group on October 28. We hope this will highlight
our concerns and better able the commission ~o analyze the Del
Rey Project. We understand that the city officials have been
beset recently with a tremendous amount of work, so we hope this
will direct you to those points of concern in the EIR and
facilitate your'decision.
Respectfully,
Chula Vista Residents
for Responsible Planning
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SUMMARY OF PRESENTATION
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The EIR is deficient as it fails to address the followinq:
1. The impact 'of the proposed project in combination with the
proposed residential project on the southeast corner of H st. &
Paseo Del Rey.
2. The factor of unregulated automobiles driven by. Mexican A2
Nationals on the ambient air quality.
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3. The impact of the project in combination with the car wash and
bowling alley (both were not included in the air quality
evaluation) .
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The EIR states that:
1. The intensity of use would be significantly incompatible with
the surrounding residential areas. (DEIR 3.1-4)
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2. Previously approved uses would generate 13,380 daily auto
trips; proposed project would generate 44,952.
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3. There would be a 60% increase in the traffic during nighttime
peak h~urs.
4. The project would contribute to the significant degradation of
the local ambient air quality (3.3 -18).
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5. The proposed project creates less ;obs than the original
proj ect. ( 6. 0 -4).
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6. The jobs generated by the project would be minimum wage jobs.
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At the meeting scheduled for 28 October 1992, to consider
the Supplemental Environmental Impact Report for the Rancho del
Rey Commercial Center, EIR No. 92-02, a member of our organiza-
tion will address the following subjects:
The decline of the Quality of Life, the reduced safety and
the adverse financial impact on the local area property owners,
their children and families, due to the increased crime that will
result from the proposed project.
The aspects of the alternative that the EIR states "
would be environmentally superior to the proposed project, "
A comparison of the stated reasons for rejecting this, and
other, alternatives with comparable aspects of the proposed
project.
A4
city Council
Planning Commission
276 Fourth Avenue
Chula Vista, CA 91910
Mr. Chairman, Members of the Planning Commission:
I am part of a group of concerned citizens calling ourselves
the Chula Vista Residents for Responsible Planning.
Whereas we
may not represent all those opposed to this zoning change, we
feel we at least have the same goal -- to stop this development
that doesn't conform to the needs of the community.
Formally, we are opposed to the zoning change of the Del Rey
Business
from
light
industrial
commercial.
Center
to
Specifically, we oppose the buildin9 of 3 major retailers -- Home
Depot, Price Club, and K-Mart on this site.
We will address the issues of crime, pollution, noise, loss
of home values, economics, and most significantly, traffic.
We will show slides to illustrate the proposed development.
I will address the economic view first.
Price Club is a
regional retailer.
It does not make economic sense for Price
Club to operate 2 stores in Chula Vista. Logically, the store on
Broadway will close.
When it does, what will happen to the
businesses around it? Price Club has single handedly revitalized
the South Broadway area.
Does anyone believe that Levitz
Furniture or Home Base could act as an anchor store for this
area?
The Price Club is the only reason most of us east of
Interstate 805 even travel to the west side of the city.
What will replace the Home Depot in the Terra Nova Plaza
shopping center?
I fail to see how moving the Home Depot one
mile east of its present location will increase revenue for the
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city. The McMillin group quotes 2.8 million dollars of increased
revenue from this development but fails to analyze the loss of
revenue for the Terra Nova Plaza and those businesses on Broadway
adjacent to Price Club. What will be the actual net gain for the
city? What will be the loss from unproductive Third Avenue strip
centers created by the move of K-Mart.
From a business standpoint, I would want my establishment as
close to a major highway as possible. Why move 2 miles away (as
is the case with Home Depot)? Plaza Bonita has just built a huge
sign visible from I-80S to take advantage of traffic. How will
this new center draw from the thousands of cars on I-80S? It has
been argued that the Chula Vista Shopping Center would do much
better if it had direct access to 1-5 instead of being 1 1/2
miles east of it.
When McMillin Inc. wants to sell homes in Del Rey, they are
anxious to point out that a Y.M.C.A. and a city library are
proposed to be built. The Del Rey advertisements do not
highlightto potential buyers the proposed building of the Price
Club, Home Depot, and K-Mart. If these stores would add to the
convenience and lifestyles of new home buyers, I am sure McMillin
Inc. would be anxious to point it out. Indeed, they know these
stores would not be an asset to the community. The idea of a
business park is' appealing. The idea of a discount store
commercial center does not connote the feeling of family and
quality of life.
On October 5th, I received this Planning Commission mailer:
THE PROJECT PROPOSAL INVOLVES THE REDESIGNATION OF THE WESTERLY
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55 ACRES OF THE EXISTING EMPLOYMENT PARK FROM THE PRESENT LIGHT.
INDUSTRIAL DESIGNATION (EP-IA,EP-IB, & EP-2) TO RETAIL COMMERCIAL
(C-l) IN ORDER TO CREATE A NEW COMMERCIAL CENTER. THE PROPOSED
COMMERCIAL CENTER FEATURES LARGE PARCELS SUITABLE FOR MAJOR
RETAIL USES AND SMALLER PARCELS FOR COMPLEMENTARY
RECREATION/ENTERTAINMENT RETAIL COMMERCIAL USES. It is fairly
innocuous. The term commercial properties could be Nordstrom's,
May Company, The Broadway. Had the Planning Department put in
the specifics, i.e., Home Depot, Price Club, K-Mart, this letter
would be far more eye-catching.
When we moved into our neighborhoods, there was a business
park proposed -- a high-quality, low-density, low-traffic, high
wage earning, community-enhancing business park, not a crowded,
noisy, eyesore parking lot for discount retailers. The home
values adjacent to "H" Street will be lowered and our auto and
home insurance rates will increase.
A general plan was created by the city for the benefit of
the community. From the number of residents opposed to this
'development, this rezoning should not take place. Each time the
general plan is altered, more problems are created. The City
cannot allow changes in the plan to suit the financial needs of a
few developers. The quality of life of the City's residents must
be considered. Don't make a mistake for this area. Don't think
the City will gain finances when the net result will be the loss
of revenues in other parts of the city. Rezoning this piece of
property will not solve the City's economic problems.
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October 23, 1992
To the Chula Vista Planning Commission:
We are writing you regarding our concern about the
proposed rezoning of the Rancho del Rey Industrial Park
and the negative impact of traffic generated by this
change on the neighborhoods in the eastern side of our
city.
The E.I.R. appears to be inadequate as it does not
address:
1.)
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That the proposed shopping center is regional
in nature and will attract customers from
National City to Mexico,(Home Depot, Price Club,
and K-Mart being the magnets.)
The impact of growth projected in East Lake
and Otay Ranch developments over the next
ten to twenty years. The analysis alludes to
the reI ief effect of Hwy. 125, which may
never be built.
The increase of traff.ic congestion during the
p.m. hours due to shopping, school, Southwestern
s t u den t s, and wO r k t r a f f i c . H 0 lid a y s w ill a 1 so
aggravate the problem.
The impact on surrounding neighborhood streets
by traffic that will tend to by-pass the con-
gestion generated on Telegraph Canyon and
'IH" Streets.
In several locations within the document, the additional
35,672 estimated daily trips are deemed "significant" on
this segment of East "H" Street as well as to the entire
Chula Vista circulation network, (3.6-28 3.6-19). Yet
it is questionable that the restripinq and addition of
turn lanes and traffic ligh~s will mitigate the enormous
increase in traffic prbduced by .this proposed regional
shopping center, one mile from the freeway.
A10
Surely wise planning would motivate your commission to
look seriously at our concerns and reject the E.I.R.
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Al) RESPONSE:
As of this date, there has been no transportation modelling analysis of the impact of
all regionally known projects including the referenced development, in conjunction
with the proposed Rancho del Rey Commercial Center project, due to their
uncertain status at the time of publication of the Draft EIR. The issue of adequate
roadway capacity for all pending and previously approved projects, prior to
construction of SR-125, is being addressed in a study which is currently being
conducted by HNTB for the Engineering Division, which is intended to develop an
implementation and financing plan for an interim SR-125 facility. Any project,
including this project, which is approved prior to completion of this study will be
conditioned in such a manner that the timing and/or phasing can be adjusted in
accordance with the results of that study and so that the project can be assessed a
fair share of necessary improvements so that significant impacts are avoided and
Chula Vista thresholds are met. If such timing or phasing will be not mitigate the
identified impacts and will not result in a less than significant impact, the City shall
withhold the issuance of building permits.
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A2) RESPONSE:
The air quality analysis assumes a broad mix of vehicles that would encompass the
types of vehicles and resultant emission levels that might result from attraction of
cross-border patrons to the center. A more detailed analysis that would quantify
separately the number and type of such vehicles and any potential deviations from
the assumptions used in the air quality model is not reasonable as it would be highly
speculative. Additionally, any further information on this subject would not change
the conclusion that the project has significant, unmitigable impacts to air quality.
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A3) RESPONSE:
The projects referenced are included in the traffic model and have been factored into
the air quality analysis.
A4) RESPONSE:
The Chula Vista Police Department has reviewed the subject project and determined
that additional staffing will not be required at this time. The Police Department has
indicated that staffing, as determined on a city-wide basis, adequately serves the site
for the uses proposed. However, staffing levels may be adjusted in the future based
on regional growth in the project area to meet changing needs. AdditiQnally, as
stated in the Draft EIR, the Police Department will be involved in the design review
process and will have the opportunity to review the site plans for each building to
determine and impose specific requirements that will enhance safety on the site.
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November 17, 1992
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AS) RESPONSE:
The economic impact analysis prepared as a part of the Final Supplemental EIR
addresses the concerns regarding whether the existing Price Club will remain in
business following completion of this project. The conclusion is that it is reasonable
to assume that, as indicated by Price Club representatives, the store on Broadway will
remain in operation.
The study also addresses local community concerns relating to the economic impacts
of the proposed project upon the existing retail establishments within the City of
Chula Vista. This analysis studies the net impact of the project and accounts for loss
of sales that would take place in other areas of the City. The study generally
concludes that when the loss of sales due to the project are accounted for, the impact
of the project is still positive (net revenues are approximately 1.2 million dollars per
year). Additionally, the study concludes that no significant impacts to existing
business to the point where there would be blighted conditions through economic
dislocation, deterioration or disuse would result from implementation of the project.
Other comments expressing opposition to the proposed project are included in this
document to be presented to the decision makers for consideration in their
deliberation over the project.
A6) RESPONSE:
Impacts associated with attraction of patrons from outside the immediate project
vicinity (traffic, air quality and noise) are accounted for in the Draft SEIR. The trip
generation value that was used in the model analysis performed by JHK and
SANDAG to predict project related impacts includes all potential sources of trip
origins and destinations in the South Bay region and external regions including
southern San Diego County and increases from the border crossings at Otay Mesa
and San Y sidro. Mitigation measures that have been recommended in the Draft EIR
for regional access to the project via 1-805 interim time frame (pre SR-125) and 1-805
and SR-125 buildout time frame (post SR-125) will allow for adequate level of
service to be maintained at critical interchanges and along critical segments within
the project study area.
A7) RESPONSE:
The SR 125 facility is shown on the Regional transportation network and is identified
as a link in the regional circulation system. This roadway is an integral element of
the overall circulation system and is necessary to support future growth in vehicular
and transit travel. The delay in construction of the SR 125 facility is due to the lack
of funding and completion of the environmental impact study and issues related to
its alignment through the Bonita area. The are many factors that affect the timing
and construction of this facility and financial and political uncertainties are
paramount. At this time it is not possible to determine when the facility will be built,
12
November 17,1992
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however, recent legislation allowing for the privatization of SR 125 is proceeding.
Based on the environmental ~uthorization and decisions to proceed under the
privatization process, freeway construction may commence in the next five to ten
years.
A8) RESPONSE:
The p.m. peak characteristics of the proposed project will be more of a balanced
inbound/ outbound condition than the existing approved uses, which are more of a
strictly outbound movement. Even though the total trip generation of the proposed
project is greater than the existing approved uses, the percentage of p.m. peak hour
movement for the proposed retail uses is lower than the approved employment
center.
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A9) RESPONSE:
The traffic analysis conducted for the Draft SEIR included an analysis of all
Circulation Element roadways in the study area. This analysis included East J Street.
All impacts to roadway segments were analyzed and reported in the Draft Traffic
Impact Analysis Report. However, it is recognized that unforseen operational
impacts that are unique to residential neighborhoods occur as the area is built out.
In recognition of this possibility, City Traffic Engineering provides special monitoring
to determine corrective actions as deemed appropriate for such conditions that might
occur, for example, speed surveys that may alter the posting of speed limits,
intersection studies to determine stop control, visibility studies to determine parking
prohibition, etc. These actions are intended to respond to concerns of citizens which
live adjacent to and/or have frontage access to these facilities.
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A10) RESPONSE:
All mitigation measures recommended in the Draft SEIR have been determined to
be feasible and effective in achieving the projected results. Mitigation measures have
been formulated using well established criteria for transportation facility design.
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November 17, 1992
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COMMENT B
Memorandum
Dace: September 2, 1992
File: 11..50-805
5.817.3
"0:
STATE CLEARJNGHOUSE
Attention: T. Loftus
From DEPARTMENT OF TRANSPORTATION
Dletrlot 11 Planning
Subject Supplemental EIR (SEIR) for the Rancho del Rey Commercial
Center - SCH 92051 032 ~70101 p2\ .
Caltrans District 11 comments on the Supplemental Environmental Impact Aepen are as
follows:
81 1. The 1991 Average Dally Traffic (AOT) figures for Im.....te 805 (1-805) differ from
those used by Caltrans and the San Diego AssocIation of Govemments
(SANDAG). Caltrans five day ACT for the three 1-805 segments are as foDow$:
Pea~ I-fo~r
AD! J.Da
State Route 54 (SR-54) to Bonita Road 168.600 E
Bonita Road to East H Street 155,000 0
East H Street to Telegraph Canyon Road 138,300 B
2. In Table 18. the intersection performance summary, lis noted that the
northbound on-ramp to 1..805 at Telegraph Canyon Road will require special
design treatment. such as ramp widening and lengthening. These should be
Included on page 8.0-4 as traffic/circulation mitigation measures.
3. Table 2-1 in the Appendices: Note 1 Indicates that -C8ltrana recommend8 Level
of Service (LOS) lE' or better as acceptable for freeway segment ACT volumes..
Caltrans does not recommend acceptable LOS levela u a general standard.
The Concept LOS. as detailed in Transportation Concept Aeports (TeR'a). is
specific to each route and based primarily on SANDAG Congestion Management
Plan (CMP) LOS standards. The Concept LOS for 1..fI05, as noted in the July
1991 TeRI Is lEI from Palm Avenue to SR-94.
4. Table 2-1 cites LOS and ACT standards. AgaIn Caltrans does not.utlllze generic
ADTILOS relationships. The LOS for a given facUlty 18 dependent on a variety of
factOrl.
5. Table 24 In the.repon discusses bulld-out conditions. It Ostsl-805 88 a 10 lane
freeway. Caltrans does not have plans at this tkne to widen 1-805 before the year
2010. The TeR indicates the need to study the addlJon beyond 2010 of High . .
Occupancy Vehicle (HOY) lanes or use of the median for Ught RaIl Tranalt (LRT)
between H Street and SR-54. .
6. Future SR.126 Is dlacu888d u a '0 lane freeway for the bulld-out condition. Thl
86 SEIR should discuss the Initial development of SR-12D" a toll facility. The
modeling being done for SR-125 as part of the Envtronmentallmpact Statement
82
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84
85
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. T. Loftus
September 2, 1992
Page 2
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(EIS)/route adoption work indicates significant dlfference8 In ACT between a toll
facility and a free facility. The analyses in the SEIR. therefore, need to clarify the
underlying assumptions for the discussion of future SR-125.
As part of the aforementioned EISlroute adoption work. several potential ..
alignments are being considered. Again, significant differences In ADT occur on
SR.125 depending on the alignment. The SEIR should Include a discussion of
the proposed alignments.
87 7. Figure 8..1 Indicates 15 percent of the project trips will utilize 1-805 north of East H
Street. This translates Into 15 percent of 35.672, which equals 5,351 trips. This Is
more than twice the additional 2,000 trips shown on Figure &-2.
Our contact person for the above comments is Bill Figge, System Planning Branch, (619)
888.6954.
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BILL DILLON, Chief
Planning Studies Branch
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CBolandIWFigge
WOlllonlACoxIMOwen
AKosup .
MParra
CStall
TVasquezlSGlasgow
DOTP
Env. Doc.
TIP File
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B1) RESPONSE:
The Traffic An"alysis Report prepared by JHK & Associates (JHK) and included as
an appendix to the Rancho del Rey SPA I Amendment Project was completed in July
of 1992. The ADT values which are shown for Existing Year 1991 conditions in the
Traffic Analysis Report were based on the Year 1991 Average Weekday Traffic
V olume Summary for the San Diego Metropolitan Area as generated by the San
Diego Association of Governments (SANDAG). The volumes which are shown on
Figure 3-1 of the EIR appendix are in fact based on Year 1990 traffic counts
provided by Caltrans to SANDAG. It is recognized that during the month of
September 1992, SANDAG produced an updated Year 1992 Average Weekday
Traffic Volume Summary. The values shown for Interstate 805 (1-805) south of
State Route 54 (SR 54) under Comment No. 1 of the Caltrans letter reflect the
update values which are based on Year 1991 traffic counts as provided by Caltrans
to SANDAG. The ADT values for this section of I-80S are greater than the ADT
values used by JHK and shown on Figure 3-1. However, all of the future forecasting
of cumulative traffic impacts for the Rancho del Rey SPA I Amendment traffic
analysis were based on the application of the regional travel forecast model as
maintained by SANDAG. Thus, all future volume forecasts on this section of I-80S
are based on regional growth in traffic as forecasted by the regional model and do
not have direct relationship to the existing volume levels on 1-805.
B2) RESPONSE:
The referenced improvements are part of the City oif Chula Vista Developemnt
Impact Fee Program and will require special design treatments such as ramp
widening and lengthening to accommodate the proposed interchange improvements
at this location. The project's impact on the referenced facil~ties is minimal.
Therefore, it is not appropriate to assign the responsibility for said improvements to
this project exclusively. This improvement will be provided by projects on a fair
share basis according to traffic demand and the cumulative impact of all approved
projects based on annual reviews conducted by the City of Chula Vista.
B3) RESPONSE:
Comment Noted.
B4) RESPONSE:
It is recognized that Caltrans does not utilize generic ADT /LOS relationships. It is
also recognized that LOS for freeway facilities is dependent on a variety of factors
and is typically predicted or analyzed for peak hour conditions. For the purposes of
long-range planning, it has been the practice of the City of Chula Vista to utilize a
generic relationship between ADT values and levels of service. The actual
calculation of peak hour levels of service for freeway facilities which are impacted
by project and cumulative traffic will likely be required under the enhanced CEQA
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November 17, 1992
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requirements of the new Congestion Management Program (CMP) legislation.
However, this document was prepared in advance of the CMP requirements and thus
provides a general indication of the anticipated impacts on both local arterial
facilities as well as regional freeway facilities. The indication of potential impacts
from project and cumulative volumes which are reported in the traffic analysis
completed by JHK for this project indicates a potential impact on I-80S when traffic
volumes exceed 200,000 vehicles per day (vpd) under Buildout conditions. As shown
in Comment No.1 from the Caltrans letter, current ADT values (Year 1991 counts)
of 168,000 vpd on I-80S results in a peak hour level of service of E as compared to
the level of service F that would have been predicted by the generic ADT /LOS
relationships utilized in this document for existing conditions (an 8 lane freeway
facility with an LOS E capacity of 160,000 vpd). The summary tables of ADT /LOS
relationships provided in this document do not utilize actual level of service values,
instead the relationship of the forecasted ADT to the planning level capacity
guidelines (under capacity or over capacity) are provided. Thus, the summary tables
would have indicated that the segment of I-80S between SR 54 and Bonita Road
would be over capacity under existing conditions, where the Caltrans methodology
would have indicated acceptable levels of service even though the ADT value is over
the threshold of 160,000 vpd.
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B5) RESPONSE:
It "is recognized that the Caltrans Route Concept for Year 2010 (1990 Regional
Transportation Plan, SANDAG, January 1991) includes only 8 lanes for I-80S.
However, previous transportation studies of Buildout land use conditions in the
South bay have identified the need to increase the capacity of the freeway system in
the area beyond the capacity levels currently planned for in the 1990 Regional
Transportation Plan.
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The concept of increasing freeway capacity over the Year 2010 Caltrans Route
Concept Plan is based on regional travel forecast modeling work which has been
conducted in the Southbay over the past five years including studies conducted for
the Otay Ranch Project, the Chula Vista General Plan Update, and the Otay Mesa
Interjurisdictional Task Force. In each of these separate transportation modeling
analyses, it has become apparent that all north/south freeway facilities in the
Southbay (1-5, I-80S, and SR 125) will require, at a minimum, the equivalent of at
least 10 lanes of freeway carrying capacity with an equivalent LOS E carrying
capacity of at least 200,000 vpd. Thus, all of the modeling work conducted for the
Rancho del Rey SPA I Amendment Project at Buildout has been based on coding
of 10 lanes of carrying capacity on each of these north/south facilities. The
increasing of freeway capacity would involve a significant amount of capital
expenditure above the amount contemplated in the Year 2010 Caltrans Route
Concept Plan for the 1-5 and 1-805 facilities.
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November 17, 1992
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As additional projects in the Southbay are processed for development and reviewed
from a local and regional transportation impact perspective, it will be necessary to
revisit the issue of 1-805 and 1-5 capacity in the Southbay region. As cumulative
traffic volumes combined with local project generated traffic increase, creating
pressure on the regional transportation system, it will be necessary to develop a
mechanism to fund the construction of increased capacity on these two north/south
corridors. Additionally, the new Congestion Management Program (CMP) legislation
requires enhanced CEQA analysis to determine project impacts on all transportation
facilities utilized by project generated traffic and requires the development of funding
mechanisms to ensure appropriate project contribution. If project based funding
sources are not adequate to complete the improvement and/or other sources are not
available to increase the capacity of these facilities to 10 lanes, then alternate
strategies must be developed. If these facilities cannot be widened due to the
physical constraints of providing light rail transit within the shared right-of-way of the
freeway facility (I-805 between SR 54 and H Street), then alternate strategies must
be developed. Alternate strategies may include widening of other parallel regional
facilities to provide increased capacity for access to the Southbay region for
cumulative and project related traffic. If this strategy of widening and increasing the
capacity of adjacent alternate regional facilities is not feasible and does not address
the problem of access to and from the Proposed Project site, then the development
of the project, in terms of approval, will be delayed until a solution to the regional
transportation deficiency can be developed to allow development to go forward. This
potential for moratorium will involve not only the Rancho del Rey Project, but all
future development projects within the Southbay region.
In conclusion, the ability of the regional facilities to accommodate future traffic
volume increases will be a function of the feasibility of adding physical capacity to
the major regional facilities serving the Southbay and the ability .of projects to be
approved under enhanced CEQA requirements of the CMP legislation.
B6) RESPONSE:
It is recognized that there are a number of uncertainties relating to the future design
and operation of the State Route 125 (SR 125) facility. These uncertainties involve
not only alignment variation but also include toll road versus free facility. The focus
of the SEIR completed for this Rancho del Rey SPA I Amendment Area Project was
Buildout conditions of the Chula Vista General Plan. The adopted General Plan is
the basis for conducting Buildout analyses of project impacts when amendments the
General Plan are requested, as is the case with this project. The ability of this SEIR
to respond to the uncertainties of SR-125 are limited due to the current status of the
EIS/Route Adoption work for the SR 125 facility. Upon the completion of the
EISjRoute Adoption project by Caltrans, it may be necessary to revisit the Chula
Vista General Plan and reconfirm previously predicted impacts and identify new
impacts which may result from the final alignment of SR 125 and the final concept
related to free versus toll facility operation.
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November 17, 1992
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B7) RESPONSE:
The two ADT forecast volumes for sections of I-80S between H Street and SR 54
with and without the project indicate an increase in cumulative traffic volumes of
approximately 2,000 ADT. Additional information, provided in Chapter 8 of the
Traffic Analysis Report, indicates that the SPA Amendment Project contributes
approximately 7,000 vehicles per day on this section of 1-805 under its proposed
project configuration. The SANDAG regional travel forecast model, which was
utilized for this project, bases its prediction of future cumulative traffic volumes on
a reassignment and redistribution of traffic within the entire region when the new
Rancho del Rey SPA Amendment Project was included in the model. This
reassignment and redistribution of traffic involved a series of assignment iterations
which acknowledge capacity constraints in the system. Thus, the forecasted volumes
at Buildout on I-80S, which are in the range of 240,000 to 250,000 vpd north of H
Street, create a high degree of sensitivity in the regional model to adding additional
traffic to these segments which are in excess of their design capacity. The sensitivity
of the regional model to reduced speeds due to congestion on these segments of 1-
805 north of H Street is responsible for the redistribution of traffic from the Eastern
Chula Vista area to alternate routes rather than the exclusive loading of new project
trips to I-80S. This iterative process of assigning project and cumulative traffic under
capacity restrained conditions explains the volume loading issue under the Proposed
Project scenario on I-80S, which is the focus of this comment by Caltrans.
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November 17,1992
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COMMENTS AND RESPONSES
ON THE
DRAFf SUPPLEMENTAL ENVIRONMENTAL IMPACf REPORT
RANCHO DEL REY COMMERCIAL CENTER
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PUBLIC FORUM COMMENT SUMMARY - AUGUST 13, 1992
The following is a summary of environmental issues and concerns raised by members of the
public in the Public Forum held by the project applicant on August 13, 1992
1) COMMENT: The EIR should address localized impacts to air quality, rather than
expressing impacts in terms of regional contributions.
RESPONSE: The air quality analysis in the EIR evaluates impacts based on region-
wide ambient air quality. Pollutants are anticipated to disperse to levels consistent
with regional averages before any significant impacts are experienced by surrounding
residential land uses. However, in response to this comment, a study has been
performed to provide clarification of localized air quality impacts in the project
vicinity and is included as Appendix D of the Final EIR. The study examined the
three intersections adjacent to the site where East "H" Street intersects with Paseo
del Rey, Avila Way and Tierra del Rey and concludes that none of these locations
experience Carbon Monoxide levels in excess State and Federal standards.
2) COMMENT: How can the project be approved when there are significant impacts
to air quality and noise?
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RESPONSE: The California Environmental Quality Act (CEQA) requires that an
EIR identify all significant impacts and require feasible mitigation measures to
reduce these impacts. There may be some impacts for which feasible mitigation is
not possible or available. CEQA requires that the EIR identify such impacts as
unmitigable. CEQA explicitly states that the presence of unavoidable significant
impacts does not prohibit the approval of a project, however, CEQA does require
that, for each unavoidable significant impact, a Statement of Overriding
Considerations must be made by the decision-making body if the project is approved.
The Statement of Overriding Considerations must weigh the benefits of the project
against the significant unavoidable impacts and reach the conclusion that the benefits
outweigh the detrimental effects. .
3) COMMENT: Increased traffic levels in the surrounding community will decrease
property values.
RESPONSE: The concern expressed over the project's potential impact on property
values is a valid one. An EIR must consider economic and social effects of a project
only when such effects can be causally related to adverse physical impacts. Any
impact that the project might have on property values cannot be reasonably linked
to any adverse physical effects. However, all comments regarding citizens' concerns
over property values are hereby incorporated into the Final EIR which will be
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considered by the decision making bodies in their deliberation over the project. It
should be noted that the economic study that is included in this Final EIR concludes
that the proposed project would not adversely affect any existing businesses to the
point where there would be blighted conditions through economic dislocation,
deterioration or disuse.
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4)
COMMENT: The project will attract crime including auto theft, graffiti and
burglaries, and will have an impact on the police.
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RESPONSE: The Chula Vista Police Department has reviewed the subject project
and determined that additional staffing will not be required at this time. The Police
Department has indicated that staffing, as determined on a city-wide basis,
adequately serves the site for the uses proposed. However, staffing levels may be
adjusted in the future based on regional growth in the project area to meet changing
needs. Additionally, as stated in the Draft EIR, the Police Department will be
involved in the design review process and will have the opportunity to review the site
plans for each building to determine and impose specific requirements that will
enhance safety on the site.
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5) COMMENT: Will improvements proposed for East "H" Street to accommodate the
project be financed with taxpayers' dollars?
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RESPONSE: Public infrastructure improvements will be financed through the City
of Chula Vista's Development Impact Fee (DIF) fund and/or directly by the project
applicant. The project Development Agreement may provide for partial funding of
East "H" Street improvements, however, the terms and conditions of the
Development Agreement for this project have yet to be determined. However, any
funding assistance provided through a development agreement would be based upon
a cost/benefit analysis and the finding that such assistance would produce an overall
net positive impact for the City.
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6) COMMENT: Will all the new traffic signals proposed along East "H" Street be
synchronized?
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RESPONSE: All signals on East H Street are currently connected to a central master
signal control system. The traffic control system has the capacity of providing
coordinating more than 300 traffic signals. At the present time, there are 103 signals
in the system. Thus, all existing and project proposed signals (as shown on Exhibit
1) will be interconnected and coordinated on East H Street.
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7) COMMENT: Increased traffic levels will result in increased accidents.
RESPONSE:
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The segment of H Street between 1-805 and Otay Lakes Road is currently
constructed to conform to Prime Arterial standards to meet the specifications
detailed in the Chula Vista General Plan Circulation Element. In terms of safety
performance, statewide statistics indicate that this type of facility has an accident
incidence rate of 2.83 accidents per million vehicle miles travelled. Actual
performance on East H Street for the last three years was significantly less than this
average.
While the number of accidents may increase as a result of increased traffic on East
H Street, or for that matter on any street, the probability of accidents does not
necessarily increase. Therefore, as long as a street segment maintains ideal design
standards, which is the case for East H Street, there is no evidence to indicate that
the growth in traffic will increase accident rates.
8) COMMENT: Does the fiscal analysis take into account business that will be taken
away from existing businesses?
RESPONSE: In response to this comment and other questions regarding potential
impacts to existing businesses and total taxable sales within the City of Chula Vista,
an economic impact analysis was performed. The study addresses local community
concerns relating to the economic impacts of the proposed project upon the existing
retail establishments within the City of Chula Vista. This analysis studies the net
impact of the project and accounts for loss of sales that would take place in other
areas of the City. The study generally concludes that when the loss of sales due to
the project are accounted for, the impact of the project is still positive (net revenues
are approximately 1.2 million dollars per year). Additionally, the study concludes
that no significant impacts to existing business to the point where there would be
blighted conditions through economic dislocation, deterioration or disuse would result
from implementation of the project.
9)
COMMENT: EIR should evaluate traffic impacts anticipated during the holiday
shopping seaso.n.
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RESPONSE:
It is not a standard procedure to evaluate temporary seasonal traffic as part of an
EIR analysis. Congestion that occurs with holiday shopping peaks is a generally
accepted phenomenon associated with essential trip purposes. Therefore, because
such events occur so infrequently and represent an impact that would require
excessive design requirements to meet this unusual traffic demand, the traffic analysis
conducted for this project considered only the typical operating conditions of study
area roadways and intersections.
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10)
CO MMENT: Does the EIR consider the impacts of increased truck traffic in terms
of:
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Impacts on local vehicular movement and signal operation
Safety impacts/increased accident potential
Adequacy of proposed facilities (storage bays, etc.)
Impacts to road maintenance
Delivery hours (noise) - 24 hours a day
Trucks will travel on residential streets
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RESPONSE:
The total truck traffic on East H Street as a result of this project is not expected to
exceed levels which were utilized in the design of the roadway base. While it is true
that total intersection capacity and passenger car flows are affected by truck activity,
the impact from this project to travel on East H Street is also not anticipated to be
beyond the level of impact for a typical 6 lane Prime Arterial of this type. Similar
conclusions could be drawn for the following topics related to truck activity as a
result of this project:
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Safety impacts/increased accident potential
Adequacy of proposed facilities (storage bays, etc.)
Impacts to road maintenance
Delivery hours (noise) - 24 hours a day
Truck travel on residential streets
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Special design features may be required by the City Engineering department in
relation to storage bay lengths for eastbound left-turns into the proposed project site.
Additionally, a designation of acceptable truck routes in Eastern Chula Vista may be
developed by the City Engineering Division in order to restrict truck travel from
residential streets. This type of route designation policy is a standard component of
network maintenance and traffic engineering monitoring which is performed on a
continuing basis by the City Engineer.
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11)
COMMENT: Does the traffic analysis take into account the proposed commercial
uses that are unidentified at this time?
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RESPONSE: The traffic analysis uses standard trip generation rates for retail
commercial businesses for those areas proposed for retail use, even though the
specific users and types of businesses are unknown at this time.
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12) COMMENT: Are air pollution standards different for different land uses?
RESPONSE: Air quality impacts are measured in terms of motor vehicle emissions
and energy consumption attributable to a project. Both vehicle miles travelled and
energy consumption rates are measured from specific land uses. Therefore, the
quantity of pollutants is a direct product of the type of land uses proposed for the
project. Significance of air quality impacts are measured against regional standards
for each pollutant and are not influenced by the land use producing the impact.
13) COMMENT: How does the project compare fiscally to the employment park?
RESPONSE: A comparative analysis of the project and the existing approved uses
is contained in section 3.5 of the Draft EIR.
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14) COMMENT: What impact will recent State tax apportionment cuts have on
the fiscal impact analysis?
RESPONSE: The impact of proposed State adjustments to sales tax distribution is
yet undetermined. The methodology used in the fiscal impact analysis is based on
the current apportionments and does not account for future modifications. Any
anticipation of future allocation structuring would be considered speculative at this
time.
/. 15) COMMENT: The EIR should contain a diagram of all proposed signals from Otay
Lakes Road to the 1-805 Freeway.
RESPONSE: Please see Exhibit 1 of Appendix C of the Final EIR.
16) COMMENT: Would increased traffic volumes result in a decreased speed limit on
East "H" Street?
RESPONSE: It is possible that the increase in traffic resulting from the proposed
project may alter the driving behavior on East H Street and thereby affect motorist
perception of comfortable driving speed. The California Vehicle Code stipulates that
speed limits be based on the 85th percentile of speed of traffic. The 85th percentile
of speed, on which the speed limit is based, represents the speed of traffic that 85
percent of vehicles travel at or under on a typical day. The City Traffic Engineering
can conduct periodic speed surveys and may lower the speed limit if determined
necessary .
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17) COMMENT: How does the project's impacts to air quality and noise compare to
the existing approved uses?
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RESPONSE: A complete comparative analysis of air quality and noise impacts is
provided in the Draft EIR, sections 3.3 and 3.4, respectively.
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18) COMMENT: Why doesn't the City find a more suitable location for these uses?
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RESPONSE: This project was initiated at the request of the applicant, Rancho del
Rey Partnership, for this site. However, pursuant to Section 21002 of the Public
Resources Code and recent legislative interpretations, an analysis of alternative sites
is included in section 4.5 of the Draft EIR.
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19) COMMENT: Are impacts associated with light and glare addressed?
RESPONSE: Section 3.2 of the Draft EIR contains a discussion of project light and
glare impacts.
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20) COMMENT: What number of daily automobile trips would result in unacceptable
levels of service?
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RESPONSE:
As of this date, there has been no transportation modelling analysis of the impact of
all regionally known projects (Salt Creek Ranch, Telegraph Canyon Estates, Eastlake
SPA I Amendment - Kaiser Hospital) in conjunction with the proposed Rancho del
Rey Commercial Center project, due to their uncertain status at the time of
publication of the Draft EIR. The issue of adequate roadway capacity for all of
these projects, in addition to the previously approved projects, prior to construction
of SR-125, is being addressed in a study which is currently being conducted by HNTB
for the Engineering Division, which is intended to develop an implementation and
financing plan for an interim SR-125 facility. Any project, including this project,
which is approved prior to completion of this study will be conditioned in such a
manner that the timing and/or phasing can be adjusted in accordance with the results
of that study and so that the project can be assessed a fair share of necessary
improvements so that significant impacts are avoided and Chula Vista thresholds are
met. If such timing or phasing will be not mitigate the identified impacts and will
not result in a less than significant impact, the City shall withhold the issuance of
building permits.
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The analysis described above will provide an indication of whether there will be
adequate capacity in the planned Eastern Chula Vista network. If there is not
adequate capacity, the results will indicate which projects would need to have a
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development limit applied to achieve acceptable network performance prior to the
construction of SR 125.
Additional comments that were received that were not relevant to the environmental
analysis included the following:
K-Mart stated that they plan to refurbish the existing store in Chula Vista, as well
as build the new site.
What benefits do residents receive from all the new traffic?
Is there a project in East Lake like this?
What do Price Club and K-Mart marketing studies show regarding where the
majority of customers coming from?
What percentage of patrons come from the impacted area within five (5) miles?
Project applicant will contribute fair share portion to traffic improvements - how
much does McMillin pay?
Some people had difficulty accessing the Draft EIR at the Chula Vista Public library.
How does this increase in traffic compare to auto park traffic at this location?
Home Depot said that site's design allows for truck queuing on the project area and
off H Street.
Price Club deliveries are by appointment from 6:00 am. to noon five day jweek;
weekends are bread truck deliveries.
K-Mart deliveries total five to ten trucks/day.
Question regarding pads - who is going to be in other areas?
Three major retailers will be introduced into a residential area with activity seven
days a week - now it is quiet on weekends, that will change.
People expressed their concern that they bought houses with a different impression
in mind. People did not buy with this project in mind.
General Plan calls for certain zoning. This is changing it.
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Request was made for a comparative analysis between auto center traffic and this.
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PLANNING COMMISSION HEARING COMMENT SUMMARY - SEPTEMBER 9, 1992
,*"',
The following comments were excerpted from the minutes of the Planning Commission
meeting of September 9, 1992 and contain all relevant comments made on the
Environmental Impact Report for the Rancho del Rey Commercial Center. The comments
appear as transcribed in the official record, with modifications only to consolidate comments
and to clarify the context of the comment.
21) COMMENT:
Commissioner Carson, referring to page 3.2-5, first paragraph, asked what types of
comments had been made at the public forum regarding the impact of glare.
Regarding air quality, page 3.3-17, 3(d), Commissioner Carson commented on the
mitigation, and noted that shoppers would not use their bicycles or transit to shop
at those stores. She believed the mitigation was not a justifiable way to take care of
the air quality problem caused by cars. She questioned that as being a legitimate
way to solve an impact.
Regarding 3(f), the installation of bike racks, she felt they may become an eyesore.
She did not want to see something which had been put there to solve a problem
become corroded. She suggested another look be taken at that; maybe traffic should
be considered in order to solve air quality problems.
RESPONSE:
Some concern was expressed by the public over light and glare impacts. These
impacts were analyzed in the Draft EIR, section 3.2. One of the mitigation measures
in the Draft EIR includes compliance with a lighting plan which stipulates that all
lighting be directed toward the site to maximize safety and minimize offsite impacts.
The measures regarding alternative transportation modes are standard mitigation
measures suggested by the Air Pollution Control District and the South Coast Air
Quality Management District. With regard to feasibility, it is anticipated that some
proportion of employees and patrons of the project will use alternative modes of
transportation. However, the measures are not intended to eliminate impacts. As
stated in the Draft EIR, project impacts to air quality are unmitigable.
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COMMENT:
Commissioner Carson: 3.6-5 dealing with traffic. "I have a question as to something
that was not even addressed in traffic. I live in the western part of the City of Chula
Vista. I rarely drive down "H" Street the way most people drive down "H" Street, and
I find that a lot of other people are doing the very same thing, and I would like for
the traffic to study this and tell me what kind of impact it might have. When we see
that a number of these places that are over the requirement for the traffic trips--if
I'm already and a lot of other people are going down "J" Street to Paseo del Rey and
then making a right turn, and then whipping on out to Southwestern College, it's
going to happen a lot more when the streets become impacted with the developments
there. So I feel there should be one more street analyzed, or at least addressed, as
to why it wasn't covered, because people will gravitate away from the problem and
that's why no longer you have the problem at the intersection--even though you do
all these improvements, if we can go another route--another way--it's like "L" Street
being worked on right now. So, you don't go down "L" Street, you go down "J"
Street, you go down to Paseo del Rey and cut out that way. And so we get traffic
the other direction. So I feel that because we have a lot of impact going on at these
intersections, we need to have this taken a look at. And I would really appreciate
that being addressed and put into the impact report."
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RESPONSE:
The traffic analysis conducted for this EIR project included an analysis of all
Circulation Element roadways in the study area. This analysis included East J Street.
All impacts to roadway segments were analyzed and reported in the Draft Traffic
Impact Analysis Report. However, it is recognized that unforseen operational
impacts that are unique to residential neighborhoods occur as the area is built out.
In recognition of this possibility, City Traffic Engineering provides special monitoring
to determine corrective actions as deemed appropriate for such conditions that might
occur, for example, speed surveys that may alter the posting of speed limits,
intersection studies to determine stop control, visibility studies to determine parking
prohibition, etc. These actions are intended to respond to concerns of citizens which
live adjacent to and/or have frontage access to these facilities.
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23) COMMENT:
Cliff Boone, , Chula Vista 91910: "Good evening. My name is
Cliff Boone, a ress Chula Vista. I'm the president of the
Board of Directors for t e Eucalyptus Ridge Homeowner Association, and we would
like to register our opposition to the plans for the three retail stores. The community
does not want the increase of traffic, the litter that it would bring, the through traffic
that it would bring, and we feel it would have adverse impacts on our community.
Previous developments that were approved by the City caused us a lot of problems.
The shopping center on the corner of "H" Street and Otay Lakes Road brought a lot
of through traffic through our community. We had a ten-fold increase in vandalism--
$12,000 this year. We have had problems with undesirables being drawn into the
area; we've been fighting problems with drugs trying to be pushed on our kids in our
neighborhood. We've had the police out there on a weekly basis on weekends, and
we see this as just one more element that will draw on additional through traffic.
Not to say there's a caliber of people that it will draw into the community as well as
the pollution, and the traffic situation we feel would be intolerable. The lady's talked
about the bike trail on "H" Street. I'm an avid biker. With the increase of traffic on
"H" Street, you'd have to be suicidal to use your bike trail down there. There's just
no way that this type of business is going to add to our property value, add to the
quality of life that everybody wanted in this area. And, since we've been there
before Rancho del Rey's been put on line, we've consistency seen the quality of life
in our community go right in the toilet. So, with that, I'd like to conclude my
remarks and just register our opposition."
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
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24)
COMMENT:
Co~ss~oner Ra~: "....when we have reache(~~~tt.h[~s~~/tandards, have we
not Just sImply adjusted those thretbelds bY\'\'Ul;<i'-lat'~~",~
RESPONSE:
The recent change to the threshold standards was done in an attempt to strengthen
the threshold standards and to make the threshold standards more realistic. The
previous traffic monitoring program was based on isolated intersection levels of
service. Due to concerns that this methodology was not comprehensive enough, the
threshold standard was changed to an arterial level of service basis rather than an
isolated intersection level of service.
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25) COMMENT:
Commissioner Tuchscher: "Your approved project run or total project run--your
computer model run with all projects--did thatinclude Telegraph Canyon Estates and
Salt Creek Ranch? And/or has there been that type of analysis done?"
RESPONSE:
As of this date, there has been no transportation modelling analysis of the impact of
all regionally known projects (Salt Creek Ranch, Telegraph Canyon Estates, Eastlake
SPA I Amendment - Kaiser Hospital) in conjunction with the proposed Rancho del
Rey Commercial Center project, due to their uncertain status at the time of
publication of the Draft EIR. The issue of adequate roadway capacity for all of
these projects, in addition to the previously approved projects, prior to construction
of SR-125, is being addressed in a study which is currently being conducted by HNTB
for the Engineering Division, which is intended to develop an implementation and
financing plan for an interim SR-125 facility. Any project, including this project,
which is approved prior to completion of this study will be conditioned in such a
manner that the timing and/or phasing can be adjusted in accordance with the results
of that study and so that the project can be assessed a fair share of necessary
improvements so that significant impacts are avoided and Chula Vista thresholds are
met. If such timing or phasing will be not mitigate the identified impacts and will
not result in a less than significant impact, the City shall withhold the issuance of
building permits.
The analysis described above will provide an indication of whether there will be
adequate capacity in the planned Eastern Chula Vista network. If there is not
adequate capacity, the results will indicate which projects would need to have a
development limit applied to achieve acceptable network performance prior to the
construction of SR 125.
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26)
COMMENT:
Commissioner Ray: "I just wanted to add on to my question, on tonight's agenda,
item b--6(b) says "Project traffic would significantly impact off-site roadway sections
prior to completion of SR-125." How do we have any assurance there ever will be
an SR-125 completed? I mean at this point, it's still, as far as I know pretty much
up in the air whether that's ever going to go through or not. If we're making an
assumption that at some point down the road that's going to be built, that's kind a
like betting on the favorite at Del Mar, it doesn't happen too often. So, I have a
concern about--if we're saying that mitigation can occur, and part of that mitigation
is included in a subsequent development of SR-125, to me that's not mitigated."
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RESPONSE:
The SR 125 facility is shown on the Regional transportation network and is identified
as a link in the regional circulation system. This roadway is an integral element of
the overall circulation system and is necessary to support future growth in vehicular
and transit travel. The delay in construction of the SR 125 facility is due to the lack
of funding and completion of the environmental impact study and issues related to
its alignment through the Bonita area. The are many factors that affect the timing
and construction of this facility and financial and political uncertainties are
paramount. At this time it is not possible to determine when the facility will be built,
however, recent legislation allowing for the privatization of SR 125 is proceeding.
Based on the environmental authorization and decisions to proceed under the
privatization process, freeway construction may commence in the next five to ten
years.
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The traffic analysis prepared for the Rancho del Rey Commercial Center project was
performed in two phases (Interim Pre-SR 125, and Buildout General Plan with SR
125). The Interim analysis included all development projects currently approved for
Eastern Chula Vista without the addition of the SR 125 facility. The Buildout
analysis assumed the construction of SR 125 and the buildout of all remaining land
in accordance with the General Plan.
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The analysis of projected traffic operations under the Interim condition revealed that
there will be sufficient capacity in the circulation system to accommodate the traffic
generated by the project and other projects to be constructed prior to completion of
SR 125 with mitigation.
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COMMENT: "1~S~'t\ ;';~';n;"'!',oe.~%,~
Commissioner Ray: "I just want t,"'as~..et)~'luestion of staff in that, subsequent
documents in terms of when we get more specific things about the timing of lights
and whatnot, can something be included at some P9int, just as a reference for me,
on the side that tells me what putting in traffic lights or certain timing changes does
to the air quality, if anything, for having cars sit idle rather than passing through an
area. I noticed on table--well, page 3.6-10, maybe I'm looking at the wrong one here,
but one of them had talked about the employment park, I believe, was at 59 point
some odd seconds for the timing versus the current proposed project which is, I
think, 39 or 34 some odd seconds. I'd like to see what the difference in air quality,
what happens to the air quality when you change the timing of some of those lights,
just for reference only,"
RESPONSE:
The air quality analysis in the EIR evaluates impacts based on region-wide ambient
air quality. Pollutants are anticipated to disperse to levels consistent with regional
averages before any significant impacts are experienced by surrounding residential
land uses. However, in response to this comment, a study has been performed to
provide clarification of localized air quality impacts in the project vicinity and is
included as Appendix D of the Final EIR. The study examined the three
intersections adjacent to the site where East "H" Street intersects with Paseo del Rey,
Avila Way and Tierra del Rey and concludes that none of these locations experience
Carbon Monoxide levels in excess State and Federal standards,
15
28)
COMMENT:
Steve Chappell,_ Chula Vista 91910: "Good evening. My name is
Steve Chappell, and I live at_ and I've lived there since 1975. And
we're halfway between "H" and "L". Our cross street is Buena Vista. Since we've
lived there, I've seen "H" Street go from not a through street at all, it was just fields,
to a couple of lanes to six lanes, and I've seen "L" Street go from two lanes to six
lanes, and I've seen Buena Vista increase its traffic by ten-fold. In the last five years,
we've had a gang fight up there, we've had several accidents, we've had robbery
increase. I look at the stores being put in, and one store--you know, for what we're
talking about is bad enough, but three of these which are by themselves, each store
is a magnet store. They're built to draw traffic, and we're going to put three of the
biggest drawers in the same lot. It really amazes me that we're going to do that, or
even considering that. You know, and I look at North County, and I have friends
that live up in the Rancho Bernardo area, and they talk about 30 to 45 minutes on
the traffic streets to get to the freeway. You know, it's a blessing to get to the
freeway and go a little faster than they are doing on the roads now, because they just
don't have the road access to that. And that's my real concern. We see the traffic
now--I already take "L" Street, it's shorter for me to go "H" Street to work, but I take
"L" Street because of the increase in traffic coming from Southwestern which is just
doubling and tripling in size, let alone any of the other business coming in. You
come off the freeway now at night, and you can sit there two to five minutes because
the traffic is already backed up around the corner, and then this long line that starts
up to Terra Nova. And when I see stores like Price Club, we've already got one in
South Chula Vista, we've got one over on about 15th and Market right in that
general area there and now we're going to put another one in. We've got Home
Depot in Terra Nova and I guess that building is sitting vacant in a lot and we'll try
to fill that one some way while we build a bigger one, and we've already got a K-
Mart in South Chula Vista and we're going to build another one. And I see the
traffic coming from Otay Mesa or whatever they're going to call that big city they're
going to build down there eventually over the next few years, and if the airport goes
in, et cetera, et cetera, et cetera. I mean, this is just a nice stopping place along the
way for everybody to come into these large magnet stores. And, like I say, one is
bad enough, but it amazes me that we're going to consider putting three of the
largest magnet stores in the same parking lot, if you will. And it will. I mean, "L"
Street and "H" Street, in my opinion, will turn into a large parking lot, and we won't
have to worry about the bus, because I won't be able to get one. Thank you very
much."
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RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
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29)
COMMENT:
Donna Cederquist, _, Chula Vista 91910: "I live at 1251 Calle
Candelero, and I'm here to go on record as being in favor of the shopping center--
not a very popular point here tonight, but, you know, I can remember years ago when
they wanted to put a sports arena complex and a shopping mall there, and nobody
wanted it. And then just recently they wanted to put car dealerships there, and
nobody wants them. And now they want to put three shopping centers there--three
discount stores--what's wrong with that? Granted, there's going to be more traffic.
Something's going to go there. I can think of worse things. There's not--well, how
many of you would like to have an x-rated movie theater, or a dirty dance disco. I
can think of many things that I'd rather not have there, and I think we're running out
of options. I haven't noticed any increased crime at my house. Maybe I'm isolated,
but I haven't had any problems since they opened the Ralph's Shopping Center; it's
been convenient. I don't have to drive all the way to Terra Nova and spend all my
time in the traffic that nobody wants. But I feel that something's going to go there.
It's zoned for something, and I would just as soon have. it be a Price Club, or a
Home Depot--stores that we as frequently get use out of than something that I would
never use, and there's still going to be traffic. Let's face it. Chula Vista's growing,
nobody's going to stop it, so we might as well have something that is useful. Thank
you."
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing support of the project has been incorporated into
the Final EIR for the record and will be considered by the Planning Commission and
City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
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30)
COMMENT:
Tom Davis, ~ ~~JSL.., Chula Vista 91913: "Good evening. My name is
Tom Davis, I live at _ I have six comments specifically on the
EIR. First, on page 3.1-4 of the EIR, there is a statement to the effect that the
proposed plan will--is commercially compatible with the car plaza, and if this means
the same thing as the auto park, I don't think you can compare that because it's no
longer a consideration for that spot. In addition, because a measurable portion of
the surrounding area looks down on the proposed site, mitigation of impacts in the
form of setbacks, buffers, building design, and screening techniques on page 3.1-5 will
not be effective and, therefore, will not reduce the impact of the proposed project
to an acceptable level, as suggested in the EIR. Air quality--the EIR diminishes the
effect of air pollution that would be generated by the proposed project by saying it
will only contribute to about .15 percent to the projected pollution in the San Diego
air basin. That this project has an anticipated measurable increase in the level of
pollution for the entire region should be evidence in itself that the project is
unacceptable. Because hundreds of projects like this have already been approved in
the County, the County Air Resources Board is contemplating mandatory carpooling
on employees and monetary fines on employers in order to reduce auto emissions.
Permitting the direct increase of local and regional pollution as well as the indirect
impact of increased electricity and gas consumption, mentioned on page 3.3-18, to
be called unavoidable is an unacceptable solution to the problem--or treatment of
the problem. Noise. The EIR indicates that there are significant long-term noise
impacts directly associated with the proposed project that cannot be mitigated. It is
an injustice to the residents in the surrounding areas to consider imposing excessive
noise levels on these people for the sake of a plan that does not meet the standards
of the approved General Plan. Changing the General Plan to allow this project is
a sneaky back-door maneuver that should not be permitted. Traffic and Circulation.
There has been a lot said about that, and the EIR devotes 35 pages of jargon, grass?,
and internally self-supporting justification to prop up the contention that tfipling the
amount of traffic that would use the streets around the proposed project can be
handled by a few dedicated right and left-hand turn lanes on "H" Street and the three
nearby freeway interchanges. There is also the inference that the traffic on "H"
Street and the interchanges will get better if the mythical or mystical route 125 is
ever built. A preposterous supposition since the County has been predicting gridlock
on 125, 805, and 5 when the Otay Mesa buildout is complete. That doesn't include
the consideration of the Baldwin Otay Ranch project. The traffic and circulation
plan is unrealistic in favor of the project and by itself should be the basis for a no-
project decision. I would like to say in conclusion that the contention that there
would be no significant increase demand on--or I'll add just one more before a
conclusion--says there is no impact on the police, and I think that what's been said
about crime is something that the police can't respond to already, and to say that it
doesn't have an impact is unfair. I think that the proposed Rancho del Rey
Commercial Center should be rejected by the Planning Commission, and that a no
project recommendation be made to the City Council. The City Council has said
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repeatedly that the Planning Commission represents the view of the citizens, and I
believe it should. But, I think that this EIR doesn't do justice to the citizens, and you
should take action to reject the EIR on the basis of what is included in the report.
Thank you."
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RESPONSE:
The "car plaza" referenced in the EIR is a car wash facility and bears no relation to
the previously proposed auto park.
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The proposed mitigation measures that include landscaping and other visual
screening techniques are anticipated to reduce impacts to a less than significant level.
However, the visual changes that this project or any development project at this site
would create would be irreversible.
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The air quality analysis in the EIR evaluates impacts based on region-wide ambient
air quality. Pollutants are anticipated to disperse to levels consistent with regional
averages before any significant impacts are experienced by surrounding residential
land uses. The Draft EIR does state that the impacts to air quality would be
significant and irreversible, even when measured in the regional context.
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A current version of the City accepted regional travel forecasting model as provided
by SANDAG was utilized for this project. In addition, standard analysis
methodologies and techniques were used as described in Chapter 2 of the Traffic
Impact Analysis Technical Report. These methodologies and techniques are
recommended for all analyses of the impacts of future development projects by the
City of Chula Vista. The following excerpt from the Traffic Impact Analysis
Technical Report (Chapter 8, page 8) provides some explanation of model behavior
as it relates to this project:
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"...this project results in an increase in daily trip generation from the project
site of approximately 35,672 (for the Buildout condition) daily trips. This
additional traffic represents an increase of approximately 384% over the
previously approved value of 9, 280 trips under the Rancho del Rey SPA I.
The impact of an additional 35,672 trips on this segment of East H Street as
well as the entire Eastern Chula Vista circulation network was anticipated to
be significant. However, the travel forecast model that was used to define
future travel conditions in Eastern Chula Vista for this project indicates a
more balanced condition in this region of Chula Vista in terms of productions
and attractions. The previous use for the (traffic analysis zone that includes
the project) site consisted of single family residences (16 units), light industry
employment park (70 acres), and a neighborhood park (4 acres). The change
in land use from a mixed use residential/light industrial center to a
commercial center (would) result in a different set of travel patterns in this
region of Chula Vista. The heavy concentration of residential units in Eastern
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Chula Vista which produce high levels of daily trip actIvItIes (would be)
attracted to this site to satisfy a large number of shopping related trips that
are projected to occur on a daily basis. This proposed commercial center also
helps to reduce the longer employment type trip associated with the previously
approved project for the site and substitutes those longer employment trips
with shorter, local, shopping related trips. The substitution of these shorter
trips results in travel patterns creating balanced network volumes in Eastern
Chula Vista and a retention of a significantly higher portion of local trips than
previously forecasted."
The Chula Vista Police Department has reviewed the subject project and
determined that additional staffing will not be required at this time. The
Police Department has indicated that staffing, as determined on a city-wide
basis, adequately serves the site for the uses proposed. However, staffing
levels may be adjusted in the future based on regional growth in the project
area to meet changing needs. Additionally, as stated in the Draft EIR, the
Police Department will be involved in the design review process and will have
the opportunity to review the site plans for each building to determine and
impose specific requirements that will enhance safety on the site.
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31) COMMENT:
Vie Cederquist, a Vista 91910: "My name is Vic
Cederquist, I live at I'd like to start out by saying I'm
not affiliated with any of the organizations involved here. I'm here
representing myself and my opinion. I think that it's unrealistic to believe that
we haven't created the need for additional shopping support by the population
move to the east side of Chula Vista. I don't think that you're going to have
the people from the west side of Chula Vista or south Chula Vista or
National City drive past their Price Club or their K-Mart to drive out to use
ours. I think the majority of the customers who are going to avail themselves
to the services in this center will be from EastLake and the areas out there
around Southwestern College. It's already zoned commercial; we're going to
have businesses out there. I would rather see clean industry like shopping
centers as opposed to manufacturing facilities. It's certainly going to create
some jobs in the area. The Terra Nova Center currently has a Home Depot.
We're not moving a Home Depot into the area, we're just moving it up about
a mile up the street. The hours of operation for the stores there will be--if
they're typical for the K-Mart type stores--after the majority of us go to work
in the morning so that we won't be impacted by the people trying to go
shopping and spend their dollars. So those of us who still have jobs will be
able to get to work before those who don't try to go shopping. The graffiti
impact--I've been in the area I'm in for almost seven years. I haven't seen a
significant change around our neighborhood because we've had more people
move to EastLake or the development of the golf course out there or the
development over around "L" Street/Telegraph Canyon. It is possible that it's
taking place and I'm not seeing it. I don't think the people are going to drive
from EI Cajon or from Spring Valley down the back roads so they can go
south on "H" Street--west on "H"--so they can get to this shopping center. I
think they're going to use 54 and 805. The only portion of the street that I
see being increased traffic is between 805 and Paseo del Rey. And any traffic
east of Paseo del Rey is going to be residents, and they'll probably be going
west as opposed to east. In summary, I don't see why we should object to
this. It's going to support the people who live in the area, where obviously it's
going to continue to grow out there, we're continuing to build in EastLake
and Salt Creek and all the other areas east of 805 so certainly people want to
be there. I think we owe it to the citizens to support their ability to shop in
their neighborhoods. Thank you."
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RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing support of the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
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32) COMMENT:
Mrs. Cintra Cunningh~ ., Chula Vista: "I'd like to just
direct my comments to the Commission regarding some comments that have
been made by neighbors who could not attend. One neighbor wants to know
why McMillin is still handing out brochures for prospective buyers in the
Rancho del Rey project with the fact that there will be light industry
prevailing in that development. The fact that Telegraph Canyon Road is
going to be impacted if this does go through is very real, because people will
not use "H" Street anymore; they will bounce off onto Telegraph Canyon
Road. And that will be a problem for the people who live in that area. I feel
that the project would have a tremendously detrimental impact on Terra Nova
Plaza Shopping Center, which has served us all very, very well in that area
east of 805. They've done a fine job, and those people stand to lose quite a
bit if we have those particular stores in that area. And they have served us
well, and they are perfectly located for us. We can pop off on our way home,
and get what we need, and get on "H" Street, and go on home. I feel that the
vehicular pollution--this is my own feeling--is going to hurt in numbers, noise,
and emissions. With all the traffic lights, there are bound to be more
emissions just by the simple fact that people are going to be stopped more
and more times than they would normally. I also feel it's child abuse, in a
sense. And by that I mean, as I've said to a few people, our children grew up
in areas where there was lots of room to play. The children of today only
hear noise, only see traffic, they don't have the wide open vistas that they
need to grow and get stronger. I would like to know, too, which intersection
received an F rating. I understand there was an intersection that received an
F in the report. Again, some of the comments are from neighbors--they're not
from me. And I guess that's all I have to say right now."
RESPONSE:
The traffic study analyzes intersections under their current geometric
configuration, and concludes that a number of the intersections would operate
at level of service F with the project. However, mitigation is proposed in the
EIR to improve intersection geometries and provide additional capacity for
the project to result in acceptable levels of service (A through D). All of the
arterials after mitigation will operate at level of service A through D.
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
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33) COMMENT:
Nancy Sommers, . .., Chula Vista 91910: "A number of the--
yes, my name is Nancy Sommers, and I own a home a~Ct.,
and a number of the people--specifically one of the g~~k there--
mentioned a couple of things that I was going to say, but I would like to add
on to that a bit. Specifically, we bought our house in 1975 and as a general
comment, it seems like every six months or every year since then we've
received a cute little flyer in the mail that has alerted us to the fact that there
are going to be changes in the overall plan and the change is always for
greater density and more building. It's never a downgrade. It's always more.
More and more density. And it's gone every year since 1975, as far as I can
tell. It seems like the assumption that it's more is always going to be better
and that we always need more. The exception that I would take with the lady
here, and I agree with the Counsellor that she has a right to be heard and a
right to have consideration and no heckling or anything, but I take exception
to her comment that something is going to be built there, so we might as well
have this. My feeling is something doesn't have to be built there. When you
get right down to it, you don't have to build anything there if you deem that
it's going to impact on the quality of life. Now, I'm realistic enough to know
that probably something has to go in there, but I think we're really giving no
consideration to the idea of open space. Every time these little flyers came
home, there was always some comment about mitigating circumstances, that
there would be green here, that there would be green there. And as
Counsellor Carson said--or she sort of alluded and I agreed--a lot of it's a
smoke screen. I don't see much green. And maybe it hits home to me a little
more than it might be to other people, because my husband's in the military
and we just spent the last three years in England. And I think one of the
things that just, you know, got me was the overwhelming amount of green in
that country. I could live in a suburban community, and in five minutes' time
be out in fields--open fields--where there were sheep and something green to
look at. I mean, even in the heart of London, it only takes you about 20
minutes to get out of it and see something green. And the first thing that I
saw and again slapped me in the face when I came back to Southern
California--it's all concrete, all freeways and all concrete. You don't see
anything green. We all bought our houses out in this area, a lot of us moons
ago, with the idea of being out in open space. And that's just being wiped
out. So we're building all of these houses, and eventually who's going to want
to live in them. I mean I'm getting pushed to the brink and I wonder how
many other people feel that way, that it's all concrete and freeway. There's
nothing pretty, nothing green. As the one lady said, you know our children
have to go miles to see anything that resembles an open space. Thank God
for golf!!! I don't think we'd ever have anything green if there weren't golf
courses, and I suppose that's because that green makes money. More isn't
always better. Okay, I think that's basically it. I just think we need to
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consider the fact that we--I don't think those businesses are needed. The one
gentleman indicated we have a Home Depot, we have a K-Mart. They're all
within easy access for us there, and there are so many businesses that are
having trouble making a go of it. Another thing I saw when I came back is
a lot of closed businesses. They're having tough economic times. I don't
think we need more of these buildings. I think there's a sufficient supply now,
and so I would like to just give consideration to the fact that we don't
necessarily have to build things on every square inch of ground in California.
The old 60's song, "They Take Paradise and Put up a Parking Lot" seems to
keep coming up in my mind. Thank you for letting me speak."
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RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
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34)
COMMENT:
Victor Esquer, aVistil91910: "Yes, my name is Victor
EsqlMPta1\d III in Chula Vista, and I'm representing
a few neighbors in the area. And originally the area was zoned for light
industrial, and as it is, that would impact the area and change the character
of the neighborhood as it is. And now we're" asking to rezone, or someone--
McMillin is asking to rezone the area to give us 45,000 or more cars per day
traffic in the area. Originally, it was my understanding that it was going to be
50,000 cars per day anyway, so now they're looking at 45,000 cars per day
more on a daily basis. And I really think that's unacceptable for the
community. The character of the community right now is very family
oriented, we have a community college--Southwestern College is right there.
We have Bonita High School and we also have the Junior High School. And
all these things, I think, tend for nice family neighborhoods type of
environment. And I really feel that we should just leave well enough alone.
The zoning was there originally for a specific reason, to accommodate the
traffic in the area. We're looking to rezone an area that's going to be further
developed on Telegraph Canyon Road anyway, so trying to change the traffic
to accommodate these three commercial buildings, I think, is a big mistake.
I think we should just go ahead and leave it as is. It is zoned for light
industrial, and I support our community in that way. I don't want to repeat
everything else that everybody else has said, but our neighborhood opposes
the approval of this rezoning, and we would certainly like the Commissioners
to understand our position and support us."
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
27
35) COMMENT:
Ms. Ruth Young, ,'Chull Vista 91910: "Thank you.
I'm Ruth Young, and I five at. in Chula Vista,
approximately 1/2 mile from the property that's under discussion here this
evening. I'm also a science resource teacher at Halecrest Elementary School
since 1978 and I, therefore, are very familiar with the area in question. I used
to live out on Cerritos Court near Southwestern College, and I have watched
East "H" Street grow from dirt--as someone was saying earlier, just a nice
open field--to a road which, as I recall, started as two lanes, then four lanes,
and now almost eight lanes. The commuter traffic that I see as I come and
go from my area is already horrendous, and I think that it's going to be
greatly impacted by this construction. I would reiterate what others have said
here today. I think this construction is a redundancy of stores that we already
have readily available to us, and I do feel that it's going to draw people away
from some of those other stores. And will leave those stores as empty shells,
as we have seen over in the Sweetwater Shopping Center. Despite what's
been said tonight, I think this is going to be a major impact on the entire
neighborhood with the additional traffic, and I am sincerely concerned about
what's going to happen to the value of my home. I am also concerned about
the light pollution from a science teacher's point of view. I'd like to point out
to you one natural resource that has been continuously eroded, and that's our
night sky. In 1978 when I first began teaching at Halecrest, teaching science,
I used to run an annual evening sky show for the parents and the families of
Halecrest. We went into the playground area where I could set out a
telescope and show them the wonders of the night sky. I have seen that sky
erode as first Plaza Bonita was constructed and Terra Nova, with the
additional traffic. With car lights at night, as well as all the lights that are in
those installations, we can not have a night sky observing at Ha1ecrest
anymore. We used to even go out to the EastLake area before that was well
constructed, and we can't do that anymore. I would urge the Council to not
give permission to McMillin to build this project, but instead hold them to the
commitment which was approved in 1989 for an employment park and
industrial park, which I think is much better suited for this area. Thank you."
Commissioner Tuchscher: "Mr. Chairman, while she's coming down, could I
ask staff a quick question? Why is the night sky not considered a resource in
the EIRs relative to reflection and the refraction of light?"
28
RESPONSE:
The concern expressed over the project's potential impact on property values
is a valid one. An EIR must consider economic and social effects of a project
only when such effects can be causally related to adverse physical impacts.
Any impact that the project might have on property values cannot be
reasonably linked to any adverse physical effects. However, all comments
regarding citizens' concerns over property values are hereby incorporated into
the Final EIR which will be considered by the decision making bodies in their
deliberation over the project. It should be noted that the economic study that
is included in this Final EIR concludes that the proposed project would not
adversely affect any existing businesses to the point where there would be
blighted conditions through economic dislocation, deterioration or disuse.
Regarding the cumulative impact on the night sky, as this project is proposed
to replace an existing approved use, the supplemental EIR addresses only the
changed conditions between the existing approved uses and the proposed uses.
The proposed uses would not significantly differ from the existing approved
uses in terms of impact on the night sky as both would require similar lighting
of buildings and parking areas. The project is not within the dark sky
planning area for the Palomar Observatory and, therefore, no policies
regarding night lighting are in place. It is also important to note that the
project is considered infill development within an urbanized area where
existing and proposed impacts from night lighting are currently experienced
and will continue in the future.
29
36) COMMENT:
Mrs. Brenda Maldonado,
evening. I'm Brenda Maldonado. I live at d, and I live
approximately 1/2 mile from the area under discussion tonight. And I'm here
because I truly believe that building this retail center at McMillin Business
Park will be the detriment of our community. The original zoning and master
plan was for low density, low traffic, light industrial usage. Not retail sales.
And new zoning and the construction of high volume stores are going to
attract customers from adjacent cities which do not have comparable
businesses, such as Horne Depot, Price Club, or K-Mart. It will be convenient
for customers corning across the border and from South Bay cities to combine
Plaza Bonita shopping with these adjacent stores. Thus traffic beyond our
neighborhood, beyond our city, will occur. This new zoning and the
construction of a regional commercial center at "H" Street and Paseo del Rey
will create traffic problems. Not only will substantially more car trips increase
along the "H" Street corridor, but traffic will bottleneck from the streets with
access to "H" Street. As the main arteries become saturated, traffic will
overflow onto residential streets, such as "J" Street, Paseo del Rey, etc. Can
you imagine cars carrying lumber or major appliances on residential streets?
We must keep in mind that regional shopping centers such as Plaza Bonita,
Mission Valley, and so forth are adjacent to freeways. This shopping center,
a mile from the freeway and in the midst of residential communities, is an
afterthought by McMillin with an effort to maximize their profits. With future
development at EastLake and Otay Ranch planned, traffic will increase along
this already congested corridor. Even the traffic mitigations you have listed
are not considering that the traffic grid along "H" Street was not designed for
having the quantity of cars that this level of retail growth will promote. I do
not feel it will be in the immediate or future benefit of our neighborhood or
adjacent neighborhoods or for our city to change the zoning. I think we also
need to keep in mind that we want a clean city, and that Price Club
regretfully does not have that image, or that previous history. Perhaps many
of you have gone shopping there and noticed the trash in the parking lots.
Perhaps you've heard about the crime, the number of cars that have been
taken. We're really concerned about preserving our community, being proud
of our city, and we're really looking to you for support and for direction.
We're counting on you, we're trusting you, and we hope with all sincere
thoughts, you will reject this plan, that you will promote light industry, and
that our city will be a place to bring in new jobs that will encourage people
to buy a house here, to live here, to stay here, and not to just come and shop.
Thank you very much."
30
----"~_.,~~-'-_._..----..--_.-_.-
.------..--------- ..--- ---.---...-
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
31
37) COMMENT:
Russ Reuther,_
Reuther and I live at n Chula Vista. And the reason my
wife and I moved down to Chula Vista was so we could buy our first home.
And we looked at the El Rancho del Rey area and we found it to be the best
deal and the best value for the money. And according to the bulletin that we
got, or the information flyer that we received from McMillin, light industrial
was supposed to be in that area. Office space was supposed to be there and
generating lessunothing like a Home Depot or a K-Mart or anything like that
was what we thought would go in there. I work for the Police Department at
UCSD, the University of California San Diego. Large parking lots are a
magnet for auto theft, for auto burglaries, and also for vandalism. Okay, we
experience that. Any large college campus that has cars every day filling their
parking spaces will attract thieves. It's very easy. I think it will be a very
taxing time for the Police Department for the City of Chula Vista. It will
increase the current rates within the City significantly in auto burglary, auto
theft, and also in vandalism. My wife and I before we moved down here--she
also works up in the Golden Triangle area of San Diego, up in University
City--we were living in Clairemont. If anybody knows what Balboa and
Genessee with the Home Depot and Ralph's and everything in that area--and
Mervyns--and all the retail that's there, you know what the bottleneck is that
all those kinds of businesses cause. Okay, if anybody's ever driven on
Clairemont Mesa Boulevard past the K-Mart on a Saturday afternoon, they
know that the pollution and just everything that--in the whole Kearny Mesa
area--everything like that that's generated from large retail stores like this.
So, also to--my wife won't even shop at the Price Club in Chula Vista--she'll
go to the one that's on Morena Boulevard right after work, because she
doesn't like going into that area. I think that will end up a Price Club or any
of those retail stores will end up generating more problems than the good in
the revenue that's supposed to be generated from a project like this. So, I'm
just stating my opposition as a homeowner, as a first-time homeowner, as well
as a concern for my future for my family, because the reason we moved down
here was because of the schools--the good schools in this area, seeing it as a
safe area, seeing it as an affordable area for us as first-time homeowners, and
the ability to buy a brand new home versus buying something else. And I also
feel that something like this--this project--especially three in an area that was
not destined for that--is really a travesty to myself personally. And everything
is special interest nowadays, and I guess maybe I'm kind a cashing in on all
that right now. But, I just feel that this is wrong, that I would be short
changed, so using my freedom of speech, and using my time, and using my
ability to be able to share my opinions, I just want to say I concur also with
Councilman Carson, too, that any alternative modes of transportation would
be a farce to do that, because no one travels to any of those three stores and
uses any type of alternative type of transportation. Southern California is a
32
place where the only time that we're--the only time that we have any peace
of mind is when we're in our car by ourselves. Okay? So, for the most part.
So that becomes our quiet time, our time of meditation, you know. You
know, we have to get down to Home Depot at 7 o'clock when it opens, you
know, so we can get started on our "Honey Do" list or whatever. But, I just
want to say that in my own opinion, and it seOems like the majority here, that
your vote that we'd see is--to shoot down this, and to vote no on the rezoning
of this and keep it the way it was supposed to be. So I thank you for your
time."
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
The Chula Vista Police Department has reviewed the subject project and
determined that additional staffing will not be required at this time. The
Police Department has indicated that staffing, as determined on a city-wide
basis, adequately serves the site for the uses proposed. However, staffing
levels may be adjusted in the future based on regional growth in the project
area to meet changing needs. Additionally, as stated in the Draft EIR, the
Police Department will be involved in the design review process and will have
the opportunity to review the site plans for each building to determine and
impose specific requirements that will enhance safety on the site.
33
-
-
RESPONSE:
Regarding additional changes in land use, any future revisions to approved
land uses would undergo a similar process of environmental review prior to
approval.
-
The segment of H Street between 1-805 and Otay Lakes Road is currently
constructed to conform to Prime Arterial standards to meet the specifications
detailed in the Chula Vista General Plan Circulation Element. In terms of
safety performance, statewide statistics indicate that this type of facility has
an accident incidence rate of 2.83 accidents per million vehicle miles travelled.
Actual performance on East H Street for the last three years was significantly
less than this average.
-
-
While the number of accidents may increase as a result of increased traffic on
East H Street, or for that matter on any street, the probability of accidents
does not necessarily increase. Therefore, as long as a street segment
maintains ideal design standards, which is the case for East H Street, there is
no evidence to indicate that the growth in traffic will increase accidence rates.
-
-
It is possible that the increase in traffic resulting from the proposed project
may alter the driving behavior on East H Street and thereby affect motorist
perception of comfortable driving speed. The California Vehicle Code
stipulates that speed limits be based on the 85th percentile of speed of traffic.
The 85th percentile of speed, on which the speed limit is based, represents the
speed of traffic that 85 percent of vehicles travel at or under on a typical day.
When the proposed project is implemented and operational, City Traffic
Engineering will conduct speed surveys and will lower the speed limit
accordingly.
-
-
-
-
The Chula Vista Police Department has reviewed the subject project and
determined that additional staffing will not be required at this time. The
Police Department has indicated that staffing, as determined on a city-wide
basis, adequately serves the site for the uses proposed. However, staffing
levels may be adjusted in the future based on regional growth in the project
area to meet changing needs. Additionally, as stated in the Draft EIR, the
Police Department will be involved in the design review process and will have
the opportunity to review the site plans for each building to determine and
impose specific requirements that will enhance safety on the site.
-
-
-
-
35
-
-
39)
COMMENT:
Nick Gistaro, IIIIIIIIIIIIIII Ch1;1l,!~Vista: "Mr. Commissioner and
Me~he~'l~~9nflg",O'rtubission,l"'ril"Hck Gistaro. I live at 809 Arroyo
Place. 1Ti"ere's a lot of us here tonight from my particular cul-de-sac, and I
think I represent--what I'm going to say is going to be representative of our
cul-de-sac. I'm going to be repetitive on some issues--the one that hits me is
that there is absolute no mitigation to occur from my back yard into the
shopping center, absolutely none, not unless you have 10,000 foot trees. As
it is now, I hear everything that comes down "H" Street. At first, I blamed
805, but now I can't. It's "H". And I tell you what. I'm a businessman. I've
been in front of this Council before to promote a building that I put up, and
I know it's tough as a business person. But it's inconceivable to me that
Corky McMillin would advertise custom homes in the $500,000, $600,000,
$700,000 range to look down on a Price Club, K-Mart. I mean, jeez, you
know, at least make it Mervyns, or something if you're going to charge that
kind of money. That's ridiculous. Guys, I'm in business, and that's stupid.
You're trying to be slick, and I hate that. I just hate that. So, as a business
person, something's going in there. I agree with this lady and gentleman
down here. There's gotta be something down there. Light industry would be
nice, whatever that is. I have no idea. You know, but as a homeowner, if you
want to pay me enough money right now for the loss in my value of my home,
I could overlook anything. And I don't mean to be facetious, but that's what
I'm going to be losing. So, forget that. You know, we're talking about trucks
coming. Now, light industry--I'm thinking of whatever clean industry that is,
9 to 5, Monday through Friday. These stores are 24 hours a day because they
don't deliver during the day. They deliver all night long. Tandem trailers
coming down "H" Street all night long and turning in there. And I look at
this. And if this was a heart, you would expect that this thing had
athroschlorosis, because I can tell you, the only left turn you can take off of
805 coming down "H" Street is Paseo del Rey. Now, the next--just
perspectivewise, because I can see the end of this project from my house--
that's maybe 1/8th of a mile--you're going to have another left turn lane.
Forget this traffic thing. That's just not going to work, absolutely not. You
know, we got--again, as a business person, something's got to go there. Retail
is not the answer. I just can't see how that's going to increase the property
home. Has Corky finally said I'm not going to sell any more homes in
Southern California because there's too many people moving. I'm going to
turn this project around and make it retail, and just kinda shine on these
homes that's I'm supposed to be building. I just don't understand it. You can
understand it. From your own neighborhoods, you couldn't possibly imagine
this. Anyone of these parking lots is a nightmare. Who likes to go to these
places during prime time, either one of them? Nobody here. The other thing
is that, as a business person, I hate to see--again, this is mentioned--Broadway
wouldn't look as good as it does now if it wasn't for the Price Club. It would
36
not look anything like it does--with all the little strip centers and whatnot?
I can imagine what that place--it's going to be a desert down there when the
traffic and buying goes from Price Club. And how much longer will it be
when the Price Club says, gee, it's not in our best interest to have two Price
Clubs. Let's shut the one down on Broadway. Then what happens? It's
going to be right in our own backyard. Thank you, and good night."
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
37
40) COMMENT:
Richard Stor~ ' Chula Vista: "Thank you. My name
is Richard Stork. I live at in Chula Vista. We live in
the Encore Bonita Homeowners AsSOCiatIOn. e are all members of the
Association. I don't speak for the Association, but I'm pretty sure many of
the members feel the same way as I do. Most of my comments that I had
planned to mention have already been addressed, so I won't repeat what all
the other folks have said. When I moved there, that was a fairly--when I
moved into the area, it was relatively remote, as many of the other people
have said, and there was open space, and I could take my sons out in the
area. Since that time, however, it's built up. I'd like to address two of the
subjects that came up. Someone said something about mitigating traffic by
having bicycles and buses? That came up a few minutes ago. I have shopped
at the Price Club, the Home Depot, and K-Mart once in a while. I've never,
ever seen anyone leave any of those places on a bicycle with a load of
packages. The only thing that leaves those parking lots with packages is
automobiles, pick-up trucks, vans, and the like. I've been--it's my
understanding that we were told initially that it was going to be for light
industry, and I think that probably is an acceptable use for the property. I
drive in--I live in--I mean I work in downtown San Diego; I drive in there
every day; I drive through industrial areas, and I can guarantee you that the
level of traffic in the industrial areas that I drive into every day is nowhere
near the level of traffic that you see at the Price Club or at Home Depot.
Now as far as those of us who live in the area, I find that I have no problem
whatsoever going to Home Depot where it is currently located to purchase
supplies, no problem getting to the Price Club to purchase supplies, so I don't
see where moving those stores into our area are going to make it any easier
for the people in the area. So with that and the comments that have already
been--I'd like to reinforce the comments that have already been made, and I
would prefer that the Committee recommend that the zoning remain as it is.
Thank you."
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
38
41) COMMENT:
Cindy Resler, , Chula Vista 91910: "I would like to
give everyone a student's perspective, because somehow people have forgotten
there's approximately 12,000 students who attend Southwestern College right
down the street from this rezoning proposal, and I feel as though our needs
need to be addressed as well. I'm outraged that there's no student
representation on this Commission. It could be ad hoc representation, but
how in the world can our views be voiced except for a quick 5-minute
presentation. We need to have a voice on this council regarding this matter,
because traffic is horrendous. It's 3.9 miles from my house to Southwestern
College. It's very rare that I drive--this--like a week ago I drove. It took me
15 minutes to get there in traffic. And why? Because mass transit in Chula
Vista is inferior. I'm from the Bay Area--it's highly overpriced. If you're
worried about your traffic problems, the majority of it in this area is because
of students. Why doesn't City Council subsidize mass transit? It costs me
$1.00 to go 3.9 miles each way. In the Bay Area, $2.00 you can ride the light
rail, the buses, all day long. And I would like to see that change. If you're
truly concerned about traffic, get to the source of the problem right now,
which is Southwestern students. And we'd take transit if that was
economically feasible, and if you are concerned about traffic in this area, well
start subsidizing it. Humboldt--I know that radical Humboldt--you know that
their student government subsidizes mass transit? It's free? You just get on
the bus. How many people do you think will take the bus if it's free. I know
there's a stigma related to mass transit, that only the poor, the people on
Welfare, the uneducated take transit. But Southern California, especially San
Diego, we have to get off our high horses. You guys are going to have to
start taking mass transit. And I know your car is like your freedom, your
place to be by yourself. (Expletives deleted), we--you know that--I'm sorry,
I didn't mean to swear--in 30 years at the rate we're consuming our oil, it's
going to be gone. What are we going to do then? And, also, I'd like to
address Commissioner Carson on your viewpoints regarding air quality.
You're saying that the mitigation portion of it is superficial, that the bicycle
racks will corrode--what an eyesore. My God! They make it out of resources
that prevent corrosion, and also, there's no rain in San Diego. I don't think
that should even be considered. Also, educational materials? When we move
into our homes, we are given educational materials. How much do we really
know? I mean, I think the more education the better. Even though it's on
t.V., you know, environment is a hot item. How much of it do you really
know? I'm getting the engineering perspective of it, and I know I know a lot
more than what this trivial literature that was handed out in the beginning.
And the last thing is mass transit--oh, people won't take the buses to go to K-
Mart or whatever. I ride my bus to go to Terra Nova, I wear my backpack,
and I bike there and I get what I need, and I come back. You know, or I
take the bus. We need to change the way we are. We Americans are so
39
.-._--~_.--------
-,"_._,-'-~
41) COMMENT:
Cindy Resler, , Chula Vista 91910: "I would like to
give everyone a student's perspective, because somehow people have forgotten
there's approximately 12,000 students who attend Southwestern College right
down the street from this rezoning proposal, and I feel as though our needs
need to be addressed as well. I'm outraged that there's no student
representation on this Commission. It could be ad hoc representation, but
how in the world can our views be voiced except for a quick 5-minute
presentation. We need to have a voice on this council regarding this matter,
because traffic is horrendous. It's 3.9 miles from my house to Southwestern
College. It's very rare that I drive--thisnlike a week ago I drove. It took me
15 minutes to get there in traffic. And why? Because mass transit in Chula
Vista is inferior. I'm from the Bay Area--it's highly overpriced. If you're
worried about your traffic problems, the majority of it in this area is because
of students. Why doesn't City Council subsidize mass transit? It costs me
$1.00 to go 3.9 miles each way. In the Bay Area, $2.00 you can ride the light
rail, the buses, all day long. And I would like to see that change. If you're
truly concerned about traffic, get to the source of the problem right now,
which is Southwestern students. And we'd take transit if that was
economically feasible, and if you are concerned about traffic in this area, well
start subsidizing it. Humboldt--I know that radical Humboldt--you know that
their student government subsidizes mass transit? It's free? You just get on
the bus. How many people do you think will take the bus if it's free. I know
there's a stigma related to mass transit, that only the poor, the people on
Welfare, the uneducated take transit. But Southern California, especially San
Diego, we have to get off our high horses. You guys are going to have to
start taking mass transit. And I know your car is like your freedom, your
place to be by yourself. (Expletives deleted), we--you know that--I'm sorry,
I didn't mean to swearnin 30 years at the rate we're consuming our oil, it's
going to be gone. What are we going to do then? And, also, I'd like to
address Commissioner Carson on your viewpoints regarding air quality.
You're saying that the mitigation portion of it is superficial, that the bicycle
racks will corrode--what an eyesore. My God! They make it out of resources
that prevent corrosion, and also, there's no rain in San Diego. I don't think
that should even be considered. Also, educational materials? When we move
into our homes, we are given educational materials. How much do we really
know? I mean, I think the more education the better. Even though it's on
t.v., you know, environment is a hot item. How much of it do you really
know? I'm getting the engineering perspective of it, and I know I know a lot
more than what this trivial literature that was handed out in the beginning.
And the last thing is mass transitnoh, people won't take the buses to go to K-
Mart or whatever. I ride my bus to go to Terra Nova, I wear my backpack,
and I bike there and I get what I need, and I come back. You know, or I
take the bus. We need to change the way we are. We Americans are so
39
.
-
independent. We like our freedom; we like to get in our 4x4, drive around--I
support, you know, the Desert Storm in our 4x4 20-miles-a-gallon. If you
really support and don't drive unless you have to, carpool. I know--I'm off on
another tangent, but it is related. I support open space. At the same time--38
seconds to go--at the same time, I realize something has to be built. But don't
put these industries in there, and get student representation, and I want to see
a copy of the EIR in Southwestern College Library, so we can see it. Has our
student government been notified of this? Or are you just sending out
material to residents? We need a voice, and I want to see a report--I want
to see a copy of the minutes--updated, in that library after each of your
meetings, because this does affect us. I'm sorry if I went on too many
tangents. Thank you."
-
-
RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
-
-
-
-
-
-
-
-
40
-
42) COMMENT:
Roger Resler, e, Chula Vista 91910: "As soon as I
heard about this, I wanted to go to City Hall and find out more about it, and
Diana Ri hardson hel ed me in that, and I'm appreciative of that. I live at
hich is right there--it's about a mile away. And I'd
like to represent the high school students. Well, I'm currently enrolled at
Southwestern College as a freshman. But last year I went to high school, and
it's--the traffic, it's really bad. I mean--I don't know-well, it's been a long time
since the people in this room have been to high school, but nowadays it's
really bad. And, I wonder if EastLake High School has been--it's been
calculated the traffic to EastLake High School. I mean, this year there's not
even seniors there. I mean, are you taking into consideration the seniors and
the juniors and sophomores driving to EastLake High School? I mean, that's
added traffic. Plus the Bonita Vista High School, and that's just two high
schools within four miles. And all that traffic. I mean, have you considered
that? And, I noticed in my neighborhood--a lot of people in my neighborhood
like to go out and walk around with their dog and just be outdoors people.
And I encourage that, but I wouldn't want to walk around much if it's smoggy
or if it's a lot of cars, and there's many trails in the canyon perpendicular to
it. Let me show you on the map... Right here...the trail there. And people
like to mountain bike there and stuff, but I wouldn't want to mountain bike
there, and stuff, but I wouldn't want to mountain bike there if there's going
to be so many cars and smoggy, and why would people go out jogging if all
they do is dryclean their lungs. I mean, what's the point? And there's crime.
On my street there's been two--within three years--there's been two cars stolen
and, one morning, all four tires off my dad's truck were stolen. So there is
crime in my neighborhood. Just make a note of that. And the noise--there's
noise, there's traffic, there's sirens. Three years ago when I moved there, I
could go out, and I just, wow, it's so calm"and peaceful there. Where is
everyone? Now, three years later I hear sirens when I'm sleeping, and, you
know, there's more Southwestern students this year than in years past because
of the cuts in SDSU, and I see that trend continuing, and there's going to be
a lot more Southwestern students corning next year--what--there's going to be
2,000 more? Probably. I mean, who's going to pay--I mean with the budget
cuts it's just the price of--SDSU is going to go up. And where are they going
to go? They're not going to go to SDSU. They're going to go to JCs, right?
So, there's going to be more students, more traffic, and also I used to deliver
pizzas for about a few months, and I could tell you more about traffic in
Chula Vista and Bonita than a little box with the wire hanging out of it
recording how many times, you know, cars go over it. And it's pretty bad. I
mean, you're going through side streets and everything. And I just want to--
I'm opposed. I don't think we should build any more."
41
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RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
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COMMENT:
John Januszewski, ~Ja Vista: "Okay, what 1 want to
address is--today o~wasa ~re thrown out about, 1 think,
$2.8 million....Now, is that net or gross? (Does that include) police
protection...and everything. Okay, nOW that 2.8, is that based on raw land or
the land that is setting there right now? Okay, then how does that compare"
how does that compare with, if all those lots and the streets are built right
noW, hoW would 1 compare if all those lots were filled with light industry, with
employment, with people working there...how would that compare with the
amount of people that are" working for these three retailers earning minimum
wage or a little hit more than minimum wage versus you probably knOW hoW
many people would be working there ultimately when that was completely
built out at probably a higher wage, maybe $5 a hour more, maybe $12 an
hour, or something like that, where you don't have renters working there, you
have homeowners working there. Has that been worked out?
...are we building this where you get mayhe 200 people making minimum
wage or less than minimum wage, or are we getting-.l think there's 22 lots
there, and if they're completely built out with light industry and these people--
will they be making higher than minimum wage--and what is the feedback
back to the community that way? Instead of this net of $2.3 million. You
knoW, that's just a number."
RESPONSE:
The fIscal impact analysis in the Draft EIR analyzes the impact of the project
on City services, as measured against revenues generated hy the proposed
uses. For the existing' approved uses, the report states that there would be a
net positive benefIt of approximately $230,000 per year. With this project, the
net benefit is estimated at approximately $2.3 million. It should be noted that
further studies have beeu conducted to net out loss of sales elsewhere in the
City and based upon more sophisticated market analyses, the total net benefIt
of the project is estimated to be $1,210,800 in year 1, increasing annually
thereafter.
A discussion of employment/housing impacts is included in the Draft ElR
se~ion 6.0. The study concludes that there is housing within the appropriat;
p~lC~ range to match the anticip~ted wage structure of project related johs
wIthm a reasonable commutmg dIstanCe of the project.
43
44)
COMMENT: ~ ".
David R. Han~ ~ ChUla Vista 91910: "Good evening,
ladies and gentlemen, my name is David Hand. I live a~
Chula Vista, a place I've owned since 1974. It's just in ~d
corner of the chart you see there. I apologize for not being able to quote
paragraph and verse. I just returned from about two months' business trip to
the East Coast. However, I'd like to make a few quick comments, and I'd like
to respectfully invite your attention to some questions and leave it up to the
Commissioners as to whether they would like their staff to look into those
questions. First of all, as the gentleman said, in the rather long-winded
answer, it appears that the project will be finished before the traffic mitigation
items are complete. If that happens, and if the traffic mitigation items are not
completed--after all the funding is not completely within our control,
especially since we're talking about Interstate 805, et cetera, what then would
be the status of these F intersections, et cetera? Did that traffic model take
into consideration the possibility, even over our objections--did it take into
consideration the possibility that the bi-national airport will be built and the
commensurate traffic upon 805 there? It has already been discussed as to
what might be the problems if 125 is not built. And, thirdly, we're all familiar
with the fallacy of the maxim of garbage in, garbage out. I would wonder
what validation has been used for this model in that all the answers in their
report and suggestions are based upon that model. If that model is flawed,
then all the projections, et cetera, are flawed. The young lady mentioned 3.9
miles/1S minutes. That works out to just under 4 miles an hour. If she were
trying to go up "H" Street when I do every evening to get home at about 5 in
the evening, I would say if she were doing just under 4 miles an hour, she
could probably be cited for reckless driving, and that is without any mitigating
circumstances, or mitigating additions to the street, and that. is without the
inclusion of this project. One of the most beautiful views in San Diego--
excuse me, well, in San Diego, yes, I will say that. I was going to say Chula
Vista--but one of the most beautiful views two years ago was to drive down
"H" Street to the west, come around the corner and see Point Lorna, the
Silver Strand, and the glistening ocean in the background. That is no longer
available to us because we have now planted shrubs and trees along the right-
hand side, the north side, of "H" Street. The--several people have referred to
the possibility of a loss of view. That is one loss of view we've already
sustained. The night sky is another one. I am slowly losing the view from my
house of the night view of Point Lorna and the lights thereon. The glare
factor, even though it will be directed towards the parking lots and the lights,
I suspect, will still further obliterate that view. When this entire project, El
Rancho del Rey, was proposed, I don't know, probably 20 years ago--25 years
ago perhaps, there was a general plan. Now nickel--now McMillin and
Company have been nickel and diming us with it--it was approximately six
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months ago, possibly less, possibly more, we were asked to approve--or that
is the City was asked to approve an increase in the density of the residential
zoning there to the south of "H" Street. Now we're back again, and this is, as
one lady indicated, one of many times. For the members of the Commission,
I would respectfully suggest they might, in their own mind, consider is it a de
facto policy for the City of Chula Vista to permit a good, sound general plan
to be used to get their foot in the door and then piecemeal, change it, change
it, change it, as we seem to be doing here. I thank you for your attention.
Thank you."
RESPONSE:
Regarding the tlmmg of traffic improvements, the City engineer has the
discretion to require improvements to be made at such a time as conditions
warrant. Therefore, as traffic levels approach threshold standards,
improvements will be initiated and levels of service will remain at acceptable
levels.
The bi-national airport was not considered since its implementation at this
point in time is uncertain and any estimation of impacts would be speculative.
A current version of the City accepted regional travel forecasting model as
provided by SANDAG was utilized for this project. In addition, standard
analysis methodologies and techniques were used as described in Chapter 2
of the Traffic Impact Analysis Technical Report. These methodologies and
techniques are recommended for all analyses of the impacts of future
development projects by the City of Chula Vista. The following excerpt from
the Traffic Impact Analysis Technical Report (Chapter 8, page 8) provides
some explanation of model behavior as it relates to this project:
"...this project results in an increase in daily trip generation from the
project site of approximately 35,672 (for the Buildout condition) daily
trips. This additional traffic represents an increase of approximately
384% over the previously approved value of 9, 280 trips under the
Rancho del Rey SPA!. The impact of an additional 35,672 trips on
this segment of East H Street as well as the entire Eastern Chula Vista
circulation network was anticipated to be significant. However, the
travel forecast model that was used to define future travel conditions
in Eastern Chula Vista for this project indicates a more balanced
condition in this region of Chula Vista in terms of productions and
attractions. The previous use for the (traffic analysis zone that
includes the project) site consisted of single family residences (16
units), light industry employment park (70 acres), and a neighborhood
park (4 acres). The change in land use from a mixed use
residential/light industrial center to a commercial center (would) result
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in a different set of travel patterns in this region of Chula Vista. The
heavy concentration of residential units in Eastern Chula Vista which
produce high levels of daily trip activities (would be) attracted to this
site to satisfy a large number of shopping related trips that are
projected to occur on a daily basis. This proposed commercial center
also helps to reduce the longer employment type trip associated with
the previously approved project for the site and substitutes those
longer employment trips with shorter, local, shopping related trips.
The substitution of these shorter trips results in travel patterns creating
balanced network volumes in Eastern Chula Vista and a retention of
a significantly higher portion of local trips than previously forecasted."
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45) COMMENT:
Jay I. Hilton, ChuIa Vista 91910: "Thank you, Ray, my
name is Jay--Jay HI ton ost of these have gone before,
neighbors and people in the discussion, about the EIR, but I do want to make
some other comments. I'm from--somebody that's living--overlooking--back
of the house overlooks this whole project. So, from my perspective, we have
shrubs that are 15 to 20 feet high in the back yard. We sit at the top of the
hill on "J" Street, and our back is facing the whole project. So we can see it,
hear it, smell it, taste it. We had a natural acoustic sound channel at Paseo
del Rey that comes directly up the hill. When the grading took place over the
two to three-year period that it took place, it gradually subdued that natural
acoustic sound channel, but, of course, noise just like light and smoke does
travel uphill, so we're going to get a lot of noise pollution just from the traffic,
and if it's increased, we're going to get more of this. And for myself I
wouldn't feel so bad, but the mistress's bedroom overlooks this, and she gets
upset at 2:00 in the morning when she's awakened by noise from the current
resident, Brunswick Bowl. When they let out, some of the people have
imbibed too much and the first three months--it was about once or twice a
week that we were awakened at 2:00 in the morning. This was not just Friday
and Saturday nights. This was a weekly occurrence on a routine basis. It has
improved, because the Police obviously have taken that into account and are
patrolling better. The air pollution, of course, is going to get worse; the light
pollution, there is no way--even with the trees backing up the shrubbery that
are 15 to 20 feet in the back yard--are not going to keep out the lights.
Maybe on the first floor, but the second floor is going to get, you know--light
travels in a straight line and that's what we're gonna get--right into the
bedroom. And we've mentioned the traffic pollution. I wanna mention--on
Paseo del Rey, there's going to get an increase of traffic, of course, and that's
taken into account, but I'm not sure that it'~ been taken in account on East
"J" Street. It's already a speedway. It's been improved by the center lane--
sometimes it used to take me five minutes to back out of the driveway. And
that's not an exaggeration. Now I can at least safely get to the center of the
road and go about my business, if I'm going to go to the east on East "J"
Street. This is a draft EIR that we're discussing, and you're asked--being
asked to sign off on this by your approval on this draft EIR, and we've heard
from the Planning Commissioner. He states he's going to give you some more
information, so obviously this is not a complete document. So I don't know
how you can approve something, and then get more information, because
you've already approved it, and we know what happens next. It will go and
be rezoned by the City Council from light industrial to the commercial that's
being annexed. So I'm asking you to back up the residents in the area and
maintain what we've got -- light industrial. Thank you very much."
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RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
As this comment raises no environmental issues that have not been considered
in the Draft EIR and makes no comment on the adequacy of the information
provided in the Draft EIR, no further response is provided in the Final EIR.
.;:.,.
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46)
COMMENT:......,
Linda Scher, ~ula VMta 91910: "My name is Linda Scher,
and I live at-' which is in Chull Vista in the Terra Nova
area. And I'd just like to say that I'm opposed to the change in the zoning
that's been requested for many of the reasons that have been already given,
but one additional comment that I'd like to make is that the Christmas
shopping time is one that is a particular concern to me with these stores being
proposed. Christmas shopping season seems to get longer and longer every
year, so it's not just a matter of a few weeks. Raving lived in the area and
having seen how the traffic has affected Bonita Road from the Plaza Bonita
Shopping Center, I already feel like I have to avoid Bonita Road for a good
part of that season, especially at peak times of the evening, and I feel like a
similar situation would exist on "R" Street, if not worse, during that period of
time. The combination of the traffic going to that store--those stores--for
November and December, in addition to the already existing traffic to
Southwestern and people going home, I don't feel can be mitigated by left-
turn lanes and by added signals. And I just feel like, as a resident who has
to travel on "R" Street for other purposes, that I won't be able to avoid "R"
Street. I won't have a choice and say I just won't go shopping there. There
are other reasons why I have to travel on "R" Street. I take my children to
Southwestern College area several times a day, and so that there are many
residents that need to travel on that, and it's just going to be one big parking
lot during that period of time as far as I can foresee. So, I'd really like that
to be taken into consideration in terms of the extra impact that would be
added to traffic during the November, December period of the year. Thank
you."
RESPONSE:
It is not a standard procedure to evaluate temporary seasonal traffic as part
of an EIR analysis. Congestion that occurs with holiday shopping peaks is a
generally accepted phenomenon associated with essential trip purposes.
Therefore, because such events occur so infrequently and represent an impact
that would require excessive design requirements to meet this unusual traffic
demand, the traffic analysis conducted for this project considered only the
typical operating conditions of study area roadways and intersections.
49
47) COMMENT:
William Lieberm~ ' ChU\f Vista 91910: "I'm William
Lieberman, didn't tur, in a speaker slip initially
because I have mixed feelings about the project. I don't like the fact that a
lot of extra traffic is going to be added to "H" Street, nor do I like the
mitigation of filling in canyons to add the extra lanes that will be required to
handle that traffic. The problem is, I'm a patron of all three of those stores,
and I don't seem to have any problem at all messing up other people's
neighborhoods in order to get there. As a matter of fact, I think I would
probably pay more credence to a lot of the feelings expressed here tonight if
everybody pledged that if this project is thrown out, we would never patronize
those stores no matter where they are, because they are all auto oriented and
they're going to pollute no matter what part of town that they're in. I don't
think that's going to happen. I'd like to direct some comments about public
transportation. I think it's correct that very few people would use the bus to
get to a store like Home Depot or Price Club. I think some will use it to get
to K-Mart, because they're doing that today. More importantly, there are a
lot of workers that will be employed here who need an alternative. Without
good bus service, they're going to be forced into their automobiles and just
add to the congestion. In order to make transit attractive, it has to be built
in that way in advance. That means decent buses on "H" Street, which is not
an easy task to accomplish given the nature of "H" Street, and good walkways
and locational relationships with the buildings. If the buildings are set way
back on the site, it's going to be that much less desirable to get to them from
the bus stop. Another way of getting people into transit is to look at a
different market of users. As the young lady alluded to earlier, there are
thousands and thousands of trips every day going to Southwestern College.
These are more easily attracted to transit than the kinds of trips that would
be going to the shopping center, and yet the type of transit service offered is
still far less than desirable. Recently a proposal was brought before the City
Council to build a transit center at Southwestern that would have positively
changed that situation. But because a half a dozen people showed up who
lived across the street and said it would spoil their view, that proposal was
rejected. As long as our public elected officials take those kinds of actions,
we're still giving a lot of lip service to alternative transportation, and nothing
more. I'd like to leave you with two thoughts--one of them is that sometimes
a project that seems distant from us, like that Southwestern transit center, can
actually have affects that are beneficial a lot closer to home that could have
mitigated some of the traffic we'll be getting because of the shopping center,
if that does go through. The second is, I would appeal to all of us--you as
decision makers and us as private citizens--to think very hard about the way
we get around; think about the excuses we give ourselves about why we're still
in a single-occupant automobile; and then think about the impacts we're
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having on other people's neighborhoods before we complain about the
impacts that they're going to have on ours. Thank you."
RESPONSE:
The City of Chula Vista appreciates the suggestions for improving transit in
the City. Although these improvements will not be the sole responsibility of
this project, the Planning Commission and City Council will be considering
them, as part of the Final EIR in their deliberation over the project.
51
48)
COMMENT:
Irving Crick, _ Chula Vista 91910: "My name is Irving
Crick, I live at_ EI Rancho del Rey, City of Chula Vista.
I wasn't even aware until Sunday when a gentleman came by my door--I was
upstairs taking a srtooze--and he dropped off a flyer to my son, about the
proposal that's going on tonight. I was not even aware of it. The only thing
that I was aware of was one day my wife and I walked up from where I live
up to the Information Center, and the young lady up there told us they were
proposing a Price Club and they were putting in for a Walmart. I didn't mind
that. Then Sunday, when this young gentleman, whoever he was, came by the
door--I don't know who he was--gives me the flyer and I went around also last
night after I left here and knocked on some doors, and people weren't even
aware of it--that the other buildings and all these pads were being
constructed--or going to be--and they were all vehemently opposed of it, so
I'm kind a speaking for them in our little cul-de-sac there. And we were--I
heard something a while ago--everybody was supposed to have had some kind
of packet mailed to them in the Rancho del Rey area. I have yet to see that.
I have no idea who was supposed to have sent this out, unless I misunderstood
something earlier in the session. And basically, I kind of have a mixed feeling
about this, because every time I think of a K-Mart or the Price Club and
everything else, I think of the derelicts that are going to start dragging into
the neighborhood. I don't think we can put a fence big enough around that
area to keep them out of Rancho del Rey. I moved out of city called San
Diego into an area where I figured if I paid enough money for a place, I'm
not going to have these derelicts hanging around. And it doesn't seem like
it's going to work. It seems like I'm running back into the same gunshots that
I heard back in Paradise Hills, and I lived in a fairly nice section of Paradise
Hills. So I figured if I paid more money and got out of the traffic that I was
getting into in that area, things would change a little. But it seems like it's
following me all the way across the street now--six miles I moved--well,
actually, seven miles. So, basically, I have a little bit of mixed feelings about
this because of the two extra buildings that even the people across the street
from me didn't even know about, or anyone else, until this gentleman--I don't
know who he is, he may be in the audience tonight, I don't know--so that's
basically it. I have kinda mixed feelings about it because we weren't informed
on this matter. Thank you for your time."
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RESPONSE:
The California Environmental Quality Act (CEQA) requires noticing in one
of three ways: publication in newspaper of general circulation, posting a notice
on and off the site, or by sending out notices to adjacent property owners.
Notices for the project were mailed to people residing within at least 1,000
feet from the property boundary, including whole neighborhoods for which
any portion was within the 1,000 foot radius. Additionally, the City noticed
the project in the Star-News. Therefore, noticing for the project exceeded the
requirements of CEQA.
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COMMENT:
Commissioner Martin: "Mr. Chair, I have one question for the staff, and that
is if--do you know of any report, study, paper related to discount stores in an
area that have a higher crime rate? Is there any study on that you know of?
You're inviting a certain--we all know a certain kind of stores invite a certain
kind of crime rate. Would you elaborate on that?"
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RESPONSE:
The Chula Vista Police Department has reviewed the subject project and
determined that additional staffing will not be required at this time. The
Police Department has indicated that staffing, as determined on a city-wide
basis, adequately serves the site for the uses proposed. However, staffing
levels may be adjusted in the future based on regional growth in the project
area to meet changing needs. Additionally, as stated in the Draft EIR, the
Police Department will be involved in the design review process and will have
the opportunity to review the site plans for each building to determine and
impose specific requirements that will enhance safety on the site.
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50) COMMENT:
Commissioner Martin: "Another question I have would be that in the
correspondence received tonight, there was mention about the Home Club--if
the Home Club rep is here, maybe you can talk to him later about the
materials? Did you understand that--that they have a problem cleaning up
after themselves throughout their parking lot, throughout their freeway, and
stuff? Home Depot, I'm sorry."
RESPONSE:
Nuisance impacts, including parking lot litter, are addressed in the section 3.1
of the Draft EIR. Impacts associated with spillage of materials from trucks
may occur, and responsibility for cleanup will be at the discretion of the City
of Chula Vista. Ultimate responsibility for cleaning litter on city streets
belongs to the City Street Maintenance Division. Any complaints regarding
incidents such as those described in this comment will be responded to by the
City of Chula Vista.
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51) COMMENT:
Commissioner Fuller: "Yes, I would like to just make a comment. This may
not be appropriate as a part of the EIR, but I was impressed with the
comment from next to the last speaker in regards to the transit station that
was denied by the City Council, because of opposition from homeowners in
the area. And since this project was initiated by the Redevelopment Agency
of the City of Chula Vista and the City Council is the Redevelopment Agency,
I would like to as a consideration of further condition of perhaps the
mitigation for traffic, th~t they reconsider that center that was proposed
originally for Southwestern."
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RESPONSE:
The proposed transit center can be reconsidered at any time. The
Redevelopment Agency will review this recommendation as a part of the
Final EIR.
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52) COMMENT:
Commissioner Carson: "Mr. Chairman, I have one comment. Mine is
basically for the benefit of Commissioner Decker. I believe at the workshop
he alluded to the fact that he was wondering whether our roads--the road
surface--would be able to handle the heavy trucks, and so that would be one
thing that probably you should try to answer; and then I don't know if this is
appropriate or not, but I know he had a number of things he wanted to
discuss, because he kept saying--he wanted to turn to them--but I had
mentioned that we couldn't discuss it because it was just the workshop and
not the public hearing. So, if it would be possible for the transcript or the
tape to go to Commissioner Decker as soon as possible, so he could respond,
and that will eliminate a lot of questions when we get ready for the final.
And that's my comments."
RESPONSE:
The total truck traffic on East H Street as a result of this project is not
expected to exceed levels which were utilized in the design of the roadway
base. While it is true that total intersection capacity and passenger car flows
are affected by truck activity, the impact from this project to travel on East
H Street is also not anticipated to be beyond the level of impact fora typical
6 lane Prime Arterial of this type. Similar conclusions could be drawn for the
following topics related to truck activity as a result of this project:
· Safety impacts/increased accident potential
Adequacy of proposed facilities (storage bays, etc.)
· Impacts to road maintenance
· Delivery hours (noise) - 24 hours a day
· Truck travel on residential streets
Special design features may be required by the City Engineering department
in relation to storage bay lengths for eastbound left-turns into the proposed
project site. Additionally, a designation of acceptable truck routes in Eastern
Chula Vista may be developed by the City Engineering Division in order to
restrict truck travel from residential streets. This type of route designation
policy is a standard component of network maintenance and traffic
engineering monitoring which is performed on a continuing basis by the City
Engineer.
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53) COMMENT:
Commissioner Ray: "I have a couple of points I'd like staff to either respond to now,
if you can, preferably in the Final EIR. Fiscal impact in terms of a trickle down
theory, if you will, for the original zoning for this versus the proposed project. I think
one of the gentlemen was asking the question, have we looked at it, does the EIR
take a look at dollars that are earned here in terms of an employment-type center
versus a retail. Is any consideration given to the fact that some of those dollars--
whatever percentage that may be--is going to be spent within the City and generate
in additional sales tax in that manner. And I don't know if that's taken into your
model now or not. I've been told it probably is not. And is that a standard
throughout the State models, or just this city, or is that something that we just
require. This smacks to me of the situation that happened to Rohr in the 40's or
.50's--whenever it was--when they paid everybody in silver dollars to prove a point--
that they did have a fiscal impact on this city in a positive manner. And I think, if
we ended up with an employment park there and people said, well, we should have
done retail, if they paid everybody in silver dollars I think we would see something
that the model does not show. Is there any way to capture a percentage estimate
based on another city, county, municipality, whatever, model that may estimate a
percentage of the wages earned being spent within the City?"
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RESPONSE:
The purpose of the fiscal impact analysis is to compare the total cost of services
required by the project to the total revenue generated by its uses. No consideration
is given in the EIR to the amount of indirect taxable sales that would be generated
by the existing approved uses. Such a study may be performed but it is not within
the scope of the environmental analysis for the project.
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54) COMMENT:
Commissioner Ray: "Thank you. Also, a concern was raised to me during the break
by another one of the speakers. Do we have anything in place--when we mention the
mitigations within the EIR that will do a follow-up in two years to say that although--
let's say it was the sound barrier made of bushes--they may have planted the bushes
and they died--is there any way to follow up or is there a current system that follows
up and says they've replaced those and put in another type of mitigation? And how
would the City know that? Do they typically monitor it a year, two, three years down
the road, or do they have to ~ have a complaint from someone before that's
rechecked."
RESPONSE:
The City of Chula Vista has specific threshold standards for noise impacts. The
mitigation monitoring program to be considered for the project contains performance
standards for noise mitigation and requires that noise not exceed acceptable levels.
..
59
55) COMMENT:
Chair Casillas: "......if there could be some sort of study that addresses the issue of
what we might do on that western part to see whether or not, you know, we could
get an exit out of there, even it's one--well, it would have to be one-way going west--
but I'd like to see that studied in some depth to see if it's not feasible. And it may
be that comparing what might occur here with what's happening in Terra Nova may
not be fair, because of the additional businesses that are there aside from the Home
Depot, but it may be worthwhile to look at and see what it looks like. Because, if
all that traffic is going to go in and out of Paseo Del Rey, I can just see a lot of
problems there and, hopefully, you folks can address that."
RESPONSE:
In response to this comment, a study of the westerly project access is currently being
performed. A memorandum from the City Traffic Engineer in included in this Final
EIR as Appendix C. The recommendation of the City Traffic Engineer is that an
additional access point not be pursued, in consideration of the following safety
concerns:
Vehicle speed coming down the ramps from the project
High speed traffic on East "H" Street
Visibility restrictions created by the curve of East "H" Street for
potential conflicts with the bicycle lane on East "H" Street
Potential diversion of shopping center traffic on Del Rey Boulevard
through the adjacent residential neighborhood
Visibility restrictions at the intersection of Del Rey Boulevard created
by the steep grade and topographic conditions
60
...
STATE OF CALIFORNIA - BUSINESS, TRANSPOATA TION AND HOUSING AGENCY
PETE WILSON, Governor
DEPARTMENT OF TRANSPORTATION
.-
DISTRICT 11, P.O. BOX 85406, SAN DIEGO, 92186-5406
-
(619) 688-6003
COMMENT NO. 56
-
July 17, 1992
-
11-SD-805
7.16
TM 92-05
-
Mr. Steve Griffin
Planning Department
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
-
-
Dear Mr. Griffin:
We have reviewed Tentative Map 92-05 for the Rancho Del Rey Business Center,
located on H Street east of Interstate 805 (1-805). We have the following comments:
This proposed project combined with exiting and future development in this area
will create a significant number of vehicle trips [Average Daily Traffic (ADT)] and will
further aggravate the poor traffic conditions forecasted for 1-805 in this area. Traffic
conditions should be mitigated by either capital improvements or Transportation
Systems Management (TSM)rrransportation Demand Management (TOM) strategies.
Caltrans supports the concept of "fair share contributions" on the part of the
developer toward present and future traffic mitigation.
If you have any questions regarding our comments, please call AI Cox at (619) 688-
6003.
-
-
-
-
-
Sincerely,
-
JESUS M. GARCIA
District Director
bY~~~
-
-
BILL DILLON, Chief
Planning Studies Branch
..
cc: CWest
ACox
TIP File
~
JUL 1992
., . Received '-.i
~'):n!"}jUt1;ty Dil I c~
,'f'"".. . ve opmen, t p':-'
,,,,,,":rJjCr,.I.
.. -"~ . </,'
/' .
- '-:'~,/
-
-
56) RESPONSE:
The Draft EIR recommends such mitigation to mitigate traffic impacts to less than
significant levels.
~-
62
-
ROUTING FORM
COMMENT NO. 57
-
DATE: July 22, 1992
.;'
-
TO:
Ken Larson. Building & Housing
John Lippitt. Engineering (EIR only)
Cliff Swanson. Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust. Engineering (IS/3. EIR/2)
Richard Rudolf. Assistant City Attorney (EIR only)
Carol Gove, Fire Department
Marty Schmidt. Parks & Recreation
Keith Hawkins. Police Department
Current Planning
Frank Herrera. Advance Planning
Bob Sennett, City landscape Architect
Bob leiter. Planning Dir~ctor
Chula Vista Elementary School District. Kate Shurson
Sweetwater Union H.S. District. Tom Silva (IS & EIR)
Maureen Roeber. library (Final EIR)
Other
-
....
-
-
-
FROM: Diana Richardson - Comm Dev. Environmental Section -
SUBJECT: 0 Application for Initial Study (15- IFA- lOP )
0 Checkprint Draft EIR (20 days)(EIR- IFB- lOP -
m:J Review of a Draft EIR (EIR-92-02 IFB-OlO IOP-930 J
0 Review of Environmental Review Record FC- IERR- }.
The project cons,ists of:
Conversion of 55 acres of Employment Park uses to
a maximum use commercial center. The center would
include 3 major discount/warehouse retailers as
well as other commercial/entertainment uses.
-
-
-
Location:
Rancho Del Rey at East "H".Street & Paseo del Rey
-
Please review the document and forward to me any comments you have by 8/10/92
COImIents:
-
~~).~
r=\Ct:..o ~ ~ f-.)o
~.
~i"~
'.14.'1-
..
-
..
-
57) RESPONSE:
No response is necessary.
'^
64
ROUT! NG FORM
-
COMMENT NO. 58 -
DATE: July 22, 1992
.",'
-
.'
Ken Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf,' Asshtant City Attorney (EIR only)
Carol Gove,.Fire Department.
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City Landscape Architect
Bob Leiter, Planning Dir~ctor
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
.,,- /-'------~er
/' /"
/, c; ______
..;mMT
~
:3 fUwr1
-
...
-
-
-
.-
/FA-
/FB-
/FB-070
FC-
~
Section ;
~
/DP
/DP
/DP-930
/ERR-
-
Diana Richardson - Comm Dev. Environmental
5UBJECT:
D
D
em
D
._---~._. -------..--------.
Application for Initial Study (IS-
Checkprint Draft EIR (20 days)(EIR-
Review of a Draft EIR (EIR-92-02
Review of Environmental Review Record
J
..
,
l.
The project cons.ists of:
Conversion of 55 acres of Employment Park uses to
a maximum use commercial center. The center would
include 3 major discount/warehouse retailers as
well as other commercial/entertainment uses.
-
-
-
Location:
Rancho Del Rey at East "H".Street & Paseo del Rey
-
Please review the document and forward to me any comments you have by 8/10/92
.
-
cg:.F~ lq~ - ~ aJ~L
...
-
,..
-
58)
~
No response is necessary.
-'
.,.-
66
...----------'
~----,--------
-
ROUTI NG ~nQM
COMMENT NO. 59
-
,,,,'
'd.'I:a...~..-"
-~
;'''~.7
DATE: July 22, 1992
TO:
Ken Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Cliff Swanson. Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3. EIR/2)
Richard Rudolf,Assi~tant City Attorney (EIR only)
Carol Gove. Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frar.k Herr~ra. Ad~ance Pl~"ninn
Bob Sennett, City Landscape Architect
Bob Leiter, Planning Dir~ctor
Chula Vista Elementary School District. Kate Shurson
.Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
Other
-
~.
r"'
}.
~~\_ \~~1
r\
V l"c-e\\Ie.~ l1\ei\\
. \ :. ~\ \)I:\Je\OV
"o\,.\\\\:o.,\h.. \..,'e~\".
~ Ot\)'J~I.I-\
-
-
-
.'
-
FROM: Diana Richardson - Comm Dev. Environmental Section -
SUBJECT: D Application for Initial Study (15- IFA- lOP )
D Checkprint Draft EIR (20 days)(EIR- /FB- /DP -
mJ Review of a Draft EIR (EIR-92-02 {FB-OlO IDP-930 J
D Review of Environmental Review Record FC- IERR- ~
The project cons~sts of:
Conversion of 55 acres of Employment Park uses to
a maximum use commercial center. The center would
include 3 major discount/warehouse retailers uS
well as other commercial/entertainment uses.
-
-
-
location:
Rancho Del Rey at East "H".Street & Paseo del Rey
-
Please review the document and forward to me any comments you have by 8/10/92
Comnents:
The Environmental Impact
District as ~resented.
July 20, 1992).
yi~/0~
Thomas Silva: Assistant
-
Report is acceptable to the Sweetwater Union High School
(Draft SEIR for Rancho Del Rey Commercial Center dated
...
-
If
Director of Planning
-
59) RESPONSE:
No response is necessary.
68
-
ROUTING FORM
COMMENT NO. 60 -
DATE: July 22, 1992
~r1
. ~-;
~M: 1.
SUBJECT:
D
D
r:m
D
.....
-
Ken Larson, Bui 1 di ng & Housing _________u______________
John Lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/l)
Richard Rudolf',' Assi'stant City Attorney (EIR only)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City Landscape Architect
Bob Leiter, Planning Dir~ctor
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
Other
-
-
-
-
-
Diana Richardson.- Comm Dev. Environmental Section
-
Application for Initial Study (IS-
Checkprint Draft EIR (20 days)(EIR-
Review of a Draft EIR (EIR-92-02
Review of Environmental Review Record
)
)-
)
)-
lOP
lOP
IDP-930
IERR-
IFA-
IFB-
IFB-070
FC-
Conversion of 55 acres of Employment Park uses to
a maximum use commercial center. The center would
include 3 major discount/warehouse retailers as
well as other commercial/entertainment uses.
-
The project cons)sts of:
Location:
-
-
Rancho Del Rey at East "H"-Street & Paseo del Rey
-
Please review the document and forward to me any comments you have by 8/10/92 -
COlTments:
-
-
-
60) RESPONSE:
No response is necessary.
"
70
=,c. J.;.:;.....)( DH~.u~""J.I"1 l.-V. O..L::J '-'-"',J u,-~~uuuuuuut;.J
.
-
~~
;-:..=,. ~\~'"\
"-:'''\_'\~~,\-\
~1!
COMMENT NO. 61
-
Tbe Baldwin Compaay
Crriftsmanship in building since 1956
-
-
VIA ftLEFAX
-
September 9, 1992
-
Mr. Robert Leiter
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vi5ta, CA 91910
J"
-
-
RE; El Rancho Del Rey Power Center
.-
Dear Bob:
-
We support the El Rancho Del Rey Power Center project
however, the EIR traffic section has apparently evaluated
Level of Service without consideration of traffic from
other pending projects in the vicinity (i.e. Telegraph
Canyon Estates and Salt Creek Ranch). Previous traffic
reports prepared by the City have concluded that altmited
amount of additional traffic capacity is available prior to
the completion of SR 125.
We request that until a City allocation policy is developed
that no new project be allocated the remaining roadway
capacity.
Sincerely,
-
-
-
-
~
r(~.. L...-
_---A
-
Claudia Troisi
Senior Vice President
-
ee: Steve Doyle, The Baldwin Company
Douq Reid, City of Chula Vista.
..
.-
1197S El Camino Real · Suite 200 · San Diego, CA 92130 . (619) 259-2900
-
61) RESPONSE:
As of this date, there has been no transportation modelling analysis of the impact of
all regionally known projects (Salt Creek Ranch, Telegraph Canyon Estates, Eastlake
SPA I Amendment - Kaiser Hospital) in conjunction with the proposed Rancho del
Rey Commercial Center project, due to their uncertain status at the time of
publication of the Draft EIR. The issue of adequate roadway capacity for all of
these projects, in addition to the previously approved projects, prior to construction
of SR-125, is being addressed in a study which is currently being conducted by HNTB
for the Engineering Division, which is intended to develop an implementation and
financing plan for an interim SR-125 facility. Any project, including this project,
which is approved prior to completion of this study will be conditioned in such a
manner that the timing and/or phasing can be adjusted in accordance with the results
of that study and so that the project can be assessed a fair share of necessary
improvements so that significant impacts are avoided and Chula Vista thresholds are
met. If such timing or phasing will be not mitigate the identified impacts and will
not result in a less than significant impact, the City shall withhold the issuance of
building permits.
72
-
COMMENT NO. 62
-
-
-
September 3, 1992
-
Ms. Diana Richardson
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
-
-
RE: Rancho Del Rey Commercial Center
Dear Diana:
We support the Rancho Del Rey Commercial Center
project however, the EIR traffic section has
apparently evaluated the Level of Service without
consideration of traffic from other pending
projects in the vicinity (i.e. EastLake I SPA
Amendment and Salt Creek Ranch). Previous traffic
reports prepared by the City have concluded that a
limited amount of additional traffic capacity is
available prior to the completion of SR 125.
~
" ~
-
.) ,:,-
~
EASTLAKE
DEVELOPMENT
COMPANY
-
-
-
We request that until a City allocation policy is
developed that no new project be allocated the
remaining roadway capacity.
-
Sincerely,
EASTLAKE DEVELOPMENT COMPANY
(!~l~. :.,4J f 1 (\ {t~ i~U
v~., l/t v U . ~
Katy Wright
Project Manager, Community Development
-
-
-
KW:td
cc: Mr. Ken Baumgartner, McMillin Communities
-
-
900 Lane Avenue
Suite 100
Chula Vista, CA 91914
(619) 421-0127
FAX (619) 421-1830
-
-
62) RESPONSE:
As of this date, there has been no transportation modelling analysis of the impact of
all regionally known projects (Salt Creek Ranch, Telegraph Canyon Estates, Eastlake
SPA I Amendment - Kaiser Hospital) in conjunction with the proposed Rancho del
Rey Commercial Center project, due to their uncertain status at the time of
publication of the Draft EIR. The issue of adequate roadway capacity for all of
these projects, in addition to the previously approved projects, prior to construction
of SR-125, is being addressed in ~a study which is currently being conducted by HNTB
for the Engineering Division, which is intended to develop an implementation and
financing plan for an interim SR-125 facility. Any project, including this project,
which is approved prior to completion of this study will be conditioned in such a
manner that the timing and/or phasing can be adjusted in accordance with the results
of that study and so that the project can be assessed a fair share of necessary
improvements so that significant impacts are avoided and Chula Vista thresholds are
met. If such timing or phasing will be not mitigate the identified impacts and will
not result in a less than significant impact, the City shall withhold the issuance of
building permits.
74
db
QANClK) DEL REY
2727 1100VER AVE.
P.O. BOX 9016
NATIONAL CITY
CA 92050-6625
(619) 477-4117
COMMENT NO. 63
September 2, 1992
Ms. Diana Richardson
CITY OF CHULA VISTA
276 Fourth Avenue
Chula Vista, CA 91910
Re: Rancho del Rey Commercial Center
Supplemental Environmental Impact Report - Draft EIR No. 92-02
Dear Ms. Richardson:
Enclosed are comments from the Rancho del Rey Partnership to Draft EIR No.
92-02.
1. Pages 1.0-28 and 1.0-29,3.6 TRAFFIC/CIRCULATION
-
-
-
~.
-
-
-
-
The following comments refer to Mitigation Measure #7
Mitigation measures should be reworded from "Prior to Issuance of
Building Permit. . ." to "Prior to Issuance of Occupancy Permit. . ." 63.1-
(Explanation: ADT's are not generated until occupancy occur and
mitigation prior to actual ADT generation is not justified.)
All mitigation measures (5 total) should not be required to be complete
with occupancy but should be phased over time as the approved TPP
projects and basic street system builds out.
(Explanation: The mitigation measures as proposed are necessary at
Interim (pre SR-125) buildout not today when the majority of approved
Interim projects (Le. Sunbow, EastLake I and II, and RDR SPA I-III)
have not been built. The City conducts annual intersection LOS
monitoring which will set the timing of intersection mitigation
improvements. )
East "H" Street/Avila Way
This mitigation should be reworded to permit this intersection to be
signalized with a median break in East "H" Street.
(Explanation: The Traffic Study and Passer Study concluded that if this
intersection were signalized City operational standards would be met.)
Telegraph Canyon Road/Crest Drive/Oleander Avenue
The mitigation measure is to be completed by the City of Chula Vista as
part of the Interim buildout. The proposed project will contribute a fair
share to the improvement.
(Explanation: The City conducts annual intersection LOS monitoring
which will set the timing of intersection mitigation improvements.)
-
-
-
63.~
-
-
-
63.3
-
63.4-
-
--
Diana Richardson
Page 2
September 2, 1992
Telegraph Canyon Road/Paseo del Rey
This mitigation measure is to be completed by the City of Chula Vista as
a part of the Interim buildout. The proposed project will contribute a 63.5
fair share to the improvement.
(Explanation: The City conducts annual intersection LOS monitoring
which will set the timing of intersection mitigation improvements.)
2. Page 1.0-29, 3.6 TRAFFIC/CIRCULATION
Mitigation Measure #8 indicates project impacts to the "H" Street/Hilltop
intersection at General Plan Buildout. It should be noted that with the 63.6
buildout of the proposed project ADTs on the "H" Street road segment west
of I-80S went down below those projected from the existing approved project.
3. Page 1.0-29, 3.6 TRAFFIC/CIRCULATION
Mitigation Measure #9 should be reworded from "Prior to issuance of
Building Permit. . ." to "Prior to Issuance of Occupancy Permit. . ." 63.7
(Explanation: ADT's are not generated until occupancy occurs and
mitigation prior to actual ADT generation in not justified.)
4. Page 3.6-33, PROPOSED MITIGATION, Mitigation Measure #7
(please refer to comment # 1 above)
5. Page 3.6 --34, PROPOSED MITIGATION, Mitigation Measure #8
(please refer to comment # 2 above)
6. Page 3.6-34, PROPOSED MITIGATION, Mitigation Measure #9
(please refer to comment #3 above)
7. Page 3.6-33 and 3.6-34, MITIGATION MEASURES, Mitigation Measure #7
Are geometric intersection improvements required for East "H"/Paseo del 63 8
Rey and East "H"/Tierra del Rey based on just these two project ·
intersections being signalized? If East "H"/ Avila Way were also signalized
would required geometric improvements be different?
8. Page 8.0-5, TRAFFIC CIRCULATION, Mitigation Measure #7, #8 and #9
(please refer to comments 1, 2 and 3 above)
Thank you for allowing us the opportunity to comment. If you may have any
questions, please do not hesitate to contact me at 477-4170, ext. 212.
Sincerely,
E PARTNERSHIP
CTF /kls
63) RESPONSE:
63.1) The City Traffic Engineer feels that the appropriate timing of such project mitigation
is the building permit stage.
63.2) The traffic mitigation measures, as stated in the Draft EIR (pages 3.6-33 - 3.6-35) do
not require that all improvements be constructed prior to issuance of building
permits. Rather, the measures establish that the mitigation obligation be satisfied
prior to issuance of building permits. In cases where full improvements are part of
the Transportation Phasing Program, the EIR requires that the project contribute its
fair share of improvement costs. This obligation shall be satisfied through the City's
Development Impact Fee (DIF) Program.
63.3) As a result of studies conducted to provide more detail for the Final EIR, the
mitigation measure to delete the proposed signal at East "H" Street and Avila Way
has been removed.
63.4) The referenced mitigation measure states that the project shall contribute its fair
share apportionment toward this improvement.
63.5) The referenced mitigation measure states that the project shall contribute its fair
share apportionment toward this improvement.
63.6) So noted. However, the project is responsible for mitigating its share of the
remaining impact at this intersection.
63.7) The City feels that the appropriate timing of such project mitigation is the building
permit stage.
63.8) As a result of studies conducted to provide more detail for the Final EIR, the
mitigation measure to delete the proposed signal at East "H" Street and Avila Way
has been removed.
77
-
COMMENT NO. 64
-
Edward L. MaFong
1120 Del Rio Court
Chula Vista, CA. 91910
-
September 9, 1992
City of Chula Vista
Community Development Dept.
276 4th Avenue
Chula Vista, CA. 91910
-
-
Dear Sirs
I have recently learned from a neighbor that the City of Chula
Vista is contemplating the rezoning of Rancho Del Rey located at
East "H" Street and Paseo Del Rey. Ostensibly, this rezoning is to
accommodate the building of "warehouse" discount stores. I am
concerned of the impact such stores would have on the community of
Chula Vista and as a consequence, I am opposed to any rezoning that
would allow such "high impact" commercial enterprises.
-
-
-
I am cognizant that the City of Chula Vista would like to expand
its tax base by having these shopping centers but I feel it should
not be at the expense of devastating an otherwise well planned
residential community.
-
At the present time, East "H" Street is burdened with the traffic
from Southwestern College, a shopping center at East "H" Street and
Otay Lakes Road, and a shopping center at East "H" Street and
Interstate 805. Both of these shopping centers are within 1 mile
of the proposed rezoning location. This is more than adequate
shopping area for the residential community in the area.
-
-
I would be more supportive of office space rather than having
another shopping center when the existing shopping centers are in
such close proximity. Once again I am opposed to the rezoning of
Rancho Del Rey to accommodate such "high impact" commercial
centers.
-
-
Sincerely,
-,
(j J ~1 (/J If J
Maw/v . /I/:~~/
Edward L. MaFong
.
-
-
-
-
-
64) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
79
COMMENT NO. 65
cITY OF CHUlA VISTA
RANCHO DEL REV coMMERCIAL CENTER
ENVIRONMENTAL IMPACf REPORT
COMMENT FORM
NAME C/;tJ T/I-III tAl T
ADDRF$~ Cr.) (2;JctLA kLS7Al 9(9((j
~'f/I2.Cf ~ of tJlSi () j1./ Rey will
vu . f r
t.itc.J-- I J ik.
_ I)v&~-r/'J^- ~
~~~ -
., -:-~ Vtf)ff~ r--€ .5<''. 'S ~ ~JA-
f /' L, -f' /J-v"e r RH LtL 'iY f- It-u e.- 0 Ul5, ~ !:'
/I' (.vIA.,..) ~ ().AI e.- ~cb d lA /!TT..) L-0. ~
jd:S(10463,L66Y ~ .. .
--f:/rrtlPn'v 5~.{ JuJ Ck,F ~J2.
k k:-;r' ~ 14- P~~f.
bfla ~~~v1:lfv;2:;;e;jj:~,&~
-..-----------...---.----
cur- cJJ ~s f
-
-
-
....
-
-
-
-
....
...
-
65) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
82
~
:.j:
COMMENT NO. 66
SEP 19'J2
Receivad
coml1Hjl1'\t~ n;':'\jd0~H\:Em
De~:1;t::,e~ii..
CflY OF CHUrA VISTA
RANCHO DEL REY COMMERCIAL CENTER
ENVffiONMENTAL IMPACf REPORT
COMMENT FORM
NAME
( MrR . ) r.; n t- rrl r rlln n ingham
ADDRESS hula Vista, CA. 91910
COMMENTS Having attended the Apri 1 29th ann AUgJlRt- 11t-h
meetings, concerning the proposed conversion from the original
-B.usinesR PFlrk plFln t-o t-he. Comme.rr.;F11 r.e.nt:e.r plFln. I F1m r.onv;nr.e.n
more than ever that the impact on the citizens residing east of
1-805 could not be more detrimental to the future of the area!
The increased traffic, with its resulting vehicular pollution,
congestion and driver frustration (not to mention the lowering
of property values. a ve.ry real situation). will inevitably
saturate the cross streets, leading to a profusion of accidents.
+ AM in favor of the Home Depot relocation, but urge the comm-
ittees involved to study other, more freeway-accessible areas to
situate The Price Club and K-Mart retailers!
jd:S00463.L66Y
...., ~,.,~ .___.~_ ......... ..~,fI' ......_~-
66) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
84
COMMENT NO. 67
t;
~
SE~ 1992
Received ,
't" oeve\oc,(~en\
CommUni J .'
oep3ft:1lel1\
CITY OF CHUIA VISTA
RANCHO DEL REY COMMERCIAL CENTER
ENVIRONMENTAL IMPACf REPORT
COMMENT FORM
NAME (Mr) .l.:=lmpc: ('l1f1oingham
ADDRESS Chula Vista, CA. 91910
- . - - -
COMMENTS
I believe that the proposea rRzoning .:=ln~
building of the three retail outlets will be detrim-
pnT.:=ll to our neighborhood. The increa~e~ traffic and
traffic lights will increase pollution, slow traffic &
cause many accidents. The stores, themselves, will bring
more criminals into our area and in the lonq run, we
will need more services from the police, firemen and
paramedics than the benfits we will receive. The furthe~
development of this area in housing, alone, will strain
H Street's capacity for traffic. I definitely would be
opposed to rezoning this area.
rf~~
jd:500463.L66Y
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Il_'~
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67) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
..
86
COMMENT NO. 68
CITY OF CHUIA VISTA
RANCHO DEL REY COMMERCIAL CENTER
ENVIRONMENfAL IMPACT REPORT
COMMENT FORM
ADDRESS
If-tJ.j~ i. 111..MIi~-
~ (}i/q/~l//J
NAME
COMMENTS
I~ M.u ~~.
jd:500463.L66Y
My comments on the Draft ~emental Environmental Impact Report for the
Rancho Del Rey Commercia~Center specifically concern the financial analysis.
This informationis crucial since sales tax revenues generated by the proposed projec
appear to be the main reason,for City support.
Thefinancial data presented in the report shows annual sales tax revenues at
$2,253,002 (table 14) and a net revenue to the City of $2,184,702 (table 13). .
This analysis may be misleading for the purpose of presenting a fair picture.
of fiscal ben.fits to the City. These figures may, in fact, represent an
overestimate of fiscal benefit~ for reasons dJscussed below.
Impact of Project upon Citywide Sales Tax Revenues
Table 14 estimates sales tax revenues to the City based upon taxable sales
per square foot for prototype stores such as Price Club, K-Mart, Home Depot,
etc... Since it does not consider transfer of sales from existing establishments,
the presumption is that the project will result in over $225 Million in new
sales. In consideration of the state of the economy, growth of the community
and planned new commercial areas in the eastern developing areas, this estimate
may be somewhat overstated. Where will these new sales come from?
68.1
A more reasonable assumption is that much of the new sales will represent lost
sales from existing establishements including the Price Club on Broadway,
K-Mart on Third Avenue and Target on Fourth Avenue. Lost sales may account
for up 30-40% of sales generated by the proposed project.
More importantly, since Home Depot will be relocating from Terra Nova Plaza, no
discount has been applied to account for lost sales at that center. Home Depot
is a large sales producer ($510 per sq. ft. according to the EIR). There are
not any other establishments short of a price Club or Walmart that can match
those figures. Even K-Martand Target do not come close. If one considers
that a replacement at Terra Nova may only produce $150-$175 per sq. ft. (such
as Sears), tha~,would represent a loss of at least $335 per sq. ft. at that
location - K~gss of approximately $268,000 to the City. This does not appear
to be accounted for.in the Draft Supplemental EIR.
Cost of Infrastructure Improvements
Extensive road improvements are required to mitigate traffic impacts from the
proposed project. The report suggests that these will be paid by the land
owner or developers. However,these t9sts appear to be potentially excessive to
68.2 the extent that public subsidies may,:fequired. In order.to explore this, the
costs of traffic mitigation -need to be estimated and a realistic assessment
and disclosure needs to be made concerning how that will be covered. If public
funds are required, they should be indicated in the financial analysis.
68.3
Direct Subsidy to Retailers
There is no discussion as to whether any of the. retailers will be subsidized
by the City directly or indirectly. Price Club is notorious 'for requiring
such assistance. If a subsidy is to be provided to the retailers, developers
or land owner, this should be disclosed and included as a public cost in the
financial analysis.
-
-
68.4
Change in State Sales Tax Distribution Formula
Since the rationale for the project relies so heavily on sales tax revenues
generated by the retailers, some discussion concerning the status and/or
potential risk of reapportionment of these funds by the State should be
included. This is particularly relevant in consideration of the State's
fiscal plight and publicized campaign to recoup some funds from Cities.
Is there a risk that the City may not retain its current 1% share of sales
tax revenues?
-
-
-
-
The issues cited above need to be responded to in order to provide a more
realistic picture of potential financial benefits from the proposed project.
The IInetll benefits over the originally proposed employment park may well be
considerably less than suggested in the report. The City Council and Planning
Commission should be provided with a realistic assessment in order to
appropriately weigh the project's benefits against the impacts which will
include added traffic, air pollution, impacts to other businesses in town as
well as the loss of considerable acreage for more diversified economic anu
job development.
-
-
-
-
-
-
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-
68) RESPONSE:
68.1) In response to this comment and other questions regarding potential impacts to
existing businesses and total taxable sales within the City of Chula Vista, an
economic impact analysis was performed. The study addresses local community
concerns relating to the economic impacts of the proposed project upon the existing
retail establishments within the City of Chula Vista. This analysis studies the net
impact of the project and accounts for loss of sales that would take place in other
areas of the City. The study generally concludes that when the loss of sales due to
the project are accounted for, the impact of the project is still positive (net revenues
are approximately 1.2 million dollars per year). Additionally, the study concludes
that no significant impacts to existing business to the point where there would be
blighted conditions through economic dislocation, deterioration or disuse, would
result from implementation of the project.
68.2) Public infrastructure improvements will be financed through the City of Chula Vista's
Development Impact Fee (DIF) fund and/or directly by the project applicant. The
project Development Agreement may provide for partial funding of East "H" Street
improvements, however, the terms and conditions of the Development Agreement
for this project have yet to be determined.
68.3) Currently, a development agreement has not been entered into by the City.
However, this is a discretionary action that the City will be taking. The terms and
conditions of any development agreement are considered project and economic
related issues and do not have any bearing on this environmental analysis. However,
any funding assistance provided through a development agreement would be based
upon a cost/benefit analysis and the finding that such assistance would produce an
overall net positive impact for the City.
68.4) The impact of proposed State adjustments to sales tax distribution is yet
undetermined. The methodology used in the fiscal impact analysis is based on the
current apportionments and does not account for future modifications. Any
anticipation of future allocation structuring would be considered speculative at this
time.
90
COMMENT NO. 69
CITY OF CHUlA VISTA
RANCHO DEL REY COMMERCIAL CENTER
"~.,
1:~
ENVIRONMENTAL IMPACf REPORT
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69) RESPONSE:
Impacts related to land use compatibility are discussed in section 3.1 of the Draft
EIR. The impact analysis considers the specific impacts of the project being
considered at this time. It should be noted that the Draft EIR does find that
significant impacts to land use compatibility will result from the project, however,
proposed mitigation measures will reduce these impacts to less than significant levels.
"
92
COMMENT NO. 70
CITY OF CHUIA VISTA
R1\NCHO DEL REY COMMERCIAL CENTER
COMMENT FORM
~
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Recl?~""
com"1\;~:'~'~','
ENVIRONMENTAL IMPACT REPORT
NAME
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COMMENTS +~ CL-~/ ~ ~ ~/,IC.. ~ ~ ~--v\.-
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70) RESPONSE:
Nuisance impacts, including parking lot litter, are addressed in the section 3.1 of the
Draft EIR. Impacts associated with spillage of materials from trucks may occur, and
responsibility for cleanup will be at the discretion of the City of Chula Vista.
Ultimate responsibility for cleaning litter on city streets belongs to the City Street
Maintenance Division. Any complaints regarding incidents such as those described
in this comment will be responded to by the City of Chula Vista.
--
94
COMMENT NO. 71
CfIY OF CHUrA VISTA
RANCHO DEL HEY COMMERCIAL CENTER
ENVIRONMENTAL IMPACf REPORT
COMMENT FORM
NAME 1/11/ IA A/
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ADDRESS ) C/'/t..,L4 t,// S" rA C4 9/11 (.)
COMMENTS.JJu.. 4'-"-ff-r/~/ PJ orJu ~ ~~, .:.-,. ~~'
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------_.~-
71) RESPONSE:
A more complete discussion of employment is provided in the Growth Inducement
section (6.0) of the Draft EIR. As stated in the Draft EIR, the project will generate
fewer employees than the existing approved uses (2,875 employees would be
projected for the employment center, where 1,224 employees are anticipated for the
proposed project).
Some of the employment opportunities offered by the proposed project are of a
different character than those of the existing approved uses, however, any conclusions
reached regarding the physical impacts that such differences might have on the
community would be remote and speculative.
96
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- --.....
-
~
SEP 1992
Received
;+u Development
Commun",
Department
COMMENT NO. 72
-
September 7, 1992
1224 Corte De Cera
Chula Vista, CA 91910-6816
-
-
City of Chula Vista
Community Development Dept.
276 Fourth Avenue
Chula Vista, CA 91910
-
We are concerned with the proposal to rezone the Employment Park
on East H Street and Paseo Del Rey. After going through this with
the past plan to make East H another "Mile of Cars" we believed
the point. had been made - we do not want high density business
activity in our area.
-
We do not believe it is fair to shift from the original zoning
plan. We bought our property because of the residential character
of the neighborhood.
..
We urge a NO vote on this rezoning proposal and will support the
opposition movement.
-
~/~
Joy Jacobs
..
-
-
-
-
-
-
...
-
...
72) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
...
98
-
-
73) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
-
-
-
-
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COMMENT NO. 74
CITY OF CHULA VISTA
-
RANCHO DEL RhY COMMERCIAL CEN11~R
-
ENVIRONMENTAL IMPACr REPORT
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COMMENT FORM
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74) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
102
COMME.NT NO. 75
CfIY OF CHUrA VISTA
RANCHO DEL REY COMMERCIAL CENTER
ENVIRONMENTAL IMPACT REPORT
COMMENT FORM
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--
COMMENT NO. 76
cm OF CHUlA VISTA
RANCHO DEL REV COMMERCIAL CENTER
NAME
ENVIRONMENTAL IMPACf REPORT
COMMENT FORM
COMMENTS ~ ~-Vrf'Z7-r 7f/):: c<lK... IrI/HJ)~ H <,J1=r/I]C- S71'D~ &
n ~~;~~~: ;~Hli)~ TtZll'i- j.l?A6.1t tJ.II/ P'E I H 'I '71
.;:: ./ I ')::);7...(,,4 (,tOP),.7 ;/JIJ)/ij3e/L VC .c;ef'1/-
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-;;';:';:;,';' ,_ a- tN Ttjf f/WtiZgV !.()d/PitJtll71.
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rJ,-r mI J / riD I ~-'iPJ/Rz___ ;;;:Pl> IrN{) tV ;11+ nl L ~ /J l_ t'etfel
-
-
75) RESPONSE:
The concern expressed OVer the project's potential impact on property values is a
valid one. An EIR must consider economic and social effects of a project only when
such effects can be causally related to adverse physical impacts. Any impact that the
project might have on property values cannot be reasonably linked to any adverse
physical effects. However, all comments regarding citizens' concerns over property
values are hereby incorporated into the Final EIR which will be considered by the
decision making bodies in their deliberation over the project. It should be noted that
the economic study that is included in this Final EIR concludes that the proposed
project would not adversely affect any existing businesses to the point where there
would be blighted conditions through economic dislocation, deterioration or disuse.
The Chula Vista Police Department has reviewed the subject project and determined
that additional staffing will not be required at this time. The Police Department has
indicated that staffing, as determined on a city-wide basis, adequately serves the site
for the uses proposed. However, staffing levels may be adjusted in the'future based
on regional growth in the project area to meet changing needs. Additionally, as
stated in the Draft EIR, the Police Department will be involved in the design review
. process and will have the opportunity to review the site plans for each building to
detennine and impose specific requirements that will enhance safety on the site.
Adequate pedestrian access will be provided to the project site at Paseo del Rey and
Tierra del Rey.
-
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"..
-
...
"..
.
II
105
76) RESPONSE:
The total truck traffic on East H Street as a result of this project is not expected to
exceed levels which were utilized in the design of the roadway base. While it is true
that total intersection capacity and passenger car flows are affected by truck activity,
the impact from this project to travel on East H Street is also not anticipated to be
beyond the level of impact for a typical 6 lane Prime Arterial of this type. Similar
conclusions could be drawn for the following topics related to truck activity as a
result of this project:
· Safety impacts/increased accident potential
· Adequacy of proposed facilities (storage bays, etc.)
· Impacts to road maintenance
· Delivery hours (noise) - 24 hours a day
· Truck travel on residential streets
Special design features may be required by the City Engineering department in
relation to storage bay lengths for eastbound left-turns into the proposed project site.
Additionally, a designation of acceptable truck routes in Eastern Chula Vista may be
developed by the City Engineering Division in order to restrict truck travel from
residential streets. This type of route designation policy is a standard component of
network maintenance and traffic engineering monitoring which is performed on a
continuing basis by the City Engineer.
The land uses proposed for the project have been assigned specific trip generation
rates that provide an estimate of trips that is as accurate as possible.
The California Environmental Quality Act (CEQA) requires that all actions
associated with a project be considered as a whole to fully disclose the project's
impact on the environment. CEQA discourages piecemealing of a project.
107
COMMENT NO. 7J
DISCOUNT STORES ==
. DISCOUNT PROPERTY VALUES!
-
The re-zoning of the Employment Park on East 'H' Street and Paseo
Del Rey requested by McMillan in order to allow K-Mart. Price
Club. and Home Depot to locate there will mean INCREASED:
-
-
. traffic -- 7 days a week, 7:00 a.m. to 10:00 p.m. on 'H'
(45,000 auto trips/day in addition to the already
existing 50,000 trips/day)
. traffic lights (11-12 lights between 805 and Otay Lakes Rd)
-
. traffic accidents
-
. air pollution
-
. noise
. crime, vandalism and auto theft
-
. litter and graffiti
IF YOU DON'T WANT THIS TO HAPPEN IN YOUR AREA, IT'S IMPORTANT TO:
-
-'Attend the final public review of the draft Environmental
Impact Report on September 9th at 7:00 p.m.
C.V. Council Chambers
276 Fourth Avenue (4th and F), C.V.
-
-and-
-
"Send the tear-off at the bottom of this flyer or your
comments on separate paper by Tuesday. Sept. 8th, to:
City of C.V. Community Development Dept.
276 Fourth Ave, Chula Vista, CA 91910
-
Although
shopper,
on 'H'.
DrO'Perty
these stores may seem like a convenience to you, the
consider the impact on you, the homeowner and traveler
Your failure to act now can mean the lowerin<< of your
value as well as the Quality of your nei<<hborhood.
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For more information, call 482-1072, or 482-2628, or 421-3489.
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Comment Form
Name
-
SEE ATTACHED
Address
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature
-
-
'/J 'i~ - . /~ Ll. Dr I ^
Name CJS6,~: LA- TtfEJ-( f.Ue t --y \ I~ 1\
Address L Z t ;'
I am OPPOSED to the ing of
Commercial Center on Eas Paseo
t{-fL{CA Vt;'A CA
,I '
the Rancho Del Rey
del Rey.
q/s
/i'~},~r
-~t"
Comment Form
Name 1Ift/t(c) ~Jtfre p ((') If) ()C. Fe'/-- u ED'&-
Address (OiL~( 1-) f&-4Y /\ h--I I(:--~;/. J
.~ (2--[.-2---- .../
~~OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial cente~ on East 'H' ~a()~
S1gnature 'Y\A..
J1/th~ d9~~Ld'c/
t.:":.=::::=:.::.=.=...:::~t""_~.:.-
For more information, ~all 482-1072. or 482-2628. or 421-3489.
-------------------------------------------------~~--------------
Comment Form
r-",
Name UbU:,~S A-NO SE'-{ M()4~ wE LSS,€>6RJ?r
Address ~A CV, CA- QL<tlo-6ftf
I'am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature ~ ~\~\~^ '~W~
iI
.L_~
-----------------------------------------------------------------
--r- \ /J Comment Form
Name :J arLtt- 7(;1 f
Address C~ V.
I am OPPOSED to the proposed re-zoning of
Commercial Center on East 'H' Stree\L:':d Paseo
Signature ~
{J( ~ IAIJU.. eCl1..-ltol 9'-4-92- -k> 5~ ~ CAx:Ul. 7~ {.Je.n,-- (~
Jut
the Rancho Del Rey
del Rey.
i
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Name
'}')!77/
!/q/O
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I am OPPOSED to the proposed re-zoning
Commercial Center on East tH' Stre
the Rancho Del Rey
c;iel Rey.
-
Signature
-
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-- - - - - - - - - - - - - - - -.. - - - - - - - - -- - -- -- - - -- - -- -- - - - - - - -. - -- - -- -- --.--- ---
Name ~ ::0-mm~~~ !:Jjt
Address ~h: -Jf-- ~ ~_ ~~
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'R' ~;~ee: a~d ~o del-Hey,
Signature ~J4e4J ~~~
/
___ __ _ _ __ _ __ _ _ __ ~ _._ ,,__ _ "'-' _...-' c.:.,.;.4 --.- -__ __ ---- -- - -.- -- - .... --
Comment Form
-
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Name
-
Rancho Del Rey
Rey.
-
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-
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Name
C:__, \/.
/I'~ --'
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I.li
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Comment Form
\
,(
Address
I am OPPOSED to the pro osed re-zo
Commercial Center on Eaa;SH :, Str,eet an
L!" .r-
. 'r: 1:'
SIgnature" - ~ 'of/.:
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Rey. Jl:;.
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Comment Form
\
I am OPPOSED to the proposed re-zo ing of
Commercial Center on Ea~treet a d
Signature~~
rJ .... .. (
L~~'---
E.\Y\\LID
Name-fV\ R, ~
Address
D
'4
the Rancho Del
de~~
''U~
Rey
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COh1JD.ent Form
NameA1~s i 0- 0 U
Address \ ~ _ G'tV, 17 - 41 I /
I am OPPOSED to the proposed re-zoning of.---.the Rancho Del Rey
Commercial cente~ on E~ast "'~>'~~'_~~",e",t "~,n,d ~~,~;/'l ,Rey,
S~gna_tu 4:(~k:r~~
(/ I ' .
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Comuent Form
Name (h'vl;?~ ~~~~\,..":.:..-;(
Add re s s <:::.- . "'-.0
S\'\t<:
I am OPPOSED to the prop~sed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey,
Signature ,~-,
/~ . ,,/------
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-------------------------------------
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Comment Form
Name -UJJ/(,a-rn J:" i .{1/lCe. KIs.Sd.'r1~
Address-------'"
I am OPPOSED to the proposed re-zoning of the Rancho Del R _
Commercial Center on East 'H' Street and Paseo del Rey.~~~e~}/O~
Signature ~&.~
/~~~~ ~~ ~ e~ ~~ ler74 .a-,.~ fu,u....,"w~ ~~';"r.-
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Address
Comment Form )
~
-
Name
Ctfvcl (/(5 ~ Q4- 9/9/)
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Streey, :'d~e~. _
Signature ~( ;( J G-~
-
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Sa~ -<- J-~k D, 1))~'lQ,{J
Name - CJuiL.- l/cil:tL 2fCllj
Address
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
. 1 Center on East 'H' ~tree. and Paseo del Rey.
CommerCIa ,tl . ~,!x-J'~
Signature qc vr /' d
-
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mment Fom
Name \'. t)Rb~ -
Address (
-
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-
I am OPPOSED to the proposed r -
Commercial Center on East 'H' Stre t
Signature
the Rancho Del Rey
del Rey.
-
-
-
Comment Form
Name MAIJr2\GlO ~ 6QE60e.
Address~C~4\\.H?1AJ ~lqlo "'i~
I am OPPOSED to the proposed re-zoning of
Commercial Center on East 'R' Street ~p.aass~o
Signature ~
..::::::-----
the Rancho Del Rey
del Rey.
------------------------------------'
Comment Form
Name
t
"~'"
'f
.l
Address
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East tH' ~treet and Paseo del Rey.
Signature If)~ /fAir.
~ u~,.( -'7}<i~--'-n~~_~~<h~C?M.M dd ~
~..d ~ fad 11-1 +'#. ~ ~;t'k:~.
~P0d4/~ ~~. dW{lik~/~-I..dV'
--~--------------------
~ Comment Form
N ame ~.U_J,1) ( Ab~rr({) VY7 hE .~ eft
Address_~l/f q[~ 10 J
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East ~ Street ~!rseo del Hey.,
Signature Lll/Lfi-€ ~ft,-WlJ-'l1
----------------------~------------------------------------
Comment Form
Name
t/./)!/5 nJUe
6/i()/~~l!-
Address
C',v
I ~m OPPOSED to the proposed re-zoning of the Rancho
Commerclal Center on East 'R~)'tr~ and ~eo de~.
Signature~~ i?~~ ~
(
Del Rey
Name
OA p(/~rE
-
-
Address
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature (f) .A:-./~~-Y~
-
-
-
Comment Form
Name
ROC-to
ROHAN
-
Address
/15TII
,t
:<1It
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Pas~o del Rey.
).y, I' /J ,Ii;; , .---;;; ,
Signature /-',iCe, ({.L-t_ ../;t"~" ,-:';~<>,.k'J.., - '-
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Comment Form
Name ,~f\MP' ~ LUr? -
Address . CHd(,I] V ~:5t;[<l 'j i 9'.10
<-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
/1 4
Signature ~' d~ ,-~~
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Address
\.-!I<t
I am OPPOSED to the
Commercial Center on EastP(Ho~osed re-zoning of the Rantho
Street and Paseo d
~ n ~ 0 el Rey.
Signature l) v- U '.J... \. 0;."..". ~ -'
V \!:,.-r ~ . '
~\ <1\0
Del Rey
---------
Comment FOD!!
Name
Phyllla Ann Brooks
-3-- I~
Chula Vista, CA 91910
Address
I am
Commercial
OPPOSED to the proposed re-zoning of the Rancho Del
Center on East i'~' )t~e~~ a~J1. aseo :e~ ~Ie~. 1
Signature / -'/ Iii / /.z!..jiJ, fu c:J-{'J-i!~/
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Comment Form
Name~~~ ~ill.jCWIS ~hO(,()eow~
Address .' U VISta. ( qlCjIO
;;?~' ,.'----- . - - ~
I am OPPOSED to the proposed re-zoning of the Rancho D~~ Rey
Commercial Center on East tH' Street and Yaseo del Rey.
Signatur:J1dA1 . (j)
,W~~
Comment Form
Name
S',
Address
I am OPPOSED to the ~~gs~r,.rte-zoning of the "Ran:cb~' Del Rey
Commercial Center on East 'H' Street and Paseo del Rey."
Signature ~i~)3 ~. ~. I;~
./
- If. ~tuJ 1:,,- ex ifl:m
I
Address _
I am OPPOSED to the proposed re-zon"
Commercial Center on East 'H~S t 1ng of the Rancho
Signature ee an~e21delfReY.
( ~ ?dLaW
Name
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-
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Comment Form
-
Name /{~. ~ JI/'-f O..JC4-1?- j); -L-SL4-
Address_' C-tf 9/9/-6'
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature 7'r(!J' G. ~ C ""'4)
-
-
-
-
------------------------------------------------------------------
Comment Form
Name ~/V\N ~/\A,t-L_i.<:J_eV\)
Address
-
t/(/
,,'
1/Ct/o
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey\
(I i
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-
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-----------------------------------------------------------------
Comment Form
1
Name AI It/V C7'
"',/~
< Address
i)
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
,~0~ftf,~~.':j,}Commercial Center on East C H t Street and Paseo del Rey.
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Comment Form
Name
Address
\, L' .' '2" <:: eX,
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I am ~POSEQ to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
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Signature
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Name
Address
Comment
I am OPPOSED to the proposed r
Commercial Center on East tH' St e
Signature
Betty Bateman
I am vehemently opposed to turning
what was once a lovely, semi-pastoral
countrified environment into a
location of Strip-MalI-like
structures with their attendant
complica tions.
Please don't be greedy for the
quick "buck"......let us realise that
down the road someone needs to be
responsible for what kind of environment
we are creating.
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1719 Bristor Ct., Bonita, CA 91902
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Del Rey
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Comment Form
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Name t 411.'.'" "~. ".f'.a , ~'j t.
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Address~ ~ .,'~.,....,
I am OPPOSED to thefJro $ed re-zoning of the Rancho
Commercial Center on East · erre~nd~eo del Rey.
Signature. ~ .(1.. \,~ .'" ""lt4Jr--.....,..,...,....
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Name
Address
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature
Comment Form
Name~' ,
/) i /J r)0.,.,,~.' J t;:. ()/' /)/' /')
Address - -.. . (P f/ ,I ,,-t), (j (r-LU- 7- '1 U
I am OPPOSED to posed re-zoning Del Rey
Commercial Center on ~;ftreet
Signature tib,
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Comment Form
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Signature
the Rancho Del Rey
del Rey.
I am OPfOSED to the
Commercial Center on Eas
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Name t/L. i.J L ''"' I Iv J
Addr
Comment Form
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~~~am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East ~/~~et an1yas~J del Rey.
Signature ~~ 1!/ldtI~ ~
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Comment Form
Name )LI3.E'I<T() C NATI/f5 -
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Address ~LA f/~r,4~\-44 - tf;9/tJ
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I am OPPOSED to the proposed re-zoning of the
Commercial Center on East ~'H~J~~~ ~~s~~
Signature ;-~
Rancho Del Rey
Rey.
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Name
Comment Form
r!f /Je d J7 e A- 'X {!J 7~ C:'E /<...5
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Addres
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I am OPPOSED to the proposed re-zoning
Commercial Center on East 'H'
Signature
of the
Street and Paseo del
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Rancho
Rey.
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Del Rey
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Name
Address
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Commercial
Rancho Del Rey
Rey.
Signature
----------------------------
-----------
Comment Form
Name C;OJ\OS ~ D io:nu Ort-Ji
Address~ C-hw" VI'Soh CA CWIID
1#' ~. 'If " . '( , ~
~ am OPPOSED to the proposed re-zoning of the Ran~o Del Rey
Commercial Center on East - .~~tre t ~nd :aseo _ .- ,'Y. /
Signatur~ ~
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Name
o fJ-v~
Comment Form
;1;;:;c I U T T/
Address
'.
I am OPPOSED to the proposed re-zoning of the Rancho
Commercial Center on East tH' St t d Del Rey
/ire. a:; Paseo del Rey.
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Comment Form
Name
Addres
. Cl. re..
VU~ am OPPOSED to the proposed re-zoning of the Rantho Del Rey
Com~er on East tH' Street and Paseo del Rey.
Signaturr4?)~O<-~
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-----------------------------------------------------------------
Comment Form
..
Name
BETTY BATEMAN
Address
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RnNT'T'A
CA
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91902
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East tH' Street and Paseo del Rey.
Signature ~d7"""-Ja...._'
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---------.--
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Comment Form
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ev
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the Rancho Del Rey
del Rey.
-
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Name
-
Address
-
I am OPPOSED to the proposed re-zoning of the
Commerc1al Center on East .~. Street and Paseo del
Signature (L~ S -= L--
Rancho Del Rey
Rey.
-
-
-
----------------------------------------.-------------------------
Comment Form
Name ;[--- E /V /YET /I /'1 r A L J;A ii.,
-
Address
-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature /1t~~N~ .f/n. Vt-4:~~
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September 5, 1992
City of Chula Vista
Council Chambers
276 Fourth Avenue
Chula Vista, Ca 91910
Attn: Community Development Dept.
To Whom It May Concern: t
We are opposed to/ t~e proposed re-zoning of the Rancho Del Rey Commercial
I
Center.9n---E8:si "H"/ Street and Paseo Del Rey.
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FerI].arido R. Castillo
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Heidrun M. Castillo
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'Miguel R. Castillo
94l;;i 4h f'tta
Christina .Castillo
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Name Thomas + });'noraA (;oslC(.
Address Chu/a J1:sfa.
I ~m OPPOSED to the proposed re-zoning of the Rancho Del Rey
CommercIal Center on East 'H' Street and Paseo del Rey.
Signature ryr).,=~ 6zh
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Comment Form
Name ~
Address
-
CVtA- J{;rn ('1/ ';"/0
,
-
I am OPPOSED to
Commercial Center on
Del Rey
-
Signature
-
AV~' more information, call 482-1U7~, or ~w_ _
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Comment Form
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Name
; I fk
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,--
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,DC G'v i I /.,.
a fCle'~
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Address
I am OPPOSED to
Commercial Center on
the proposed re-zoning of
East 'H' Street and P~seo
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the Rancho Del Rey
del Rey.
-
Signature
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/ Comment Form
Name /~;e ~ jvf~s AE/TI-I ~LstP.-'I/
Address~.c/h I Odtl.L'r9 1/57-1 U/j 0f?P
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-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial cente~ on East '~' Street and pas01 Rey. ~' _
S,gnature K~ ~ 1'\~/)2/,z-.J
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Name ~~~ W 0;;;~
Address I ~:,,'7Vrd::<-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East '(t~r~:~nd ~a70 %nR;~~/,
Signature ~ UJ ~
------------------------------------------~~-~;-;~~--~;---------
Comment Form
Name -~
Address '- ~~, 9/9402..-
. /
to the proposed re-zoning of the Rancho Del Rey
on East 'H' Street and Paseo del Rey.
Signature ~~. ~):. -yq;~~.-"
-------------------~--~--~.~-
Name
Address
C#,VI..A- i!t r,14 9/ Iii
..;;
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature
-------------------------------------
----------- -------------- - -- - ---
Comment Form
. Name GO..ry Q.(,J HeJen Ph j 11'ls
_ i,) '1.-.;;"
Address~J:.- .1.,'-
(-'f'" t If:) i i',
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I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Stre~t an? Pa~e? ~e~ Rey.
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Signature ,",:,,-/<.,. /'--' '~/ '. ;' /:':.. j"7 /
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Name
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I am OPPOSED to proposed re-zoning of the
Commej:c1al OOit::g::t:::to/;:~::;~:
Rancho Del Rey
Rey.
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------~--------------------
Name
J A-H ~S
Comment Form
-p CuJ211s /BET7Y
I
C UR'f1s.
-
Address
wr A~E
~~ OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
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Signature .. ''''"'-'-'- . t'..u.~ /~,( ~ U"t:.J/
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Name
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Address
I am OPPOSED to
Commercial Center on
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proposed re-zoning
d 'H~_~treet
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-----
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the Rancho Del Rey
del Rey.
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---------------------
--------------------------------------------
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Comment Form
Name Yj~^ l,..tL 1) E. cS' A) / [J/::/C"
Address /_77__' "_I ~
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Ii:: l 'I l-r / ,~ j J:t--2~/
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
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Name
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Address
1 am OPPOSED to the proposad
Commercial Center on East tH' St
Rancho Del Rey
Rey.
_ _ _ _ _ _ _ _ _ _ __ _ _ _ ___~_~T';"':;'_"":" -:":".,'__'_'_
Comment Form
NameAl/F~EOO g. St-J ~tQUt:Z-
Address OA \ rtj~ti\ LA
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Signature
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the Rancho
del Rey.
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Vt ~Th cA
De I Re';1 \ q (b
lam OPPOSED to the proposed re-zoning of
Commercial Center on East t , Street and Paseo
-----------------------------------------------------------------
Comment Form
Name G~-me/J~~.~il
Address Au l~ / SfCL ,
.
{!'19 9/e; /0
-.
1 am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East tH' Street and Paseo del Rey.
Signatur~~/Aff"JT}/rU~~
-------------------------------------------------------
Comment Form
Name ~$~241 '> 'Z/X'~
Address _ .' ~ cJ, / C:A~ ff~/I - _/ L/
I am OPPOSED to
Commercial Center on
Del Rey
'-----"
Name
Comment Form
.-:1t-oMM t 5<<r,4-tV ~
.
Address
~
C V........,f1! Sjlu
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I am OPPOSED to the proposed re-zoning of the
Commercial Center on East tH.I~reet ~~aBe~~
Signature ~ ~
Rancho Del Rey
ReY'_4 /,1_ ,-
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Comment Form
Name D 0 AI A L I) - F V; Jd /9..,,, Y 1+ >;;/<!- d V,-t,i"-S
Address /Ie/LA/V; r7J::l (,4
-
9 /9/0
-
I am OPPOSED to the proposed re-zoning
Commercial Center on East t , Street and
Signature
the Rancho Del Rey
del Rey.
-
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Comment Form
..-..------------..---- --
Name 11110T!li.J S'oRR~1<. ,II}.!/)
Addres_
CLtZABt.Tfj C. 5oR./3cJ?.
't
Cdl/LA- VI'5>! A, C4 9/.:7/0 -71 '7"0
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I am OPPOSED to the proposed re-zoning of the Rancho Del
Commercial Center on East 'H' Street and Paseo del Rey.
Signature 't~~ ~~'t .J- (,(I'JtJ~, t
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Rey
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Comment Form
Name
-
Address
~ ~OPPo~F.n
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Commerc~al Center
-0
-
Signatu
to the proposed re-zoning of the
on East 'H' Street and Paseo del
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Rancho Del Rey
Rey.
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Name ~f~ fh It Iff EuJ~
Address~ -.elV,
919 (;D
I am OPPOSED to the propoied re-zoning
Commercial Center on East 'H' treet and Pa
the Ranch~Del Rey
-.- -------- ------ -------------------------
Comment Form ---------------------
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ELSA
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Name
Address
Chvl" V,<-
q 1'110
I am OPPOSED to the proposed
Commercial Center on East 'H' re-zoning of the Rancho Del Rey
Street and Paseo d 1
e Rey.
Signature W~uOo h("J
-------------------------------.----------------------------------
Comment Form
Name
I '-r'- ~/ I /'..... -~-'
.
Address
, ,
I am OPPOSED to the propos.~d re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street andPaseo del Rey.
Signature
~---------
------ --------------~----------
Comment Form
Name
i1;) !~ t:'
~~
"../ L~- ~. ,rf-.~';:.R~
Address r/'Ii ~/~' /,:
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..... "!:T' i.:'
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I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'Hir,Street and Paseo del Rey.
Signature
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Comme 11 t t' 0 J.'m
Name ~
Addres ()
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.
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East~~H' Str~et and P~. seo del R~Y;J.
Signature _dfUAJ tl. _~
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Name
Form
-
Address
-
I am OPPOSED to the proposed re-zoning' f the Rancho Del Rey
Commercial cente~ on East~' , Stree( t~paseo del Rey.
SIgnature ~(1~~
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-
Comment Form
-
Name
,'.-'J
.07 uc 1-1, i E M i J<) ()
i-I c S 1-1 .J
Addre ss ................ (J N i../ '" /-J U' S I~ t1 I ( JJ
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I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature c:j2~ 1../, /d.o" {~
C~ ?7Z i i~. //('0 ,;2.-- /~
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Name. rm . -----..._....M.._____
Address
I ~m OPPOSED to the proposed re-zoning of the RanchoT~el Re
Commerc1al Center on East 'H' Street and paseo~eY. y
Signature~~/;tJ. ~
-
-
-
-
Comment Form
Name
..
Address
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East CH~treet an,d Paseo del Rey.
Signature .r:!LPL.4 /~_;:; >-
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Name / J/, v, n r:'. ~/('.I><
Address
I am OPPOSED to the proposed re-zo ,-
Commercial Center on East 'H' St t n1n of the Rancho
(' ree ava,~ s, e , ey.
Signature ~~ /
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<', ir
Del Rey
~
-------------------------.----------------
--------- Comment Form
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N ~ ,dA~W ,:)\ \
ame ()
Address ' ."
,/?
I, am OPPOSED to the proposed~r-zon\1ing ~f. he
'H' St/I't nd P seo Cie
Commercial Center on East r a \ i
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Signature ! .
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Rey
-----------------------------------------------------------------
~omment Form
Name
LEe t-~
~
T- l<.J ~<\J 0 V-)~) kJ
\ <.._ _L'(
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Address
(,'~ '('I A
'--r,-
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' St~~et a:;d Pa~ del Rey,~
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S i g n a t u r e /-{.,(~ 'i. ,,-___-V(./Ai.L/:..UJ. \ V(
Name "--/&~ct J · Ve s R. d)' ~e/p-f:"
,
~ --I. C. '1" 'j'(f d.
Address~~...-{tl, .
I am OPPOSED to the proposed re-zoning of the R~ncho Del Rey
Commercial Center on East ' , treet a P seo del Rey.
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Comment Form
Name ~rf'YJ L,:';-+k-fo~
Address Chuld\~~sf-k. 9/'1/0
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature .~1f~ a;;J!/,;/tJ-A _
-
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-----------------------------------------------------------------
-
Name
-
I am OPPOSED to the proposed
Commercial Center on East
Signatur.e
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re-zon~ng of the
. H~~s.e:del
-
Rancho Del Rey
Rey.
-
-
-----------------------------------------------------------------
-
Comment Form
Name .J U ~ fJ 1..... U I). CuR- { ~ (
Address C-~ V
I am OPPOSED to th:~"~roposed re-zoning of tht
Commercial Center on East' Street'and Paseo del
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Signature /1/1 / /..// /;,1 (I _ ,'.
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Rancho Del Rey
Rey~_
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NameJ'{Jk;p
Form
Address
CI7
I am OPPOSED
Commercial Center
to the proposed re-zoning of the
on East 'H' Street and Paseo del
{)<<.i~ J(~
Rancho Del Rey
Rey.
Signature
-----------------------------------------------------------------
Name
" ,"',.t.1\lil
Address
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and paseo del Rey.
~fJJwrf- Signature cJ 1ItJ- 7wA!~
--,--~.-- ----.-----------
-------------------
Name
Comment Form
(~Lj)~
cl!u'[4- VIJ71T---
Address
I am OPPOSED to the proposed re-zoning of the
Commercial Center on East 'H' Str~l~ an~Z~seo,d I
Signature ~~
-----------------------------------------------------------------
Comment Form
Name /L~Mo/ E /'?O,2/Pc.--c=--, r
Address
I am OPPOSED to the proposed re-zoning of the
Commercial Center on East 'H' Str~et and:;zPaseo del
// / /'
Signature --~r-Y .~~., -,
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.
Rancho Del Rey
Rey.
-----------------------
pomment Form
Name i?l (,. f4 A tl1J L .ei? t T l~
Addres UtA VISI~l, CA q \q to
l..<,
.
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signa~Ure ~ ~11ad L, C~1~
...---
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-
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Comment Form
Name 111<.,1 HRS. OS-CI9-1<.. f?, f372./tVcJ
~) 1+ V (..........11.. C'J;', C7'1wr/U-7Q'lCJ
Address lr I,) In 7i ( (.)
I am OPPOSED to, the proposed re-zoning of the
Commercial Center on East 'H' Street and Paseo del
Signature (j;~ 1<., J5-wvtrz;--
J/J;~C'L- ~ LA--
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RancHo Del Rey
Rey.
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Name
.jinment F\
-
-
Address
I am OPPOSED
Commercial Center
the proposed re-zoning of the Ranc~o Del Rey
East 'H' Street ang ~ase~ del Rey.
Signature ,;/LteJi~' (Z~~'j~
i 37 { (3 ~--e 9--d-ld~ ~7
eI~t{j{t( 9/~4~t0:3t:'
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/ Comment Form
Name !;>+L j v .s:..~t:::.-
- I
Addres
I ~m 9PPQ~~D to the pro osed _ .
Commerc1al~en~~er on East 'H~ St re zon1ng of the Rancho Del Rey
) reet ~~d Paseo del Rey. - -,
Signature s-::~~ /-';} \-2- A.;/<{.~-:; /
'-- /;' ~' . / ,~- ~.. CJ<.._-
-
-
------------------------- .~----------------------------~.~-------
Comm~nt Form
Name
-l ~ D IN\a..S G-. ;0 I'I]Pr q't1 rI
L Idle, S_ 'ji;r/}-f--
Address
I am OPPOSED to the propo~ed re-zoning of the Rancho Del Rey
Commercial Center on East 'H' Street and Paseo del Rey.
Signature --r7AAV./~ h .--z;:;~
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Comment Form
Name ;v(J: f I1rs- GJ Goreck/
Address ) C ~ Cj /9 10
I am OPPOSED to the proposed re-zoning of the Rancho Del Rey
Commercial Center on East ,~t and Paseo de: Rey.
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77) RESPONSE:
The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been incorporated
into the Final EIR for the record and will be considered by the Planning Commission
and City Council in their deliberation over the project. As this comment raises no
environmental issues that have not been considered in the Draft EIR and makes no
comment on the adequacy of the information provided in the Draft EIR, no further
response is provided in the Final EIR.
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COMMENT NO. 78
September 22, 1992
councilman Jerry Rindone
City of Chula vista
246 Fourth Ave.
Chula vista, CA 92010
CERTIFIED MAIL
Re: REZONING OF H ST TO CREATE RANCHO DEL REY COMMERCIAL CENTER
Dear Councilman Rindone:
The draft Environmental Impact Report ("EIR") for the proposed
Rancho del Rey Commercial Center clearly demonstrates the dramatic
consequences this project would have on what is now a middle to
upper middle-class neighborhood. Nonetheless, the EIR still fails
to give the full picture of the effect rezoning and the prospective
project would have on the surrounding community.
LEGAL CONSIDERATIONS OF THE EIR:
The lure of easy revenue for the City of Chula vista should be
thoroughly investigated by the council before a vote is taken. The
"down market" shopping magnets (K-Mart and Price Club) proposed for
this project are high candidates for bringing increased crime and
vandalism to the area neighborhoods. In addition, the EIR clearly
states that there will be an increase in traffic and pollution
which will have a detrimental effect on the adjacent communities.
78.1
The planning commission and the council must fully understand
the purpose of the California Environmental Quality Act ["CEQA"]
(and National Environmental policy Act) before voting on this
project. The California Legislature has declared that a primary
purpose of CEQA is to provide, "... a decent home and satisfying
living environment for every Californian." (Pub. Resources Code
section 2100(g)). It is the policy of the state "to ensure that
the long-term protection of the environment, consistent with the
provisions of a decent home and suitable living environment for
every Californian, shall be the quidinq criterion in Dublic
decisions." (Pub. Resources Code Statute section 21001(d)).
Furthermore, "... a sui table living environment for every California
family is a priori tv of the hiqhest order". (Gov. Code section
65580(a)j Buena Vista Gardens Apartments Association v. citv of San
Dieqo Planninq Department, (1985) 175 Cal.App.3d 289, 295).
Although the law clearly holds that the planning commission
and the Chula vista City Council must pay attention to the basic
policy mentioned above, it was apparent from recent hearings
regarding the proposed commercial center that the planning
commission have asked few, if any, of the serious questions which
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should be raised and addressed. This gives the impression that the
applicant already has the blessing of the Chula Vista City Council 711.~
despite the highly negative impact this project will have on
surrounding communities.
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The planning commission and the Chula Vista City council must
justify, if there is justification, destroying the air quality and
the aesthetically, culturally pleasing and healthful environment of
the adjacent residential community through the introduction and 78.3
attraction of additional and unnecessary traffic, noise, air
pollution, graffiti and vagrancy. The Environmental Qualitv Act
section 21001(b) provides in part that it is necessary that the
local governments:
"(b) Take all action necessary to provide the people of this
state with clean air and water...and freedom from excessive
noise."
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THE EIR STATES THAT THERE WILL BE SIGNIFICANT ENVIRONMENTAL IMPACT
ON SURROUNDING NEIGHBORHOODS:
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The impact of the proposed rezoning will be a nightmare to the
residents near to the project and will have a significant impact on
all neighborhoods along the "H st." corridor. The EIR states that
San Diego County already exceeds both federal and state standards
for smog concentrations. It reports that, despite mitigation
(which will be addressed later in this letter):
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...unavoidable adverse impacts to air quality are anticipated
to occur as a result of project implementation. This pollutant
load would exceed the suggested SCAQMD threshold criteria for
Carbon Monoxide, Nitrogen oxides, and Reactive Hydrocarbons
and is expected to have an unavoidable significant impact upon
ambient air quality both on an individual and cumulative
level. (3.3-16)
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. . . The project would contribute to the siqnificant deqradation
of local ambient air .quality and cumulative degradation of
regional air quality due to increased vehicle
emissions...(3.3-18)
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The above impact will be felt even with mitigation! However,
when one sees what mitigation is proposed, it becomes obvious that
the real impact of the increased traffic and pollution will be much
worse.
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The report suggests mitigation take the form of bicycle racks
at the proposed stores and by adding bus stops for alternative
transportation. A "reality check" by the authors of the report 78.4
was clearly missing. McMillin is proposing putting in a HOME DEPOT
and a PRICE CLUB, both known for consumer purchases in bulk and
large quantities. It is highly doubtful, especially with hills to
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the south and east, that someone is going to peddle down on their
bike to get a 2'x 6' for his home or ten cases of coke from Price
Club. The same scenario applies for the use of buses. Obviously,
these stores will be primarily reached by cars and trucks. The
proposed mitigation fails dismally to take into account the nature
of the stores at the site hence the projected air pollution will,
in reality, be much worse.
Another proposed idea for mitigation is that the applicant
(McMillin) will be distributing "educational material" to all
homeowners in Rancho del Rey regarding energy conservation, public
transit and bicycle routes. ThIs is mitigation? The homeowners in
Rancho del Rey are not the only neighborhoods impacted by this
project yet they are the ones expected to take the bus and ride
bicycles so that other shoppers can come from National city, San
Ysidro, etc. to K-Mart and Price Club. Again, the EIR fails to
truly mitigate a serious problem created by the proposed project.
In reality, Chula Vista residents expect their leaders to be
educated about energy conservation, air quality rights,
transportation problems, etc. so that their leaders can make
educated decisions for the welfare of their constituents. These
same constituents believe that the Chula Vista City Council should
act on behalf of the neighborhoods who pay both property taxes and
in some cases, mallo roos, for the benefit of living in this
relatively unpolluted neighborhood.
These constituents deserve the environment they believed they
were acquiring when they bought into the area. The community was
told that their neighbor would be a relatively low environmental 711.5
impact "Business Park", not a major shopping center complete with
intensity lights, traffic, noise, air pollution and vandalism.
The EIR doesn't stop with the impact on air quality. It
states that the project will have the following impact on
surrounding neighborhoods:
"Significant view, aesthetic, light and glare impacts to 711 6
surrounding residences would result from the proposed ·
project."
"...the project would aggravate existing noise impacts
identified for existing conditions....no feasible mitigation
is currently available to reduce impacts resulting from the
projects contribution to existing significant noise
impacts.... (3.4-9)
THE EIR'S STATES THAT TRAFFIC WILL INCREASE OVER 286%:
A significant part of the EIR is dedicated to demonstrating
that, with "mitigation", there will be no significant impact to
traffic in the area. This is a questionable conclusion when the
3
Mitigation of this increase comes in the form of nine
significant traffic alterations, including added traffic lights,
more turn lanes and the funneling of traffic through unsuspecting
neighborhoods. This mitigation is just a disguise for burdening
other areas. Paseo Del Rey goes through a very quiet
neighborhood. Children cross it to play in a nearby park.
However, the street will now become a major thoroughfare for
traffic to K-Mart and Price Club. The report fails to address the
traffic safety for the neighborhoods effected by these changes.
The true effect of the proposed project on the traffic in the
area is that the commute down H st. to 805 will be extremely slow 7.. ..
due to not only increased traffic, but the added traffic lights and ·
other "mitigation" techniques the applicant will have to use to
control an already dense traffic zone.
EIR clearly states that the traffic will increase 236% over the
previously approved plan. (3.6-19)
THE EIR FAILS TO DEMONSTRATE THE CUMULATIVE EFFECT ON OTHER
REGIONAL PROJECTS:
The EIR fails to show what will happen when the largest magnet
for the Terra Nova shopping center, HOME DEPOT, moves out. What
cost will this move have to these commercial centers? It also
fails to address the effect on the Bonita Pointe shopping center.
Furthermore, Chula Vista Shopping Center, also on H st., has a high
vacancy rate. The EIR fails to address whether this existing
shopping center will be in direct competition with the proposed
stores at the Rancho del Rey Commercial Center.
In addition, the EIR<doesn I t address the proposed housing
development which will sit directly across from the proposed
project on H st. and Paseo Del Rey. This housing project will also
burden the street, will be effected by the increased traffic, will
add to the traffic and will be significantly impacted by the
proposed site.
The failure of the EIR to address these impacts is important.
The City would be justified in refusing to permit the development
of the Rancho del Rey Commercial Center in. order to encourage the
success of the development of other, already approved,
developments. (Jacobs. Visconsi & Jacobs Co. v. city of Lawrence
(Kansas 1989) 715 F.Supp. 1000). The Environmental Regulations
mandate that an EIR must consider the effects of past projects,
future projects and the effects of other current projects. The
subject EIR fails to do this adequately.
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ALTERNATIVES MAY PROVIDE A COMPROMISE BETWEEN THE COMMUNITY AND THE
DEVELOPER:
The EIR must consider alternatives and their impact. In the
subject EIR, Reduced Scale Alternative (One Major Use), appears to
give grounds for a compromise between the community and the
developer. This Alternative is actually beneficial to the
community because it would:
1) Reduce overall impacts to air quality.
2) Noise impacts would be less than identified with the
proposed project.
3) The "Reduced Scale" alternative would result in a slightly
less, although overall positive fiscal impact on the City of
Chula vista and no significant adverse impacts have been
identified.
4) Traffic impacts associated with this alternative would be
less by approximately 61%, a significant decrease from the
proposed commercial park.
Granted that Alternative One will not provide the fiscal
benefit of the proposed project, but it would help to balance the
impact to the surrounding communi ties with a posi ti ve fiscal
benefit to the city. Alternative One should be given serious
consideration by the Chula Vista city council, if the council feels
compelled to grant any rezoning to the area.
Laurel Heiqhts Improvement Association of San Francisco. Inc.
v. Reqents of University of California, (19880 47 Cal.3d 376, 403-
404 requires that there be a discussion of alternatives.
Furthermore, a decision to reject alternatives must be supported by 78.12
recorded findings. (Public Resources Code Section 21081). A
discussion and serious consideration of Alternative A is crucial in
this instance, due to the high impact that this rezoning will have
on the community as a whole.
The Chula Vista city Council must remember that a whole new
community was built with homeowners purchasing their property under
the promise that the neighboring site would be a "Business Park".
The so-called business park would have offices, light industry,
etc. not K-Mart, Price Club and Horne Depot. The existing and newly
created communities of Bonita Encore, Rancho del Rey and East Lake
have middle class, property tax paying voters, who will probably
see their property values decrease because of the increased
traffic, pollution, noise, vandalism and intensity lighting which
this project will create if the Chula Vista City Council does not
act responsibly. These communities will be watching the council to
see whether the Chula Vista City Council will act responsibly to
their needs.
5
There is already concern on the part of the community due to
the admission of one of the members of the planning commission who
stated adamantly that he was good friends with the applicant,
McMillin, had gone to school with the McMillin sons and felt that
they were beyond reproach. It is doubtful that this member of the
planning commission can be objective. In the best interest of both
the applicant and the community, this planning commission member
should abstain from voting or risk that the vote be challenged in
toto on the basis of conflict.
The community simply asks that the Chula Vista City Council
not look at just the fiscal impact of this shopping center.
Recessions eventually end, but continued pollution and degradation
of a community does not when poor planning is allowed to control
its development. The communities along the "H st.1t corridor ask
that their council members read the EIR carefully and consider the
long term impact their decision will have on the residents it will
effect. Please vote no to the rezoning.
Yours Sincerely,
-1$:lf!: Braga
Attorney at Law
CHULA VISTA RESIDENTS
FOR RESPONSIBLE PLANNING
cc Chula Vista Star
San Diego Union-Tribune
APCD & CEQA
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78) RESPONSE: Please note that this comment was received on September 24, 1992,
beyond the close of the public review period for the EIR (September 9, 1992).
However, responses are provided for informational purposes.
78.1) The Chula Vista Police Department has reviewed the subject project and determined
that additional staffing will not be required at this time. The Police Department has
indicated that staffing, as determined on a city-wide basis, adequately serves the site
for the uses proposed. However, staffing levels may be adjusted in the future based
on regional growth in the projeCt area to meet the changing needs of the whole
community, not just this project. Additionally, as stated in the Draft EIR, the Police
Department will be involved in the design review process and will have the
opportunity to review the site plans for each building to determine and impose
. specific requirements that will enhance safety on the site.
Traffic impacts are documented in the Draft EIR, section 3.6.
78.2) The Planning Commission and City Council for the City of Chula Vista are fully
aware of the requirements of the California Environmental Quality Act and carefully
consider each project's impacts prior to taking action on an application.
78.3) Significant unmitigable impacts have been identified for air quality and noise. With
implementation of the proposed mitigation measures, all other impacts would be
mitigated to less than significant levels. However, if the City Council approves the
project, they must adopt a Statement of Overriding Considerations. Section 15093
of the Guidelines for Implementation of the California Environmental Quality Act,
specifically states that the decision makers must balance the benefits of a proposed
project against its unavoidable environmental risks. Adverse environmental effects
of a proposed project may be considered "acceptable" if the benefits of the project
outweigh the unavoidable adverse effects. This EIR concludes that the proposed
project poses unavoidable incremental impacts on existing significant air quality and
noise impacts. This EIR also concludes that Reduced Scale Alternatives 1 and 2
would also result in similar unavoidable impacts. Consequently the City Council will
be required to adopt a Statement of Overriding Considerations if it determines to
approve any of those three alternatives. That Statement of Overriding
Considerations must define the Council's reason for approving a project with
resultant significant air quality and noise impacts.
78.4) The mitigation measures proposed to reduce air quality impacts are included in the
EIR at the recommendation of the South Coast Air Quality Management District
and are considered to be feasible. Please note that even with implementation of
these measures, impacts of the project on air quality remain significant.
148
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78.5) The Draft EIR indicates that even in the existing condition, regional air pollutants
exceed acceptable levels. The project's impact to air quality, when considered alone
are not significant. However, when considered in the regional context, said impacts
are significant and unmitigable.
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78.6) The impacts to view and aesthetic resources, as well as light and glare impacts are
reduced to less than significant levels upon implementation of the proposed
mitigation measures listed in the Draft EIR.
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78.7) Current levels of daily traffic activity range from 52,000 to 34,000 west of the project
site on East H Street and 25,000 to 18,000 east of the project site on East H Street.
Upon completion of the proposed project, it has been estimated through
transportation model evaluation that these volumes will increase by approximately
20 percent to the west of the project site and 35 percent to the east of the project
site.
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Based on the traffic analysis included in the DEIR, it was determined that, although
the project represents in increase in average daily trips, a number of other factors
will influence traffic operations on East H Street as identified below:
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Lower AM peak hour traffic activity due to the elimination of
most of the employment center trips;
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Increase in PM peak hour traffic activity as a result of the
Commercial Center project;
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All study area intersections will operate at LOS D or better
during the AM and PM peak hours with project mitigation
measures in place; "
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Weekday and weekend traffic aCtIvIty will extend to
approximately 10:00 PM with the proposed Commercial Center
project; and
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The Commercial Center traffic will also occur on weekends as
compared to the Employment Center use which would primarily
be limited to weekday use.
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A current version of the City accepted regional travel forecasting model as provided
by SANDAG was utilized for this project. In addition, standard analysis
methodologies and techniques were used as described in Chapter 2 of the Traffic
Impact Analysis Technical Report. These methodologies and techniques are
recommended for all analyses of the impacts of future development projects by the
City of Chula Vista. The following excerpt from the Traffic Impact Analysis
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Technical Report (Chapter 8, page 8) provides some explanation of model behavior
as it relates to this project:
"...this project results in an increase in daily trip generation from the project site
of approximately 35,672 (for the Buildout condition) daily trips. This additional
traffic represents an increase of approximately 384% over the previously approved
value of 9, 280 trips under the Rancho del Rey SPA I. The impact of an
additional 35,672 trips on this segment of East H Street as well as the entire
Eastern Chula Vista circulation network was anticipated to be significant.
However, the travel forecast model that was used to define future travel
conditions in Eastern Chula Vista for this project indicates a more balanced
condition in this region of Chula Vista in terms of productions and attractions.
The previous use for the site consisted of single family residences (16 units), light
industry employment park (70 acres), and a neighborhood park (4 acres). The
change in land use from a mixed use residential/light industrial center to a
commercial center has resulted in a different set of travel patterns in this region
of Chula Vista. The heavy concentration of residential units in Eastern Chula
Vista which produce high levels of daily trip activities were attracted to this site
to satisfy a large number of shopping related trips that are projected to occur on
a daily basis. Plus, this proposed commercial center assisted in reducing the
longer employment type trip associated with the previously approved project for
the site and substitutes those longer employment trips with shorter, local, shopping
related trips. The substitution of these shorter trips resulted in travel patterns
creating balanced network volumes in Eastern Chula Vista and a retention of a
significantly higher portion of local trips than previously forecasted."
78.8) All signals on East H Street are currently connected to a central master signal
control system. The traffic control system has the capacity of providing
coordinating more than 300 traffic signals. At the present time, there are 103
signals in the system. Thus, all existing and project proposed signals (as
shown on Exhibit 1) will be interconnected and will provide coordination on
East H Street, thereby reducing delay caused by additional signals. It should
be noted that only one additional signal, beyond what would be required with
buildout of the Transportation Phasing Plan would be required by the project.
78.9) In response to this comment and other questions regarding potential impacts
to existing businesses and total taxable sales within the City of Chula Vista,
an economic impact analysis was performed. The study addresses local
community concerns relating to the economic impacts of the proposed project
upon the existing retail establishments within the City of Chula Vista. This
analysis studies the net impact of the project and accounts for loss of sales
that would take place in other areas of the City. The study generally
concludes that when the loss of sales due to the project are accounted for, the
impact of the project is still positive (net revenues are approximately one
150
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million dollars per year). Additionally, the study concludes that no significant
impacts to existing business to the point where there would be blighted
conditions through economic dislocation, deterioration or disuse, would result
from implementation of the project.
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78.10) The traffic study does take into account the proposed senior housing project
to be located on the south side of East "H" Street. This project was coded
into the Traffic Analysis Zone prior to running the impact model for the
project.
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78.11) A complete discussion of cumulative impacts, in accordance with the
requirements of the California Environmental Quality Act, Guidelines Section
15130, subd. (a), is provided in the Draft EIR, section 5.0. With regard to
cumulative traffic impacts, the issue of adequate roadway capacity for all
proposed and future projects, whether or not their status is certain enough to
be considered in this EIR, in addition to the previously approved projects,
prior to construction of SR-125, is being addressed in a study which is
currently being conducted by HNTB for the Engineering Division, which is
intended to develop an implementation and financing plan for an interim SR-
125 facility. Any project which is approved prior to completion of this study
will be conditioned in such a manner that the timing and/or phasing of the
project can be adjusted in accordance with the results of that study. If such
timing or phasing presents any critical problems, the City reserves the right
to withhold the issuance of building permits.
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78.12) Findings will be adopted concurrent with the approval of any project analyzed
in this EIR. See response to comment number 78.3.
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78.13) The City of Chula Vista appreciates input on the Rancho del Rey Commercial
Center. This comment expressing opposition to the project has been
incorporated into the Final EIR for the record and will be considered by the
Planning Commission and City Council in their deliberation over the project.
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RESPONSE TO COMMENTS
APPENDICES
RESPONSE TO COMMENTS APPENDICES
Table of Contents:
APPENDIX A
State Clearinghouse Correspondence
Agency Distribution List
Sign-in Sheet - August 13, 1992 Public Forum
Minutes of the Resource Conservation Commission
Meeting - August 24, 1992
Minutes of the Planning Commission Hearing -
September 9, 1992
APPENDIX B
Economic Impact Analysis
APPENDIX C
Traffic Analysis Clarification - Memorandum
APPENDIX D
Carbon Monoxide Roadway Analysis
RESPONSE TO COMMENTS
APPENDIX A
STATE CLEARINGHOUSE CORRESPONDENCE
AGENCY DISTRIBUTION LIST
SIGN-IN SHEET - AUGUST 13, 1992 PUBLIC FORUM
MINUTES OF THE RESOURCE CONSER V A nON COMMISSION
MEETING - AUGUST 24, 1992
MINUTES OF THE PLANNING COMMISSION HEARING -
SEPTEMBER 9, 1992
..
STATE OF CALIFORNIA
PETE WILSON, Governor
GOVERNOR'S OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO, CA 95814
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DATE: May 18, 1992
TO: Reviewing Agency
RE: CITY OF CHULA VISTA's NOP for
RANCHO DEL REY COMMUNITY COMMERCIAL CENTER
SCH -# 92051032
Attached for your co~nt is the CITY OF CHULA VISTA's
Notice of Preparation of a draft Environmental Impact Report (EIR) for the
RANCHO DEL REY COMMUNITY COMMERCIAL CENTER.
Responsible agencies must transmit their concerns and comments on the
scope and content 'of the EIR, focusing on specific information related
to their own statutory responsibility, within 30 days of receipt of this
notice. We encourage commenting agencies to respond to this notice and
express their concerns early in the environmental review process.
Please direct your comments to:
DIANA RICHARDSON
CITY OF CHULA VISTA
276 FOURTH STREET
CHULA VISTA, CA 91910
with a copy to the Office of Planning and Research. Please refer to the
SCH number noted above in all correspondence concerning this project.
If you have any questions about the review process, call
Tom Loftus at (916) 445-0613.
Sincerely,
/':"";',if .
/'t" ,t .
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(.-/lVU(J./c./~
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Christine Kinne
Acting Deputy Director, Permit Assistance
Attachments
cc: Lead Agency
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500463
SIGN-IN SHEET
.
RANCHO DEL REY COMMERCIAL CENTER
-
PUBUC FORUM
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AUGUST 13, 1992
-
NAME
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500463
SIGN-IN SHEET
RANCHO DEL REV COMMERCIAL CENTER
PUBUC FORUM
AUGUST 13, 1992
NAME
ADDRESS
TELEPHONE
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Cmrum }..)C v'
III
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SEP 1992
Receivpd .
Commllnitv Del'fio~"'"n'
Dep3rt::'le~1,J !,~.l r
AGENDA
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Resource Conservation Commission
Chula Vista, California
-
6:00 p.m.
Monday, September 21 ,1992
Public Services Building
Conference Room #1
276 Fourth Ave, Chula Vista, CA
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CALL MEETING 10 ORDER/ROLL CALL
APPROVAL OF MINUTES -\ August 24, 19~2
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ORAL COMMUNICATIONS '
."
,~I.,
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OpportunitY\for members of the publ~c to speak to Commission
on any subject matter within the Commission's jurisdiction but
not an item on today's agenda.
\ 'I
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1.
Election of Officers
fi;
t;
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2.
Co~ents to the City Council regarding the Public the
Public Review Period for the Otay Ranch EIR
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3. Review of Planning Commission Agenda for September 23,
1992
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STAFF REPORT
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CHAIRMAN'S COMMENTS
COMMISSIONER'S COMMENTS
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ADJOURNMENT AT
p.m. to the Workshop following the
regular schedule meeting of September 21,
1992, and then to the Special meeting of
September 28, 1992, at 6:00 p.m. in
Council Conference Room 1, 276 Fourth
Ave., Chula Vista, CA
-
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Ctrm/YY\ 1.Jc V..
"'"
/~,
..
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SEP 1992
Recehmd
Community De\'ein~n'o~'
D€;)3rt.':-le~tJ !,\., r
-
-
AGENDA
Resource Conservation Commission
Chula Vista, California
-
6:00 p.m.
Monday, September 21 ,1992
Public Services Building
Conference Room #1
276 Fourth Ave, Chula Vista, CA
-
-
CALL MEETING TO ORDER/ROLL CALL
-
APPROVAL OF MINUTES - August 24, 1992
ORAL COMMUNICATIONS _
Opportunity for members of the public to speak to Commission
on any subject matter within the Commission's jurisdiction but
not an item on today's agenda.
-
1.
Election of Officers
-
2.
Comments to the City Council regarding the Public the
Public Review Period for the Otay Ranch EIR
-
3. Review of Planning Commission Agenda for September 23,
1992
-
STAFF REPORT
-
CHAIRMAN'S COMMENTS
COMMISSIONER'S COMMENTS
-
ADJOURNMENT AT
p.m~ to the Workshop following the
regular schedule meeting of September 21,
1992, and then to the Special meeting of
September 28, 1992, at 6:00 p.m. in
Council Conference Room 1, 276 Fourth
Ave., Chula Vista, CA
-
-
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...4820682
EXPRESS SECRETARIAL
378 P02
SEP 15 '92 16:57
MINUTES OF A SCHEDULED REGULAR MEETING
Resource Conservation Commission
Chuta Vista, California
6:00 p.m.
Monday, August 24, 1992
Conference Room #1
Public Services Building
CALL MEETING TO ORDER/ROLL CALL: Meeting was called to order at 6:00 p.m. by
Chairperson Hall. City Staff Environmental Review Coordinator Doug Reid called roll. Present:
Commissioners Fox, Kracha. Ghougassian, Johnson.
APPROVAL OF MINUTES~ It WOlS MSUP (Fox/Ghougassian) to approved the minutAS of the
meeting of June 22, 1992; motion carried 5-0.
1. Item #5, review of the Planning Commission agenda, was removed from the agenda
due to cancelled meeting of the Commission,
2. Athena Bradley explained the grant received for an intern to handle the Household
Waste Education Project. This person would continue to encourage more participation in
recycling, speak to community groups, etc. This position requires a more professionally-
trained individual to work with Code Enforcement officers. Ghougassian does not support the
concept of hiring an intern to a part-time position with the possibility of moving to a full-time
staff. He feels this is not necessary for this particular job. Rather, he suggests council
establish B committee and appoint those who have applied for volunteer work and have input
for the city. Athena has already solicited for volunteers at the university without success.
The volunteer hours are not all there, however she does use them on occasion. Athena again
reiterated that the intern would assist in Code Enforcement, which is just more work than a
volunteer would provide.
It is noted the contract for the intern from the commercial recycling and waste management
trust fund last year has expired. This new contract calls for the expansion of the same
concept. The funds left from the old contract will be used for campaigning, developing new
material. signs, etc.
Hall does not want to see a volunteer handle the code enforcement, but that it should be done
by 8 professionally-trained individual. Athena expressed her difficultY in obtaining volunteers,
and if they continue to be unavailable, then no work is accomplished.
Ghougassian questioned the use of unspent tonnage grant money being earmarked for other
projects. It is noted that the money left from that project can be earmarked for other projects,
however the Waste Management Trust Fund cannot be used for anything else.
Kracha agreed volunteers are hard to come by, and for the small amount of pay, it would be
difficult to get someone to work for that amount and still get aU the work done.
It was moved and seconded (Fox/Kracha) to adopt the draft council agenda statement,
accepting a State of California Household Hazardous Waste Grant to estabtish the project and
add 8 temporary part-time position in the Environmental Management for resolution or motion
of support; motion passed 4-1, (no: Ghougassian).
4820682
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EXPRESS SECRETARIAL
378 P03
SEP 15 '92 16:57
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3. Doug Reid was excused from discussion of EIR 92-02 due to conflict of interest. Diane
Richardson introduced Joe Monaco, who presented information on impacts and mitigation of
traffic, noise, lights, public service and utilities. Craig Fukuyama, the applicant's
representative, advised on the uses of the complex, with large users being Home Depot, Price
Club, K-Mart and a car wash. The location south of "H" Street will be 8 senior retirement
living complex. Ghougassian Questioned the traffic study impact from Southwestern College.
Kracha feels this project is a better improvement for the city. Fox commented on encouraging
more pedestrian traffic. Hair is supportive of the business plan.
.....
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It was MSUP (Fox/Kracha) to recommend certification of EIR-92-02, with concern about the
traffic and air pollution which is still seen as unmitigated; S.O.
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[Johnson left the meeting at 7:00 p.m.).
4. Jerry Alford, applicant, explained the site plan of the Golf Range/Sports Center,
planned to replace the Industrial area previously proposed. It was MSUP (Kracha/Fox) to
recommend approval of the project, subject to mitigation in Paragraph F, mitiaation necessry
to avoid significant effects; 4.0.
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5. The Otay Ranch EIR is scheduled for mid-September. Reps from Ogden, JHK, and
Baldwin will do a workshop September 14.
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ADJOURNMENT:
.....
The meeting was adjourned by Chairperson Hall at 7:30 p.m.
Respectfully submitted,
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eXPRESS SEC~ETARIAL SERVICES
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--tJ~ ~
Barbara Taylor
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.
MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
7:00 p.m.
Wednesday, September 9, 1992
Council Chambers
Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chair Casillas, Commissioners Carson, Fuller,
Martin, and Tuchscher
COMMISSIONERS ABSENT: Commissioner Decker (excused)
STAFF PRESENT: Planning Director Leiter, Assistant Planning
Director Lee, Senior Planner Crowley, Community
Development Director Salomone, Environmental
Facilitator Richardson, City Traffic Engineer
Rosenberg, Assistant City Attorney Rudolf
PLEDGE OF ALLEGIANCE - SILENT PRAYER
The pledge of allegiance to the flag was led by Chair Casillas and was followed by a moment
of silence.
INTRODUCTORY REMARKS
Chair Casillas reviewed the composition of the Planning Commission, its responsibilities and the
format of the meeting.
APPROV AL OF MINUTES - Meetings of July 8, July 22 and August 12, 1992
MSC (Carson/Martin) 5-0-1-1 (Commissioner Ray abstained, Decker absent) to accept the
minutes of July 8 and 22.
MSC (Carson/Fuller) 5-0-1-1 (Commissioner Tuchscher abstained, Decker absent) to accept
the minutes of August 12.
ORAL COMMUNICATIONS - None
ITEM 1:
PUBLIC HEARING: RANCHO DEL REY COMMERCIAL CENTER
DRAFT SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT -
EIR-92-02
III!
-
PC Minutes
-2-
September 9, 1992
Community Development Director Salomone stated there would be a brief organized staff
presentation by Senior Planner Pat Crowley, Environmental Facilitator Diana Richardson, and
Joe Monaco from RBF.
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Senior Planner Crowley gave an overview of the project, showing the area proposed to be
rezoned, noting the specific areas for the proposed uses, and traffic circulation. He noted the
entire project would involve a General Plan Amendment, an amendment of the Specific Plan for
EI Rancho del Rey, an amendment to the SPA Plan for SPA I (a portion of the RdR Specific
Plan area), and changes to the development regulations and design guidelines to recognize the
new uses in the area. Also, two tentative subdivision maps are being processed for the western
site and eastern site.
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Environmental Facilitator Richardson stated the EIR had gone through the California State
Clearinghouse public review period which had ended on September 4. The City of Chula Vista
public review period would be ended by this public hearing. Ms. Richardson noted the City of
Chula Vista had sponsored a public forum at which the public could give. comments and
concerns. The Resource Conservation Commission had met on August 24, 1992, and the RCC
had voted unanimously to accept the Draft EIR. In late April, the applicant had initiated a
public forum for public input. Ms. Richardson noted that the public would have an opportunity
to discuss the project at the Planning Commission meeting on October 14, and at the City
Council hearing on October 27. She stated the comments received had focused primarily on
traffic, and also regarding air quality, and noise. There had also been comments on crime,
graffiti, and other nuisance problems. She then turned the presentation over to Joe Monaco of
RBF, the preparer of the DEIR.
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Mr. Monaco noted the written and verbal comments would be responded to in the Final EIR.
He then summarized the issues analyzed in the Draft EIR, noting that air quality and noise
would not be mitigated to a less-than-significant level. The resulting impact would be
significant and unmitigable. Under Fiscal Impacts, the project is anticipated to have a net
positive impact of $2.3 million annually. Mr. Monaco said there had been concern during the
EIR review process that the project may have a negative impact on surrounding businesses, and
even though it is not part of the environmental analysis, an economic impact analysis is being
prepared to address those concerns.
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There would be potential significant impacts to police service; however, the fiscal benefits of
the project would offset those.
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In conclusion, Mr. Monaco stated the project would result in significant unmitigable impacts to
air quality and noise. All other impacts are mitigated through the implementation of the
mitigation measures proposed.
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Commissioner Carson, referring to page 3.2-5, first paragraph, asked what types of comments
had been made at the public forum regarding the impact of glare. Ms. Richardson answered that
there had been some concern. One of the mitigation measures in the EIR was to comply with
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PC Minutes
-3-
September 9, 1992
a lighting plan with the parameters that all lighting had to stay on the site. There needed to be
lighting for security; however, it could not be the type of lighting which intruded off the site into
the residential areas. It would be directed toward the building and parking lots. There would,
however, be reflections from the buildings and parking lots.
Regarding air quality, page 3.3-17, 3(d), Commissioner Carson commented on the mitigation,
and noted that shoppers would not use their bicycles or transit to shop at those stores. She
believed the mitigation was not a justifiable way to take care of the air quality problem caused
by cars. She questioned that as being a legitimate way to solve an impact.
Regarding 3(f), the installation of bike racks, she felt they may become an eyesore. She did not
want to see something which had been put there to solve a problem become corroded. She
suggested another look be taken at that; maybe traffic should be considered in order to solve air
quality problems.
Mr. Monaco pointed out that those measures were not intended to eliminate impacts. The
impacts were unmitigab1e.
Commissioner Carson: 3.6-5 dealing with traffic. I have a question as to something that was
not even addressed in traffic. I live in the western part of the City of Chula Vista. I rarely
drive down "R" Street the way most people drive down "R" Street, and I find that a lot of other
people are doing the very same thing, and I would like for the traffic to study this and tell me
what kind of impact it might have. When we see that a number of these places that are over the
requirement for the traffic trips--if I'm already and a lot of other people are going down "J"
Street to Paseo del Rey and then making a right turn, and then whipping on out to Southwestern
College, it's going to happen a lot more when the streets become impacted with the
developments there. So I feel there should be one more street analyzed, or at least addressed,
as to why it wasn't covered, because people will gravitate away from the problem and that's why
no longer you have the problem at the intersection--even though you do all these improvements,
if we can go another route--another way--it's like "L" Street being worked on right now. So,
you don't go down "L" Street, you go down "J" Street, you go down to Paseo del Rey and cut
out that way. And so we get traffic the other direction. So I feel that because we have a lot
of impact going on at these intersections, we need to have this taken a look at. And I would
really appreciate that being addressed and put into the impact report.
Joe Monaco said that could be reexamined, and that Dan Marum from IRK was present to
address any of those concerns regarding the way the traffic model worked. Commissioner
Carson agreed that the traffic model was good, but the fact had to be built in that people are
clever with their traffic. She asked if the model built that in. Mr. Monaco answered
affirmatively.
Dan Marum, Traffic Consultant with JRK, stated they had replaced a portion of the previous
industrial use with this new commercial development project, and the characteristics of the
commercial development project in its trip-making behavior was significantly different than the
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PC Minutes
-4-
September 9, 1992
industrial park. His response to alternate routes being selected was that the model redistributed
traffic away from "H" Street and replaced some of the traffic with the new higher trip
generation. Other streets impacted primarily included the other major arterials in Eastern Chula
Vista east of 1-805. However, he asked for the opportunity to report back to the Commission
on the model's interpretation on the impact on "I" Street east of 1-805, as "J" Street was
forecasted to be extended (in the model) to Paseo Ranchero, and Paseo Ranchero extended
between "H" and Telegraph Canyon Road.
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This being the time and the place as advertised, the public hearing was opened.
-
Cliff Boone, 1435 Summit Drive, Chula Vista 91910: Good evening. My name is Cliff
Boone, address 1435 Summit Drive, Chula Vista. I'm the president of the Board of Directors
for the Eucalyptus Ridge Homeowner Association, and we would like to register our opposition
to the plans for the three retail stores. The community does not want the increase of traffic, the
litter that it would bring, the through traffic that it would bring, and we feel it would have
adverse impact on our community. Previous developments that were approved by the City
caused us a lot of problems. The shopping center on the corner of "H" Street and Otay Lakes
Road brought a lot of through traffic through our community. We had a ten-fold increase in
vandalism--$12,OOO this year. We have had problems with undesirables being drawn into the
area; we've been fighting problems with drugs trying to be pushed on our kids in our
neighborhood. We've had the police out there on a weekly basis on weekends, and we see this
as just one more element that will draw on additional through traffic. Not to say there's a
caliber of people that it will draw into the community as well as the pollution, and the traffic
situation we feel would be intolerable. The lady's talked about the bike trail on "H" Street. I'm
an avid biker. With the increase of traffic on "H" Street, you'd have to be suicidal to use your
bike trail down there. There's just no way that this type of business is going to add to our
property value, add to the quality of life that everybody wanted in this area. And, since we've
been there before Rancho del Rey's been put on line, we've consistency seen the quality of life
in our community go right in the toilet. So, with that, I'd like to conclude my remarks and just
register our opposition.
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Craig Fukuyama, 2727 Hoover Avenue, National City 91950: Mr. Chairman, Members of
the Commission, my name is Craig Fukuyama, my address is 2727 Hoover Avenue, National
City, and I'm representing the Rancho del Rey Partnership this evening. We've submitted our
comments to your EIR in writing, and I think that they've been distributed by your staff. We
really have nothing further to offer, other than we "are here to respond to any questions or
comments that you might have. We also have representatives from the three retailers that are
here this evening to also answer any questions or comments that you might have, but we really
don't have anything further to offer. Thank you.
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Commissioner Martin: May I ask you a question? What do you have in mind for those open
areas that haven't--what's being done about the other places, the other pads that are not covered?
Is there any--can you enlighten us a little bit on what your thinking is?
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PC Minutes
-5-
September 9, 1992
Craig Fukuyama: Well, we are really looking for uses that will be compatible with Rancho del
Rey and also compatible with the types of businesses that are being proposed here. We--because
of the--I think--in many cases the knowledge about the type of changes that we're proposing is
somewhat common knowledge. We're receiving a great deal from restaurants, health clubs,
other various types of retail uses that have been expressing a great deal of interest in the pads
that are--or the areas that are uncommitted with the major retailers that we're talking to. We
are looking at the types--or trying to find the types of uses that will be compatible and probably
be a good neighbor in Rancho del Rey, that would have some benefit to the community. I'm
really not a liberty to divulge to you who those retailers are yet, but there certainly a wide
variety of retailers that have expressed some interest. Retailers of all service uses. A great
many amount of restaurants, as well, from fast-food on to sit-down dining type uses as well.
Commissioner Ray: I have one more question for Craig, if you don't mind. Staff may be able
to answer this as opposed to Craig, but it is on your correspondence here. On the traffic
mitigation on your letter from September 2nd that's in our supplemental package, item no. 1,
paragraph 2, you're talking about...1et me read this here. "Mitigation measures are proposed
as necessary at interim build-out for pre-SR-125, not today when the majority of approved
interim projects, such as Sunbow, EastLake I, II, the Rancho del Rey project SPAs I, II, III
have not been built. City conducts annual inspection for level of service monitoring which will
set the timing of intersection mitigation improvements." That's just talking about the timing of
the traffic problem that's there as opposed to addressing the actual traffic itself. Is there
anything that staff or someone else can tell me that I may not be aware of that actually is going
to limit the traffic itself, or help--I mean timing lights are great, but they seem to me to just
slow down the traffic that's already there.
Craig Fukuyama: I think that the comment in my letter was not directed towards the timing of
the signals as much they are the timing of the installation of improvements. The basis for the
traffic analysis is the Transportation Phasing Plan on a pre-SR-125 basis. The model assumes
that there is a finite number of trips that could be accommodated within the system. The system
is developed as projects build out. Rancho del Rey, for example, with some of the remaining
Phase III area will be building "J" Street at Paseo Ranchero that was mentioned earlier. The
Sunbow project will be building Orange Avenue and some other road improvements to help build
the system that becomes the basis for this project and other projects to be built. What my
comment dealt with is that the timing of those improvements are evaluated annually by the City
in its Growth Management Program review of traffic thresholds, and so, annually the City is
reviewing all critical intersections and road segments to determine when they are approaching
some limit or some situation of failure or need for examination. The City has a program in
place in which development stops until a solution is found for whatever road segment or area
is in jeopardy, I suppose. It's really the Transportation Phasing Plan, the development impact
fees, and the development community's responsibility to react to those as we see those coming,
because certainly our ability to continue and proceed in a timely basis is predicated on those
thresholds being maintained. But what I was saying is that the requirement as it was indicated
in the EIR called for those improvements somewhat up front, and what I'm suggesting is that
those improvements may not necessarily be necessary up front, because the balance of the
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system has yet to be developed and certainly all the projects that we'll presume to be in the
system certainly had not developed. And there possibly is an opportunity to phase those
improvements more as they become necessary rather than looking at them to be done up front,
and you have facilities that may be way overbuilt for the project or the capacity...
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Commissioner Ray: I understand that piece of interim to the phasing and the timing. My
concern is 1) if we get to the point where the problem exists, there's not a lot we're going to
be able to do at the time, because we've all seen these things become a problem and then very
little is done. And in no means is this an attack on what the project itself is. I just have a
general concern about the issues as addressed in any EIR that says this project will do this versus
cumulative impacts and we'll worry about it later when we get there. And I don't think that's
the way anybody in the City wants to continue to go, and the phasing piece of this doesn't
bother me nor does the engineering studies for traffic, but I don't think a circumstance such as
traffic can be mitigated by putting in signalized lighting or timing lights differently, because it's
a through traffic problem and the quantity of cars versus the timing of those cars.
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Craig Fukuyama: Certainly. We understand that. And that's why I said the system is finite.
There is not an unlimited ability to accommodate development forever. I think there are
certainly finite limitations, and the City, through its Growth Management Program, annually
reviews to see if--and you kind of predict what next year will be and look back to see if what
your predictions were were accurate or not, and I think the City, more than any place else that
I've seen, attempts to do that, and I think through its Growth Management Program is well
prepared to define that finite number well in advance of the system failing. I hope that answers
your question, but I think their finding anticipate that--not wait for it to happen.
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Commissioner Ray: And the question I have of staff along the same lines is when we have
reached threshold standards, have we not just simply adjusted those thresholds by and large?
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Dan Marum: The recent change to the threshold standards was done in an attempt really to
strengthen the threshold standards and to place a little bit more reality into the threshold
standards because of some of the feedback that we got from the public in their review of some
of our previous work, or some of the previous work that had been done in the annual traffic
monitoring program. The previous traffic monitoring program was based on isolated intersection
levels of service, and some of the feedback that we got not only from the Oversight Committee
but also from the public was that the issue that they were most concerned about was the ability
to travel from point A to point B in a reasonable period of time. And that was the basis for
changing the threshold standard to an arterial level of service basis rather than an isolated
intersection level of service. That, I hope, answers one of the questions. Getting back to the
issue that you had mentioned before that was addressed by the project applicant, the concept of
providing adequate capacity for this project is an issue that is of concern to the Public Works
Department as it is with every project. And in that regard, it is true that this project in terms
of the EIR analysis has analyzed the project in a point in time in the future which we termed the
approved project's period pre-125, and there are a series of cumulative projects that were all
coded into the regional traffic model along with this project, and there are a series of traffic
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improvements that are required at that point in time. There are also traffic volumes that will
exist at that point in time which we feel are very close to the threshold of the total amount of
traffic that can be handled on any of the east/west or north/south arterials in eastern Chula Vista
pre-SR-125. In an attempt to answer the question that you asked about the ability of the City
to provide the infrastructure that is necessary for this project in an interim timeframe, even
interim before all those approved projects are in place--which I call existing-plus projects, if you
will, maybe with some other approved projects moving forward but probably not all of those
approved projects. In other words, all of those approved projects would not be contributing to
the improvement of all of those intersections that are listed as requiring improvement. The City
has run a separate analysis of that existing-plus project condition, and we found--the City found--
that the traffic volumes that would exist on "R" Street, which is the primary facility of access
to this project, are less than any of the project volumes that we found in the approved project
run that we had done. And what we'd like to do, in response to your comment, is summarize
that analysis that has been conducted that was not included in the EIR previously, and bring that
back to, you to show that there are some intersections and some segments that are critical to this
project in-terms of having those improvements in place in the existing-plus project condition,
but it is not all of those improvements, and I think that gets back to the letter that you referred
to from the project applicant that the EIR did select a point in time, and that point in time of all
approved projects occurring may not be the same timeframe that will exist for this project when
it moves forward in possibly a shorter timeframe than all of the approved projects of which I
believe a majority are residential-type development. And this being primarily a commercial
development and industrial development could move at a much more rapid pace.
Commissioner Ray: Thank you for that.
Commissioner Tuchscher: May I jump in just real quickly while we're on traffic, Mr.
Chairman? Thank you. Your approved project run or total project run--your computer model
run with all projects--did that include Telegraph Canyon Estates and Salt Creek Ranch? And/or
has there been that type of analysis done?
Dan Marum: No, the traffic analysis did not include those projects which I believe were either
in the process of approval or had just barely been approved when this project was initiated, and
there is going to be, as I understand it, an update of the Transportation Phasing Plan within the
next year, in the discussion I had with the Public Works Director and the City Engineer, that
will include those projects in a cumulative sense all of the approved projects, which will be an
update of the previous TPP that you've maybe been reviewing. And that analysis will be done
in the next year. And that will certainly be well in advance of the reality--or the realization of
any of these volumes that we've forecasted under our previous project scenario. But the answer
to your question is, no, those projects have not been included to date.
Bob Leiter: I'd like to provide an update on that. I'm Bob Leiter, Director of Planning, and
I just wanted to respond on the timing of that study that we--just recently at a staff level have
decided to do that analysis--that cumulative impact analysis which includes those other two
projects, and present that to the Planning Commission prior to your final action on this project,
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as well as the other two projects. We feel that as part of your analysis of these projects, you
need to see a cumulative analysis of the three along with the approved projects that already have
been approved by the Planning Commission and the Council. So we'll be providing you with
that analysis and the traffic results of that as part of the report that comes to you for the Salt
Creek Ranch tentative map as well as this project.
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Commissioner Tuchscher: Thank you. That will be greatly appreciated, and just a quick
follow-up--perhaps not specific to this project--it is my understanding that the TPP was to be
updated more frequently than it has been. Are we on a one-year--an annual update of that TPP
program, or are we not?
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Dan Marum: Mr. Chairman, I may defer that question to the City Traffic Engineer who is here
tonight, and maybe he can answer some questions about that.
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Commissioner Tuchscher: You know, I don't know that that needs to be addressed, but perhaps
we can follow-up with that at a subsequent meeting.
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Dan Marum: We certainly can give you some feedback on that.
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Commissioner Ray: I just wanted to add on to my question, on tonight's agenda, item b--6(b)
says "Project traffic would significantly impact off-site roadway sections prior to completion of
SR-125." How do we have any assurance there ever will be an SR-125 completed? I mean at
this point, it's still, as far as I know pretty much up in the air whether that's ever going to go
through or not. If we're making an assumption that at some point down the road that's going
to be built, that's kinda like betting on the favorite at Del Mar, it doesn't happen too often. So,
I have a concern about--if we're saying that mitigation can occur, and part of that mitigation is
included in a subsequent development of SR-125, to me that's not mitigated.
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Dan Marum: Mr. Chairman, the conclusion that was reached in the traffic study for this project
was that in the interim timeframe, pre-SR-125, including all of the approved projects, along with
all of the arterial and intersection improvements that are recommended, there is adequate
capacity in the system to handle this project, along with all of the approved projects that have
been approved to date. So that's a finding--that pre-SR-125, there is adequate arterial and
intersection capacity east of Interstate 805 and south of State Route 54 ...
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Commissioner Ray: But didn't you just say that we're not going to know the cumulative impact
of all the other projects that may be in the mill but not approved until the TPP is complete?
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Dan Marum: That's correct, and I think that's what Mr. Leiter had referred to--that the results
of that study could place some restrictions or some caps on some of those projects in terms of
the percentage of development that you would allow to go forward pre-SR-125 until you have
some confirmation on the reality of that facility in either an interim-type facility on State Route
125, or ultimately a freeway or toll road by CalTrans.
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Commissioner Ray: Okay, and I'd just like -- and thank you for that, also -- I just want to ask
one other question of staff in that, subsequent documents in terms of when we get more specific
things about the timing of lights and 'whatnot, can something be included at some point, just as
a reference for me, on the side that tells me what putting in traffic lights or certain timing
changes does to the air quality, if anything, for having cars sit idle rather than passing through
an area. I noticed on table--well, page 3.6-10, maybe I'm looking at the wrong one here, but
one of them had talked about the employment park, I believe, was at 59 point some odd seconds
for the timing versus the current proposed project which is, I think, 39 or 34 some odd seconds.
I'd like to see what the difference in air quality, what happens to the air quality when you
change the timing of some of those lights, just for reference only.
Dan Marum: That can be analyzed. The signal delay is built into the air quality impact analysis
model, but we can account for those differences.
Commissioner Ray: But isn't there like a per second, so many parts per million increase or
something like that?
Dan Marum: It's very slight, but we could fine tune the model to try to account for that.
Commissioner Ray: Just for reference, because I mean, I want to know if, you know, if I'm
walking on the sidewalk if I should get away from a two-minute signal light or something. In
the morning, then at night, and during lunch hour, or whatever. Thank you.
Steve Chappell, 1358 Los Coches, Chula Vista 91910: Good evening. My name is Steve
Chappell, and I live at 1358 Los Coches, and I've lived there since 1975. And we're halfway
between "R" and "L". Our cross street is Buena Vista. Since we've lived there, I've seen "H"
Street go from not a through street at all--it was just fields--to a couple of lanes to six lanes, and
I've seen "L" Street go from two lanes to six lanes, and I've seen Buena Vista increase its traffic
by ten-fold. In the last five years, we've had a gang fight up there, we've had several accidents,
we've had robbery increase. I look at the stores being put in, and one store--you know, for
what we're talking about--is bad enough, but three of these which are by themselves, each store
is a magnet store. They're built to draw traffic, and we're going to put three of the biggest
drawers in the same lot. It really amazes me that we're going to do that, or even considering
that. You know, and I look at North County, and I have friends that live up in the Rancho
Bernardo area, and they talk about 30 to 45 minutes on the traffic streets to get to the freeway.
You know, it's a blessing to get to the freeway and go a little faster than they are doing on the
roads now, because they just don't have the road access to that. And that's my real concern.
We see the traffic now--I already take "L" Street, it's shorter for me to go "H" Street to work,
but I take "L" Street because of the increase in traffic coming from Southwestern which is just
doubling and tripling in size, let alone any of the other business coming in. You come off the
freeway now at night, and you can sit there two to five minutes because the traffic is already
backed up around the comer, and then this long line that starts up to Terra Nova. And when
I see stores like Price Club, we've already got one in South Chula Vista, we've got one over
on about 15th and Market--right in that general area there--and now we're going to put another
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one in. We've got Home Depot in Terra Nova and I guess that building is sitting vacant in a
lot and we'll try to fill that one some way while we build a bigger one, and we've already got
a K-Mart in South Chula Vista and we're going to build another one. And I see the traffic
coming from Otay Mesa or whatever they're going to call that big city they're going to build
down there eventually over the next few years, and if the airport goes in, et cetera, et cetera,
et cetera. I mean, this is just a nice stopping place along the way for everybody to come into
these large magnet stores. And, like I say, one is bad enough, but it amazes me that we're
going to consider putting three of the largest magnet stores in the same parking lot, if you will.
And it will. I mean, "L" Street and "H" Street, in my opinion, will turn into a large parking
lot, and we won't have to worry about the bus, because I won't be able to get one. Thank you
very much.
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Donna Cederquist, 1251 Calle Candelero, Chula Vista 91910: Yes. I live at 1251 Calle
Candelero, and I'm here to go on record as being in favor of the shopping center--not a very
popular point here tonight, but, you know, I can remember years ago when they wanted to put
a sports arena complex and a shopping mall there, and nobody wanted it. And then just recently
they wanted to put car dealerships there, and nobody wants them. And now they want to put
three shopping centers there--three discount stores--what's wrong with that? Granted, there's
going to be more traffic. Something's going to go there. I can think of worse things. There's
not--well, how many of you would like to have an x-rated movie theater, or a dirty dance disco.
I can think of many things that I'd rather not have there, and I think we're running out of
options. I haven't noticed any increased crime at my house. Maybe I'm isolated, but I haven't
had any problems since they opened the Ralph's Shopping Center; it's been convenient. I don't
have to drive all the way to Terra Nova and spend all my time in the traffic that nobody wants.
But I feel that something's going to go there. It's zoned for something, and I would just as soon
have it be a Price Club, or a Home Depot--stores that we as frequently get use out of than
something that I would never use, and there's still going to be traffic. Let's face it. Chula
Vista's growing, nobody's going to stop it, so we might as well have something that is useful.
Thank you.
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Commissioner Tuchscher: Mr. Chairman, can I make a quick comment?
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Chair Casillas: Can we have quiet, please? Thank you.
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Commissioner Tuchscher: I'd just like to make a quick comment. I think that Miss Cederquist
did something that was probably pretty bold in light of tonight's audience and the public opinion
that's obviously there, and I appreciate the public input. I do remember a shopping mall
proposal for that comer, and as a resident of Bonita, I deal with the traffic associated with a
shopping mall in another city that went in as a direct result of that mall not being located in
Chula Vista, so I'm sensitive to some of her comments. But I'd just like to applaud her for
standing up, and I appreciate that opposing opinion as welL
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Tom Davis, 1657 Gotham Street, Chula Vista 91913: Good evening. My name is Tom
Davis, I live at 1657 Gotham Street. I have six comments specifically on the EIR. First, on
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page 3.1-4 of the EIR, there is a statement to the effect that the proposed plan will--is
commercially compatible with the car plaza, and if this means the same thing as the auto park,
I don't think you can compare that because it's no longer a consideration -for that spot. In
addition, because a measurable portion of the surrounding area looks down on the proposed site,
mitigation of impacts in the form of setbacks, buffers, building design, and screening techniques
on page 3.1-5 will not be effective and, therefore, will not reduce the impact of the proposed
project to an acceptable level, as suggested in the EIR. Air quality--the EIR diminishes the
effect of air pollution that would be generated by the proposed project by saying it will only
contribute to about .15 percent to the projected pollution in the San Diego air basin. That this
project has an anticipated measurable increase in the level of pollution for the entire region
should be evidence in itself that the project is unacceptable. Because hundreds of projects like
this have already been approved in the County, the County Air Resources Board is
contemplating mandatory carpooling on employees and monetary fines on employers in order
to reduce auto emissions. Permitting the direct increase of local and regional pollution as well
as the indirect impact of increased electricity and gas consumption, mentioned on page 3.3-18,
to be called unavoidable is an unacceptable solution to the problem--or treatment of the problem.
Noise. The EIR indicates that there are significant long-term noise impacts directly associated
with the proposed project that cannot be mitigated. It is an injustice to the residents in the
surrounding areas to consider imposing excessive noise levels on these people for the sake of
a plan that does not meet the standards of the approved General Plan. Changing the General
Plan to allow this project is a sneaky back-door maneuver that should not be permitted. Traffic
and Circulation. There has been a lot said about that, and the EIR devotes 35 pages of jargon,
grass?, and internally self-supporting justification to prop up the contention that tripling the
amount of traffic that would use the streets around the proposed project can be handled by a few
dedicated right and left-hand turn lanes on "H" Street and the three nearby freeway interchanges.
There is also the inference that the traffic on "H" Street and the interchanges will get better if
the mythical or mystical route 125 is ever built. A preposterous supposition since the County
has been predicting gridlock on 125, 805, and 5 when the Otay Mesa buildout is complete. That
doesn't include the consideration of the Baldwin Otay Ranch project. The traffic and circulation
plan is unrealistic in favor of the project and by itself should be the basis for a no-project
decision. I would like to say in conclusion that the contention that there would be no significant
increase demand on--or I'll add just one more before a conc1usion--says there is no impact on
the police, and I think that what's been said about crime is something that the police can't
respond to already, and to say that it doesn't have an impact is unfair. I think that the proposed
Rancho del Rey Commercial Center should be rejected by the Planning Commission, and that
a no project recommendation be made to the City Council. The City Council has said repeatedly
that the Planning Commission represents the view of the citizens, and I believe it should. But,
I think that this EIR doesn't do justice to the citizens, and you should take action to reject the
EIR on the basis of what is included in the report. Thank you.
Vie Cederquist, 1251 Calle Candelero, Chula Vista 91910: My name is Vic Cederquist, I live
at 1251 Calle Candelero. I'd like to start out by saying I'm not affiliated with any of the
organizations involved here. I'm here representing myself and my opinion. I think that it's
unrealistic to believe that we haven't created the need for additional shopping support by the
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population move to the east side of Chula Vista. I don't think that you're going to have the
people from the west side of Chula Vista or south Chula Vista or National City drive past their
Price Club or their K-Mart to drive out to use ours. I think the majority of the customers who
are going to avail themselves to the services in this center will be from EastLake and the areas
out there around Southwestern College. It's already zoned commercial; we're going to have
. businesses out there. I would rather see clean industry like shopping centers as opposed to
manufacturing facilities. It's certainly going to create some jobs in the area. The Terra Nova
Center currently has a Home Depot. We're not moving a Home Depot into the area, we're just
moving it up about a mile up the street. The hours of operation for the stores there will be--if
they're typical for the K-Mart type stores--after the majority of us go to work in the morning
so that we won't be impacted by the people trying to go shopping and spend their dollars. So
those of us who still have jobs will be able to get to work before those who don't try to go
shopping. The graffiti impact--I've been in the area I'm in for almost seven years. I haven't
seen a significant change around our neighborhood because we've had more people move to
EastLake or the development of the golf course out there or the development over around "L"
Street/Telegraph Canyon. It is possible that it's taking place and I'm not seeing it. I don't think
the people are going to drive from EI Cajon or from Spring Valley down the back roads so they
can go south on "H" Street--west on "H"--so they can get to this shopping center. I think
they're going to use 54 and 805. The only portion of the street that I see being increased traffic
is between 805 and Paseo del Rey. And any traffic east of Paseo del Rey is going to be
residents, and they'll probably be going west as opposed to east. In summary, I don't see why
we should object to this. It's going to support the people who live in the area, where obviously
it's going to continue to grow out there, we're continuing to build in EastLake and Salt Creek
and all the other areas east of 805 so certainly people want to be there. I think we owe it to the
citizens to support their ability to shop in their neighborhoods. Thank you.
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Mrs. Cintra Cunningham, 1337 Los Caches Ct., Chula Vista: I'd like to just direct my
comments to the Commission regarding some comments that have been made by neighbors who
could not attend. One neighbor wants to know why McMillin is still handing out brochures for
prospective buyers in the Rancho del Rey project with the fact that there will be light industry
prevailing in that development. The fact that Telegraph Canyon Road is going to be impacted
if this does go through is very real, because people will not use "H" Street anymore; they will
bounce off onto Telegraph Canyon Road. And that will be a problem for the people who live
in that area. I feel that the project would have a tremendously detrimental impact on Terra Nova
Plaza Shopping Center, which has served us all very, very well in that area east of 805.
They've done a fine job, and those people stand to lose quite a bit if we have those particular
stores in that area. And they have served us well, and they are perfectly located for us. We
can pop off on our way home, and get what we need, and get on "H" Street, and go on home.
I feel that the vehicular pollution--this is my own feeling--is going to hurt in numbers, noise, and
emissions. With all the traffic lights, there are bound to be more emissions just by the simple
fact that people are going to be stopped more and more times than they would normally. I also
feel it's child abuse, in a sense. And by that I mean, as I've said to a few people, our children
grew up in areas where there was lots of room to play. The children of today only hear noise,
only see traffic, they don't have the wide open vistas that they need to grow and get stronger.
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I would like to know, too, which intersection received an F rating. I understand there was an
intersection that received an F in the report. Again, some of the comments are from neighbors--
they're not from me. And I guess that's all I have to say right now.
Dan Marum: Mr. Chairman, I can respond to that. In the course of the analysis, we did
analyze intersections under their current geometric configuration, and we found that a number
of the intersections would operate at level of service F with the project. But with the mitigation
that we've recommended to improve intersection geometries and expand geometries and provide,
as was mentioned by one of the previous public testimony--in one of the previous public
testimonies--there are additional right-turn lanes and double left-turn lanes that are intended to
provide additional capacity for the project to reduce the levels of service to acceptable levels,
which are level of service A through D. And all of the arterials are intended to operate at level
of service A through C. So there are no levels of service F with the mitigation.
Chair Casillas: Thank you. Does that answer your question, Ms. Cunningham?
Ms. Cunningham: Yes, yes it does. Thank you.
Chair Casillas: Mrs. Nancy Sommers.
Nancy Sommers, 1423 Eagle Peak Ct., Chula Vista 91910: A number of the--yes, my name
is Nancy Sommers, and I own a home at 1423 Eagle Peak Ct., and a number of the people--
specifically one of the gentlemen back there--mentioned a couple of things that I was going to
say, but I would like to add on to that a bit. Specifically, we bought our house in 1975 and as
a general comment, it seems like every six months or every year since then we've received a
cute little flyer in the mail that has alerted us to the fact that there are going to be changes in
the overall plan and the change is always for greater density and more building. It's never a
downgrade. It's always more. More and more density. And it's gone every year since 1975,
as far as I can tell. It seems like the assumption that it's more is always going to be better and
that we always need more. The exception that I would take with the lady here, and I agree with
the Counsellor that she has a right to be heard and a right to have consideration and no heckling
or anything, but I take exception to her comment that something is going to be built there, so
we might as well have this. My feeling is something doesn't have to be built there. When you
get right down to it, you don't have to build anything there if you deem that it's going to impact
on the quality of life. Now, I'm realistic enough to know that probably something has to go in
there, but I think we're really giving no consideration.to the idea of open space. Every time
these little flyers came home, there was always some comment about mitigating circumstances,
that there would be green here, that there would be green there. And as Counsellor Carson said-
-or she sort of alluded and I agreed--a lot of it's a smoke screen. I don't see much green. And
maybe it hits home to me a little more than it might be to other people, because my husband's
in the military and we just spent the last three years in England. And I think one of the things
that just, you know, got me was the overwhelming amount of green in that country. I could live
in a suburban community, and in five minutes' time be out in fields--open fields--where there
were sheep and something green to look at. I mean, even in the heart of London, it only takes
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you about 20 minutes to get out of it and see something green. And the first thing that I saw
and again slapped me in the face when I came back to Southern California--it's all concrete, all
freeways and all concrete. You don't see anything green. We all bought our houses out in this
area, a lot of us moons ago, with the idea of being out in open space. And that's just being
wiped out. So we're building all of these houses, and eventually who's going to want to live
in them. I mean I'm getting pushed to the brink and I wonder how many other people feel that
way, that it's all concrete and freeway. There's nothing pretty, nothing green. As the one lady
said, you know our children have to go miles to see anything that resembles an open space.
Thank God for golf!!! I don't think we'd ever have anything green if there weren't golf courses,
and I suppose that's because that green makes money. More isn't always better. Okay, I think
that's basically it. I just ~hink we need to consider the fact that we--I don't think those
businesses are needed. The one gentleman indicated we have a Home Depot, we have a K-
Mart. They're all within easy access for us there, and there are so many businesses that are
having trouble making a go of it. Another thing I saw when I came back is a lot of closed
businesses. They're having tough economic times. I don't think we need more of these
buildings. I think there's a sufficient supply now, and so I would like to just give consideration
to the fact that we don't necessarily have to build things on every square inch of ground in
California. The old 60's song, "They Take Paradise and Put up a Parking Lot" seems to keep
coming up in my mind. Thank you for letting me speak.
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Victor Esquer, 1368 Cerritos Ct., Chula Vista 91910: Yes, my name is Victor Esquer, and
I live at 1368 Cerritos Ct. in Chula Vista, and I'm representing a few neighbors in the area.
And originally the area was zoned for light industrial, and as it is, that would impact the area
and change the character of the neighborhood as it is. And now we're asking to rezone, or
someone--McMillin is asking to rezone the area to give us 45,000 or more cars per day traffic
in the area. Originally, it was my understanding that it was going to be 50,000 cars per day
anyway, so now they're looking at 45,000 cars per day more on a daily basis. And I really
think that's unacceptable for the community. The character of the community right now is very
family oriented, we have a community college--Southwestern College is right there. We have
Bonita High School and we also have the Junior High School. And all these things, I think, tend
for nice family neighborhoods type of environment. And I really feel that we should just leave
well enough alone. The zoning was there originally for a specific reason, to accommodate the
traffic in the area. We're looking to rezone an area that's going to be further developed on
Telegraph Canyon Road anyway, so trying to change the traffic to accommodate these three
commercial buildings, I think, is a big mistake. I think we should just go ahead and leave it as
is. It is zoned for light industrial, and I support our community in that way. I don't want to
repeat everything else that everybody else has said, but our neighborhood opposes the approval
of this rezoning, and we would certainly like the Commissioners to understand our position and
support us.
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Ms. Ruth Young, 1135 Red Maple Drive, Chula Vista 91910: Thank you. I'm Ruth Young,
and I live at 1135 Red Maple Drive in Chula Vista, approximately 1/2 mile from the property
that's under discussion here this evening. I'm also a science resource teacher at Halecrest
Elementary School since 1978 and I, therefore, are very familiar with the area in question. I
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. used to live out on Cerritos Court near Southwestern College, and I have watched East ttH-
Street grow from dirt--as someone was saying earlier, just a nice open field--to a road which,
as I recall, started as two lanes, then four lanes, and now almost eight lanes. The commuter
traffic that I see as I come and go from my area is already horrendous, and I think that it's
going to be greatly impacted by this construction. I would reiterate what others have said here
today. I think this construction is a redundancy of stores that we already have readily available
to us, and I do feel that it's going to draw people away from some of those other stores. And
will leave those stores as empty shells, as we have seen over in the Sweetwater Shopping
Center. Despite what's been said tonight, I think this is going to be a major impact on the entire
neighborhood with the additional traffic, and I am sincerely concerned about what's going to
happen to the value of my home. I am also concerned about the light pollution from a science
teacher's point of view. I'd like to point out to you one natural resource that has been
continuously eroded, and that's our night sky. In 1978 when I first began teaching at Halecrest,
teaching science, r used to run an annual evening sky show for the parents and the families of
Halecrest. We went into the playground area where I could set out a telescope and show them
the wonders of the night sky. r have seen that sky erode as first Plaza Bonita was constructed
and Terra Nova, with the additional traffic. With car lights at night, as well as all the lights that
are in those installations, we can not have a night sky observing at Halecrest anymore. We used
to even go out to the EastLake area before that was well constructed, and we can't do that
anymore. I would urge the Council to not give permission to McMillin to build this project, but
instead hold them to the commitment which was approved in 1989 for an employment park and
industrial park, which I think is much better suited for this area. Thank you.
Chair Casillas: Mrs. Brenda Maldonado.
Commissioner Tuchscher: Mr. Chairman, while she's coming down, could I ask staff a quick
question? Why is the night sky not considered a resource in the ErRs relative to reflection and
the refraction of light?
Diana Richardson: It is considered in all ErRs. In this particular ErR, it was considered and,
as she pointed out, there already is not a night sky in this area. There is a cumulative impact
because of all the development occurring in the area. This area is already zoned for residential
development, light industrial, and other uses that permit night lighting. And thus this type of
use of consistent with urban uses surrounding it. And that's why it wasn't considered as
significant impact.
Commissioner Tuchscher: And in the next General Plan update, I would assume that would be
looked at prior to General Plan revision, or potential update? I mean, I know that's too broad
reaching and certainly not pertinent to this, but .... Thank you for your indulgence.
Chair Casillas: We have seven years before we do another update. Perhaps we could take it
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Mrs. Brenda Maldonado, 862 Blackwood Road, Chula Vista 91910: Good evening. I'm
Brenda Maldonado. I live at 862 Blackwood Road, and I live approximately 1/2 mile from the
area under discussion tonight. And I'm here because I truly believe that building this retail
center at McMillin Business Park will be the detriment of our community. The original zoning
and master plan was for low density, low traffic, light industrial usage. Not retail sales. . And
new zoning and the construction of high volume stores are going to attract customers from
adjacent cities which do not have comparable businesses, such as Home Depot, Price Club, or
K-Mart. It will be convenient for customers coming across the border and from South Bay cities
to combine Plaza Bonita shopping with these adjacent stores. Thus traffic beyond our
neighborhood, beyond our city, will occur. This new zoning and the construction of a regional
commercial center at "H" Street and Paseo del Rey will create traffic problems. Not only will
substantially more car trips increase along the "H" Street corridor, but traffic will bottleneck
from the streets with access to "H" Street. As the main arteries become saturated, traffic will
overflow onto residential streets, such as "J" Street, Paseo del Rey, etc. Can you imagine cars
carrying lumber or major appliances on residential streets? We must keep in mind that regional
shopping centers such as Plaza Bonita, Mission Valley, and so forth are adjacent to freeways.
This shopping center, a mile from the freeway and in the midst of residential communities, is
an afterthought by McMillin with an effort to maximize their profits. With future development
at EastLake and Otay Ranch planned, traffic will increase along this already congested corridor.
Even the traffic mitigations you have listed are not considering that the traffic grid along "H"
Street was not designed for having the quantity of cars that this level of retail growth will
promote. I do not feel it will be in the immediate or future benefit of our neighborhood or
adjacent neighborhoods or for our city to change the zoning. I think we also need to keep in
mind that we want a clean city, and that Price Club regretfully does not have that image, or that
previous history. Perhaps many of you have gone shopping there and noticed the trash in the
parking lots. Perhaps you've heard about the crime, the number of cars that have been taken.
We're really concerned about preserving our community, being proud of our city, and we're
really looking to you for support and for direction. We're counting on you, we're trusting you,
and we hope with all sincere thoughts, you will reject this plan, that you will promote light
industry, and that our city will be a place to bring in new jobs that will encourage people to buy
a house here, to live here, to stay here, and not to just come and shop. Thank you very. much.
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William J. Kissane, 1310 Calle Santiago, Chula Vista: Passed.
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Russ Reuther, 550 Vista Miranda, Chula Vista 91910: My name is Russ Reuther and I live
at 550 Vista Miranda in Chula Vista. And the reason ,my wife and I moved down to Chula Vista
was so we could buy our first home. And we looked at the El Rancho del Rey area and we
found it to be the best deal and the best value for the money. And according to the bulletin that
we got, or the information flyer that we received from McMillin, light industrial was supposed
to be in that area. Office space was supposed to be there and generating less--nothing like a
Home Depot or a K-Mart or anything like that was what we thought would go in there. I work
for the Police Department at UCSD, the University of California San Diego. Large parking lots
are a magnet for auto theft, for auto burglaries, and also for vandalism. Okay, we experience
that. Any large college campus that has cars every day filling their parking spaces will attract
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thieves. It's very easy. I think it will be a very taxing time for the Police Department for the
City of Chula Vista. It will increase the current rates within the City significantly in auto
burglary, auto theft, and also in vandalism. My wife and I before we moved down here--she
also works up in the Golden Triangle area of San Diego, up in University City--we were living
in Clairemont. If anybody knows what Balboa and Genessee with the Home Depot and Ralph's
and everything in that area--and Mervyns--and all the retail that's there, you know what the
bottleneck is that all those kinds of businesses cause. Okay, if anybody's ever driven on
Clairemont Mesa Boulevard past the K-Mart on a Saturday afternoon, they know that the
pollution and just everything that--in the whole Keamy Mesa area--everything like that that's
generated from large retail stores like this. So, also to--my wife won't even shop at the Price
Club in Chula Vista--she'll go to the one that's on Morena Boulevard right after work, because
she doesn't like going into that area. I think that that will end up a Price Club or any of those
retail stores will end up generating more problems than the good in the revenue that's supposed
to be generated from a project like this. So, I'm just stating my opposition as a homeowner,
as a first-time homeowner, as well as a concern for my future for my family, because the reason
we moved down here was because of the schools--the good schools in this area, seeing it as a
safe area, seeing it as an affordable area for us as first-time homeowners, and the ability to buy
a brand new home versus buying something else. And I also feel that something like this--this
project--especially three in an area that was not destined for that--is really a travesty to myself
personally. And everything is special interest nowadays, and I guess maybe I'm kind a cashing
in on all that right now. But, I just feel that this is wrong, that I would be short changed, so
using my freedom of speech, and using my time, and using my ability to be able to share my
opinions, I just want to say I concur also with Councilman Carson, too, that any alternative
modes of transportation would be a farce to do that, because no one travels to any of those three
stores and uses any type of alternative type of transportation. Southern California is a place
where the only time that we're--the only time that we have any peace of mind is when we're in
our car by ourselves. Okay? So, for the most part. So that becomes our quiet time, our time
of meditation, you know. You know, we have to get down to Home Depot at 7 o'clock when
it opens, you know, so we can get started on our "Honey Do" list or whatever. But, Ijust want
to say that in my own opinion, and it seems like the majority here, that your vote that we'd see
is--to shoot down this, and to vote no on the rezoning of this and keep it the way it was
supposed to be. So I thank you for your time.
James Cunningham, 1337 Los Coches Ct., Chula Vista: Mr. Chairman, my name is James
Cunningham, I live at 1337 Los Coches Ct. in Chula Vista. One of the things that I'm not
totally sure of but it is my understanding that K-Mart Stores also are auto centers. And that's
a use that we sorta turned down in this area, and I was not really aware that, and I don't know
for sure, but you can tell us, are we going to have auto centers in here in addition to just K-Mart
because we have pads that have nothing on them. We have a suggestion that we change 55 acres
of this area--what's to say, if it's approved, that we won't change some more acreage in here
to other uses that hasn't been brought up yet. At one of the other meetings, I also asked to get
some information from the City as to the increase in accidents along "H" Street as it is now,
since it's been built. The area has--just from what I've seen--had a lot of accidents, a lot of
serious accidents the way it is now. It's a 55 mile an hour street. Are we going to turn it into
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a 30 mile an hour street to allow this traffic coming out of these shopping centers and make right
turns onto "R" Street? We're going to have dual lanes of traffic coming across, we're going
to have as much as tandem trailers delivering into these stores--and that was mentioned at the
last meeting that I was at--that there would be and that we were going to have double-lane left
turns like L.A. This is not conducive to a good neighborhood, and it's not good for us. So,
these are some of the points that have not really been directed and not answered. The gentleman
who just spoke before said that the auto theft is a big thing. Well, the police can give you the
records of how many cars are stolen from Southwestern College. There's plenty--just from the
College--and we're certainly going to have a lot more problems and a lot more police action
needed for the stores. And police response time in our neighborhood is very poor now, and we
don't have a huge amount of crime. We do have accidents. We had almost a 40-minute wait
for an accident that happened on our corner with an overturned vehicle and a drunken driver.
So, 40 minutes to get a policeman then, without all this increased traffic, and I haven't heard
the traffic experts tell us how many cars are truthfully going to be running up and down "R"
Street if this goes through. And maybe our traffic people would like to tell us exactly how many
they project, and especially since we're also going to be developing these other areas, and have
they really figured those in? And if they did, I'd like to know how they know how many cars
are in each household. And that's all I have to say. I'd just like you to turn this project down.
Thank you.
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Nick Gistaro, 809 Arroyo Place, Chula Vista: Mr. Commissioner and Members of the
Planning Commission, I'm Nick Gistaro. I live at 809 Arroyo Place. There's a lot of us here
tonight from my particular cul-de-sac, and I think I represent--what I'm going to say is going
to be representative of our cul-de-sac. I'm going to be repetitive on some issues--the one that
hits me is that there is absolute no mitigation to occur from my back yard into the shopping
center, absolutely none, not unless you have 10,000 foot trees. As it is now, I hear everything
that comes down "R" Street. At first, I blamed 805, but now I can't. It's "R". And I tell you
what. I'm a businessman. I've been in front of this Council before to promote a building that
I put up, and I know it's tough as a business person. But it's inconceivable to me that Corky
McMillin would advertise custom homes in the $500,000, $600,000, $700,000 range to look
down on a Price Club, K-Mart. I mean, jeez, you know, at least make it Mervyns, or
something if you're going to charge that kind of money. That's ridiculous. Guys, I'm in
business, and that's stupid. You're trying to be slick, and I hate that. I just hate that. So, as
a business person, something's going in there. I agree with this lady and gentleman down here.
There's gotta be something down there. Light industry would be nice, whatever that is. I have
no idea. You know, but as a homeowner, if you want to pay me enough money right now for
the loss in my value of my home, I could overlook anything. And I don't mean to be facetious,
but that's what I'm going to be losing. So, forget that. You know, we're talking about trucks
coming. Now, light industry--I'm thinking of whatever clean industry that is, 9 to 5, Monday
through Friday. These stores are 24 hours a day because they don't deliver during the day.
They deliver all night long. Tandem trailers coming down "R" Street all night long and turning
in there. And I look at this. And if this was a heart, you would expect that this thing had
athroschlorosis, because I can tell you, the only left turn you can take off of 805 coming down
"R" Street is Paseo del Rey. Now, the next--just perspectivewise, because I can see the end of
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this project from my house--that's maybe 1/8th of a mile--you're going to have another left turn
lane. Forget this traffic thing. That's just not going to work, absolutely not. You know, we
. got--again, as a business person, something's got to go there.' Retail is not the answer. I just
can't see how that's going to increase the property home. Has Corky finally said I'm not going
to sell any more homes in Southern California because there's too many people moving. I'm
going to turn this project around and make it retail, and justkinda shine on these homes that's
I'm supposed to be building. I just don't understand it. You can understand it. From your own
neighborhoods, you couldn't possibly imagine this. Anyone of these parking lots is a
nightmare. Who likes to go to these places during prime time, either one of them? Nobody
here. The other thing is that, as a business person, I hate to see--again, this is mentioned--
Broadway wouldn't look as good as it does now if it wasn't for the Price Club. It would not
look anything like it does--with all the little strip centers and whatnot? I can imagine what that
place--it's going to be a desert down there when the traffic and buying goes from Price Club.
And how much longer will it be when the Price Club says, gee, it's not in our best interest to
have two Price Clubs. Let's shut the one down on Broadway. Then what happens? It's going
to be right in our own backyard. Thank you, and good night.
Richard Stork, 1351 Blue Falls Drive, Chula Vista: Thank you. My name is Richard Stork.
I live at 1351 Blue Falls Drive in Chula Vista. We live in the Encore Bonita Homeowners
Association. We are all members of the Association. I don't speak for the Association, but I'm
pretty sure many of the members feel the same way as I do. Most of my comments that I had
planned to mention have already been addressed, so I won't repeat what all the other folks have
said. When I moved there, that was a fairly--when I moved into the area, it was relatively
remote, as many of the other people have said, and there was open space, and I could take my
sons out in the area. Since that time, however, it's built up. I'd like to address two of the
subjects that came up. Someone said something about mitigating traffic by having bicycles and
buses? That came up a few minutes ago. I have shopped at the Price Club, the Home Depot,
and K-Mart once in a while. I've never, ever seen anyone leave any of those places on a bicycle
with a load of packages. The only thing that leaves those parking lots with packages is
automobiles, pick-up trucks, vans, and the like. I've been--it's my understanding that we were
told initially that it was going to be for light industry, and I think that probably is an acceptable
use for the property. I drive in--I live in--I mean I work in downtown San Diego; I drive in
there every day; I drive through industrial areas, and I can guarantee you that the level of traffic
in the industrial areas that I drive into every day is nowhere near the level of traffic that you see
at the Price Club or at Home Depot. Now as far as those of us who live in the area, I find that
I have no problem whatsoever going to Home Depot where it is currently located to purchase
supplies, no problem getting to the Price Club to purchase supplies, so I don't see where moving
those stores into our area are going to make it any easier for the people in the area. So with that
and the comments that have already been--I'd like to reinforce the comments that have already
been made, and I would prefer that the Committee recommend that the zoning remain as it is.
Thank you.
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Cindy Resler, 1085 Red Maple Drive, Chula Vista 91910: Hi. My name is Cindy, and I'm
an environmental engineering student at Southwestern College. I would like to give people a
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Chair Casillas: May I have your address, please.
Cindy: Certainly. 1085 Red Maple Drive. I would like to give everyone a student's
perspective, because somehow people have forgotten there's approximately 12,000 students who
attend Southwestern College right down the street from this rezoning proposal, and I feel as
though our needs need to be addressed as well. I'm outraged that there's no student
representation on this Comm.ission. It could be ad hoc representation, but how in the world can
our views be voiced except for a quick 5-minute presentation. We need to have a voice on this
council regarding this matter, because traffic is horrendous. It's 3.9 miles from my house to
Southwestern College. It's very rare that I drive--this--like a week ago I drove. It took me 15
minutes to get there in traffic. And why? Because mass transit in Chula Vista is inferior. I'm
from the Bay Area--it's highly overpriced. If you're worried about your traffic problems, the
majority of it in this area is because of students. Why doesn't City Council subsidize mass
transit? It costs me $1.00 to go 3.9 miles each way. In the Bay Area, $2.00 you can ride the
light rail, the buses, all day long. And I would like to see that change. If you're truly
concerned about traffic, get to the source of the problem right now, which is Southwestern
students. And we'd take transit if that was economically feasible, and if you are concerned
about traffic in this area, well start subsidizing it. Humboldt--I know that radical Humboldt--you
know that their student government subsidizes mass transit? It's free? You just get on the bus.
How many people do you think will take the bus if it's free. I know there's a stigma related to
mass transit, that only the poor, the people on Welfare, the uneducated take transit. But
Southern California, especially San Diego, we have to get off our high horses. You guys are
going to have to start taking mass transit. And I know your car is like your freedom, your place
to be by yourself. (Expletives deleted), we--you know that--I'm sorry, I didn't mean to swear--
in 30 years at the rate we're consuming our oil, it's going to be gone. What are we going to
do then? And, also, I'd like to address Commissioner Carson on your viewpoints regarding air
quality. You're saying that the mitigation portion of it is superficial, that the bicycle racks will
corrode--what an eyesore. My God! They make it out of resources that prevent corrosion, and
also, there's no rain in San Diego. I don't think that should even be considered. Also,
educational materials? When we move into our homes, we are given educational materials.
How much do we really know? I mean, I think the more education the better. Even though it's
on t. v., you know, environment is a hot item. How much of it do you really know? I'm getting
the engineering perspective of it, and I know I know a lot more than what this trivial literature
that was handed out in the beginning. And the last thing is mass transit--oh, people won't take
the buses to go to K-Mart or whatever. I ride my bus to go to Terra Nova, I wear my
backpack, and I bike there and I get what I need, and I come back. You know, or I take the
bus. We need to change the way we are. We Americans are so independent. We like our
freedom; we like to get in our 4x4, drive around--I support, you know, the Desert Storm in our
4x4 20-miles-a-gallon. If you really support and don't drive unless you have to, carpool. I
know--I'm off on another tangent, but it is related. I support open space. At the same time--38
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seconds to go--at the same time, I realize something has to be built. But don't put these
industries in there, and get student representation, and I want to see a copy of the EIR in
Southwestern College Library, so we can see it. Has our student government been notified of
this? Or are you just sending out material to residents? We need a voice, and I want to see a
report--I want to see a copy of the minutes--updated, in that library after each of your meetings,
because this does affect us. I'm sorry if I went on too many tangents. Thank you.
Commissioner Carson: I'd like to make a comment. Your student representative should come
down to the Planning Department and make arrangements for that to be checked out just like the
other citizens in the City of Chula Vista have to do.
Commissioner Tuchscher: Mr. Chairman, I'd also like to make a comment. I don't know who
is left to speak, but I hope there's a representative from Administration at Southwestern College.
Certainly, they have--and have not, that I've seen, made comment relative to this project yet,
and I'd like to see them at some point have some participation in the decision-making process.
Thank you.
Chair Casillas: As I understand it, there have been several public notices published, and they
are free to come, and I don't know what else it takes. We've discussed this before.
Commissioner Tuchscher: It was discussed before, Mr. Chairman, and I would just encourage
their participation.
Chair Casillas: Wonderful. Thank you. Roger Resler, please.
Roger Resler, 1085 Red Maple Drive, Chula Vista 91910: As soon as I heard about this, I
wanted to go to City Hall and find out more about it, and Diana Richardson helped me in that,
and I'm appreciative of that. I live at 1085 Red Maple Drive which is right there--it's about a
mile away. And I'd like to represent the high school students. Well, I'm currently enrolled at
Southwestern College as a freshman. But last year I went to high school, and it's--the traffic,
it's really bad. I mean--I don't know-well, it's been a long time since the people in this room
have been to high school, but nowadays it's really bad. And, I wonder if EastLake High School
has been--it's been calculated the traffic to EastLake High School. I mean, this year there's not
even seniors there. I mean, are you taking into consideration the seniors and the juniors and
sophomores driving to EastLake High School? I mean, that's added traffic. Plus the Bonita
Vista High School, and that's just two high schools within four miles. And all that traffic. I
mean, have you considered that? And, I noticed in my neighborhood--a lot of people in my
neighborhood like to go out and walk around with their dog and just be outdoors people. And
I encourage that, but I wouldn't want to walk around much if it's smoggy or if it's a lot of cars,
and there's many trails in the canyon perpendicular to it. Let me show you on the map... Right
here...the trail there. And people like to mountain bike there and stuff, but I wouldn't want to
mountain bike there, and stuff, but I wouldn't want to mountain bike there if there's going to
be so many cars and smoggy, and why would people go out jogging if all they do is dryclean
their lungs. I mean, what's the point? And there's crime. On my street there's been two--
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within three years--there's been two cars stolen and, one morning, all four tires off my dad's
truck were stolen. So there is crime in my neighborhood. Just make a note of that. And the
noise--there's noise, there's traffic, there's sirens. Three years ago when I moved there, I could
go out, and I just, wow, it's so calm and peaceful there. Where is everyone? Now, three years
later I hear sirens when I'm sleeping, and, you know, there's more Southwestern students this
year than in years past because of the cuts in SDSU, and I see that trend continuing, and there's
going to be a lot more Southwestern students coming next year--what--there's going to be 2,{)()(j
more? Probably. I mean, who's going to pay--I mean with the budget cuts it's just the price
of--SDSU is going to go up. And where are they going to go? They're not going to go to
SDSU. They're going to go to JCs, right? So, there's going to be more students, more traffic,
and also I used to deliver pizzas for about a few months, and I could tell you more about traffic
in Chula Vista and Bonita than a little box with the wire hanging out of it recording how many
times, you know, cars go over it. And it's pretty bad. I mean, you're going through side
streets and everything. And I just want to--I'm opposed. I don't think we should build any
more.
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John Januszewski, 678 Rue Avallon, Chula Vista: My name is Johnny Januszewski and I live
in EastLake.
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Chair Casillas: May I have your address, please?
John Januszewski: 678 Rue Avallon. Okay, what I want to address is--today on the EIR, there
was a figure thrown out about, I think, $2.8 million. Is that true?
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John Januszewski: Now, is that net or gross?
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Joe Monaco: That's net.
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John Januszewski: Okay, that's police protection's paid for and everything. So that's net.
Joe Monaco: Correct.
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John Januszewski: Okay, now that 2.8, is that based on raw land or the land that is setting there
right now?
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Joe Monaco: It's based on the increase in sales tax generated by the project compared to the
services that would be required to serve the project.
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John Januszewski: Okay, then how does that compare--how does that compare with, if all those
lots and the streets are built right now, how would I compare if all those lots were filled with
light industry, with employment, with people working there.. .how would that compare with the
amount of people that are working for these three retailers earning minimum wage or a little bit
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more than minimum wage versus you probably know how many people would be working there
ultimately when that was completely built out at probably a higher wage, maybe $5 a hour more,
maybe $12 an hour, or something like that, where you don't have renters working there, you
have homeowners working there. Has that been worked out?
Joe Monaco: Well, the fiscal analysis analyzes the impact to City services. So it's a
comparison of what it costs the City to serve the project with respect to what type of revenues
will be generated for the City for the project. Now for the existing approved uses, there would
be a net positive benefit of approximately $230,000 per year. With this project, it's $2.3
million. So it doesn't necessarily address the wages of the people working in the centers.
John Januszewski: And why not?
Joe Monaco: Well, actually that issue is addressed in the cumulative--or in the growth inducing
impact section of the EIR as it relates to availability of housing for the employees in the center,
and the determination was that there was adequate affordable housing within a reasonable
commuting distance of the project to be able to accommodate that need for the type of jobs that
would be generated for this project.
John Januszewski: Were numbers spelled out? Or is this just something thatis generalized?
Joe Monaco: No, there are employment factors enumerated in the EIR.
John Januszewski: Okay, that's the only question I had, but you know, are we building this
where you get maybe 200 people making minimum wage or less than minimum wage, or are we
getting--I think there's 22 lots there, and if they're completely built out with light industry and
these people--will they be making higher than minimum wage--and what is the feedback back
to the community that way? Instead of this net of $2.3 million. You know, that's just a
number.
Joe Monaco: Actually, in the growth inducing impact section of the EIR, it does make a general
comparison between the wage earnings of the existing approved uses and this project, and the
way the--what the existing uses allow include extensive warehousing activities and types of uses
that would generate a similar wage structure as the proposed project, although there would be
some higher paid jobs.
John Januszewski: Well, I think if the City--the City of Chula Vista went out and did some
recruiting to replace these jobs that we're losing at Rohr because it takes 2-112 years for them
to get a project through, and there's 2,000 jobs now leaving for Tucson, I mean--you know, I
think--I understand why it's happening. It's happening is because Corky McMillin is in trouble
and he wants to get rid of a big piece of land, and I think the City should go in there and do
some recruiting and get some people in there. Thank you.
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Commissioner Tuchscher: Mr. Chairman, I'd just like to make a brief comment. If that
gentleman would like to attend one of the Economic Development Commission meetings, the
Economic Development Commission would be happy to hear your discussions. They're
spending a lot of time and energy doing just what you suggested. And that's recruiting good,
clean industry to the City. Thank you.
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Chair Casillas: Thank you, Commissioner. Mr. David Hand.
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David R. Hand, 1333 Los Caches Ct., Chula Vista 91910: Good evening, ladies and
gentlemen, my name is David Hand. I live at 1333 Los Coches Ct., Chula Vista, a place I've
owned since 1974. It's just in the lower right hand comer of the chart you see there. I
apologize for not being able to quote paragraph and verse. I just returned from about two
months' business trip to the East Coast. However, I'd like to make a few quick comments, and
I'd like to respectfully invite your attention to some questions and leave it up to the
Commissioners as to whether they would like their staff to look into those questions. First of
all, as the gentleman said, in the rather long-winded answer, it appears that the project will be
finished before the traffic mitigation items are complete. If that happens, and if the traffic
mitigation items are not completed--after all the funding is not completely within our control,
especially since we're talking about Interstate 805, et cetera, what then would be the status of
these F intersections, et cetera? Did that traffic model take into consideration the possibility,
even over our objections--did it take into consideration the possibility that the bi-national airport
will be built and the commensurate traffic upon 805 there? It has already been discussed as to
what might be the problems if 125 is not built. And, thirdly, we're all familiar with the fallacy
of the maxim of garbage in, garbage out. I would wonder what validation has been used for this
model in that all the answers in their report and suggestions are based upon that model. If that
model is flawed, then all the projections, et cetera, are flawed. The young lady mentioned 3.9
miles/15 minutes. That works out to just under 4 miles an hour. If she were trying to go up
"H" Street when I do every evening to get home at about 5 in the evening, I would say if she
were doing just under 4 miles an hour, she could probably be cited for reckless driving, and that
is without any mitigating circumstances, or mitigating additions to the street, and that is without
the inclusion of this project. One of the most beautiful views in San Diego--excuse me, well,
in San Diego, yes, I will say that. I was going to say Chula Vista--but one of the most beautiful
views two years ago was to drive down "H" Street to the west, come around the comer and see
Point Loma, the Silver Strand, and the glistening ocean in the background. That is no longer
available to us because we have now planted shrubs and trees along the right-hand side, the
north side, of "H" Street. The--several people have referred to the possibility of a loss of view.
That is one loss of view we've already sustained. The night sky is another one. I am slowly
losing the view from my house of the night view of Point Loma and the lights thereon. The
glare factor, even though it will be directed towards the parking lots and the lights, I suspect,
will still further obliterate that view. When this entire project, EI Rancho del Rey, was
proposed, I don't know, probably 20 years ago--25 years ago perhaps, there was a general plan.
Now nickel--now McMillin and Company have been nickel and diming us with it--it was
approximately six months ago, possibly less, possibly more, we were asked to approve--or that
is the City was asked to approve an increase in the density of the residential zoning there to the
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south of "H" Street. Now we're back again, and this is, as one lady indicated, one of many
times. For the members of the Commission, I would respectfully suggest they might, in their
own mind; consider is it a de facto policy for the City of Chula Vista to permit a good, sound
general plan to be used to get their foot in the door and then piecemeal, change it, change it,
change it, as we seem to be doing here. I thank you for your attention. Thank you.
Chair Casillas: Mr. Jay Hilton, please.
Commissioner Ray: Can I make one comment to that? Not so much in defense of McMillin
Industries, Inc.--whatever the parent corporation is now--I've heard at least three comments now
about a, what I will say, was a somewhat of a promise at the point of purchase of the homes that
were up there and now the fact of the matter is, the plans have changed. I personally don't
believe that the McMillin Group--knowing Corky and his family for many years and going to
school with the kids, and whatnot--I don't think they're out to go lie to anybody, and I rather
resent--I rather resenUhe implication that that's what has happened. The business environment
changes--I'm not saying this is a good or bad project, or anything else at this point--but I don't
believe that those people have such a low integrity level that they're going to tell you buy a
$400,000 house, and by the way, we're screwing you on~the other end here because I'm lying
through my teeth. I do not believe they're that kind of a corporation. So, it may not be a
popular comment to make, but I do hold that group in some esteem, and I personally as resident
and a friend of theirs do not appreciate those kinds of comments.
Chair Casillas: Mr. Hilton.
Jay I. Hilton, 713 East "J" Street, Chula Vista 91910: Thank you, Ray, my name is Jay--Jay
Hilton, 713 East "J" Street. Most of these have gone before, neighbors and people in the
discussion, about the EIR, but I do want to make some other comments. I'm from--somebody
that's living--overlooking--back of the house overlooks this whole project. So, from my
perspective, we have shrubs that are 15 to 20 feet high in the back yard. We sit at the top of
the hill on "J" Street, and our back is facing the whole project. So we can see it, hear it, smell
it, taste it. We had a natural acoustic sound channel at Paseo del Rey that comes directly up the
hill. When the grading took place over the two to three-year period that it took place, it
gradually subdued that natural acoustic sound channel, but, of course, noise just like light and
smoke does travel uphill, so we're going to get a lot of noise pollution just from the traffic, and
if it's increased, we're going to get more of this. And for myself I wouldn't feel so bad, but
the mistress's bedroom overlooks this, and she gets'upset at 2:00 in the morning when she's
.awakened by noise from the current resident, Brunswick Bowl. When they let out, some of the
people have imbibed too much and the first three months--it was about once or twice a week that
we were awakened at 2:00 in the morning. This was not just Friday and Saturday nights. This
was a weekly occurrence on a routine basis. It has improved, because the Police obviously have
taken that into account and are patrolling better. The air pollution, of course, is going to get
worse; the light pollution, there is no way--even with the trees backing up the shrubbery that are
15 to 20 feet in the back yard--are not going to keep out the lights. Maybe on the first floor,
but the second floor is going to get, you know--light travels in a straight line and that's what
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we're gonna get--right into the bedroom. And we've mentioned the traffic pollution. I wanna
mention--on Paseo del Rey, there's going to get an increase of traffic, of course, and that's taken
~into account, but I'm not sure that it's been taken in account on East "J" Street. It's already a
speedway. It's been improved by the center lane--sometimes it used to take me five minutes to
back out of the driveway. And that's not an exaggeration. Now I can at least safely get to the
center of the road and go about my business, if I'm going to go to the east on East "J" Street.
This is a draft EIR that we're discussing, and you're asked--being asked to sign off on this by
your approval on this draft EIR, and we've heard from the Planning Commissioner. He states
he's going to give you some more information, so obviously this is not a complete document.
So I don't know how you can approve something, and then get more information, because
you've already approved it, ~d we know what happens next. It will go and be rezoned by the
City Council from light industrial to the commercial that's being annexed. So I'm asking you
to back up the residents in the area and maintain what we've got -- light industrial. Thank you
very much.
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Chair Casillas called a five-minute recess at 9:08 p.m. The meeting reconvened at 9:17 p.m.
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Chair Casillas: Before we continue, I'd like to make a couple of comments relative to what
we're doing here tonight. There seems to be an impression in the land that we're going to make
a decision tonight, and indeed we are not. This facet of the environmental impact report process
is simply to open a public hearing, take public testimony, and close the hearing. That
information that you provide us will be used in preparing the Final Environmental Impact
Report. That report then will come back to the Planning Commission for certification, and then
on to the City Council. I want to reemphasize that tonight we do not--do not make any
decisions. All concerns that have been raised will be addressed in that Final Environmental
Impact Report. And so, I hope that makes you feel better, but we're not making deCisions
tonight. We have two more speakers and then we will continue. First is Ms. Linda Scher.
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Linda Scher, 543 Beacon Place, Chula Vista 91910: My name is Linda Scher, and I live at
543 Beacon Place, which is in Chula Vista in the Terra Nova area. And I'd just like to say that
I'm opposed to the change in the zoning that's been requested for many of the reasons that have
been already given, but one additional comment that I'd like to make is that the Christmas
shopping time is one that is a particular concern to me with these stores being proposed.
Christmas shopping season seems to get longer and longer every year, so it's not just a matter
of a few weeks. Having lived in the area and having seen how the traffic has affected Bonita
Road from the Plaza Bonita Shopping Center, I already feel like I have to avoid Bonita Road
for a good part of that season, especially at peak times of the evening, and I feel like a similar
situation would exist on "H" Street, if not worse, during that period of time. The combination
of the traffic going to that store--those stores--for November and December, in addition to the
already existing traffic to Southwestern and people going home, I don't feel can be mitigated by
left-turn lanes and by added signals. And I just feel like, as a resident who has to travel on "H"
Street for other purposes, that I won't be able to avoid "H" Street. I won't have a choice and
say I just won't go shopping there. There are other reasons why I have to travel on "H" Street.
I take my children to Southwestern College area several times a day, and so that there are many
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residents that need to travel on that, and it's justgoing to be one big parking lot during that
period of time as far as I can foresee. So, I'd really like that to be taken into consideration in
terms of the extra impact that would be added to traffic during the November,' December period
of the year. Thank you.
William Lieberman, 852 Blackwood Road, Chula Vista 91910: I'm William Lieberman, 852
Blackwood Road. I didn't turn in a speaker slip initially because I have mixed feelings about
the project. I don't like the fact that a lot of extra traffic is going to be added to "H" Street,
nor do I like the mitigation of filling in canyons to add the extra lanes that will be required to
handle that traffic. The problem is, I'm a patron of all three of those stores, and I don't seem
to have any problem at all messing up other people's neighborhoods in order to get there. As
a matter of fact, I think I would probably pay more credence to a lot of the feelings expressed
here tonight if everybody pledged that if this project is thrown out, we would never patronize
those stores no matter where they are, because they are all auto oriented and they're going to
pollute no matter what part of town that they're in. I don't think that's going to happen. I'd
like to direct some comments about public transportation. I think it's correct that very few
people would use the bus to get to a store like Home Depot or Price Club. I think some will
use it to get to K-Mart, because they're doing that today. More importantly, there are a lot of
workers that will be employed here who need an alternative. Without good bus service, they're
going to be forced into their automobiles and just add to the congestion. In order to make transit
attractive, it has to be built in that way in advance. That means decent buses on "H" Street,
which is not an easy task to accomplish given the nature of "H" Street, and good walkways and
locational relationships with the buildings. If the buildings are set way back on the site, it's
going to be that much less desirable to get to them from the bus stop. Another way of getting
people into transit is to look at a different market of users. As the young lady alluded to earlier,
there are thousands and thousands of trips every day going to Southwestern College. These are
more easily attracted to transit than the kinds of trips that would be going to the shopping center,
and yet the type of transit service offered is still far less than desirable. Recently a proposal was
brought before the City Council to build a transit center at Southwestern that would have
positively changed that situation. But because a half a dozen people showed up who lived across
the street and said it would spoil their view , that proposal was rejected. As long as our public
elected officials take those kinds of actions, we're still giving a lot of lip service to alternative
transportation, and nothing more. I'd like to leave you with two thoughts--one of them is that
sometimes a project that seems distant from us, like that Southwestern transit center, can actually
have affects that are beneficial a lot closer to home that could have mitigated some of the traffic
we'll be getting because of the shopping center, if that does go through. The second is, I would
appeal to all of us--you as decision makers and us as private citizens--to think very hard about
the way we get around; think about the excuses we give ourselves about why we're still in a
single-occupant automobile; and then think about the impacts we're having on other people's
neighborhoods before we complain about the impacts that they're going to have on ours. Thank
you.
Irving Crick, 552 EI Monte Place, Chula Vista 91910: My name is Irving Crick, I live at 552
El Monte Place in El Rancho del Rey, City of Chula Vista. I wasn't even aware until Sunday
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when a gentleman came by my door--I was upstairs taking a snooze--and he dropped off a flyer
to my son, about the proposal that's going on tonight. . I was not even aware of it. The only
thing that I was aware of was one day my wife and I walked up from where I live up to the
Information Center, and the young lady up there told us they were proposing a Price Club and
they were putting in for a Walmart. I didn't mind that. Then Sunday, when this young
gentleman, whoever he was, came by the door--Idon't know who he was--gives me the flyer
and I went around also last night after I left here and knocked on some doors, and people
weren't even aware of it--that the other buildings and all these pads were being constructed--or
going to be--and they were all vehemently opposed of it, so I'm kinda speaking for them in our
little cul-de-sac there. And we were--I heard something a while ago--everybody was supposed
to have had some kind of packet mailed to them in the Rancho del Rey area. I have yet to see
that. I have no idea who was supposed to have sent this out, unless I misunderstood something
earlier in the session. And basically, I kind of have a mixed feeling about this, because every
time I think of a K-Mart or the Price Club and everything else, I think of the derelicts that are
going to start dragging into the neighborhood. I don't think we can put a fence big enough
around that area to keep them out of Rancho del Rey. I moved out of city called San Diego into
an area where I figured ifI paid enough money for a place, I'm not going to have these derelicts
hanging around. And it doesn't seem like it's going to work. It seems like I'm running back
into the same gunshots that I heard back in Paradise Hills, and I lived in a fairly nice section
of Paradise Hills. So I figured if I paid more money and got out of the traffic that I was getting
into in that area, things would change a little. But it seems like it's following me all the way
across the street now--six miles I moved--well, actually, seven miles. So, basically, I have a
little bit of mixed feelings about this because of the two extra buildings that even the people
across the street from me didn't even know about, or anyone else, until this gentleman--I don't
know who he is, he may be in the audience tonight, I don't know--so that's basically it. I have
kinda mixed feelings about it because we weren't informed on this matter. Thank you for your
time. .
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Chair Casillas: Will somebody from staff respond to how the noticing process takes place, and
who it went to, etc.
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Environmental Facilitator Richardson: We have a local requirement here to notice to at least
1,000 feet from the property boundary, which we did. And in addition to that, we tried to
capture neighborhoods that had expressed interest in previous projects on this site. So--and in
addition to that, we put a notice in the Star-News. But I would like to say that for all of you
who are here tonight, your addresses are recorded; and we will add those addresses to the
mailing list to make sure that you are properly noticed in the future.
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Commissioner Tuchscher: And could staff also comment on the State requirement for noticing?
The CEQA requirement, or State requirement for noticing projects like this?
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Ms. Richardson: CEQA requires noticing in one of three ways--either by publication in the
newspaper or by posting the notice on the site, or by sending out notices to adjacent property
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owners. So we, in our City, we have done two of those options and in fact sent a notice to a
much wider geographical area than CEQA requires.
No one else wishing to speak, the public hearing was closed.
Chair Casillas: Before we go on to the last instruction that we give staff, I want to make a
comment that addresses the issue that Miss Resler raised, and that is the issue of representation
of certain segments in the community. I applaud the fact that you raised the issue-it's a very
important one--and there definitely are groups in the community that sometimes are not as
represented as they might be. Specifically, in the educational environment and the educational
business, we have had issues before this Commission where it was my judgment and the
judgment of other Commissioners that members of the educational groups should have been
present to present their viewpoints, because the issues that were being discussed would
significantly the educational institutions and, obviously, students. And so, to the extent that you
can take back the message, we appreciate it. I think we need that input, and need it from other
groups, as well. So I personally would like to thank you for raising that issue.
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Chair Casillas: What we need to do is now that we have closed the public hearing is to give
staff direction on preparing the Final Environmental Impact Report, and is there anything
specifically that the Commissioners would like to cite and address to the staff?
Commissioner Martin: Mr. Chair, I have one question for the staff, and that is if--do you know
of any report, study, paper related to discount stores in an area that have a higher crime rate?
Is there any study on that that you know of? You're inviting a certain--we all know a certain
kind of stores invite a certain kind of crime rate. Would you elaborate on that?
Joe Monaco: As far as we know, there is not a study that specifically addresses that. That was
a concern that was raised in the scoping of the project, and we did solicit comments from the
Police Department, and their comments were incorporated into the EIR. Basically, their
concerns were centered around increased patrols and any fiscal impact that that would have.
They felt the impact could be mitigated by increasing patrols in that area.
Commissioner Martin: I'm wondering whether or not the discount store is the genesis of the
crime, or if they are put into areas where the crime is already there--just arguing with myself
about it, I guess, but.... Another question I have would be that in the correspondence received
tonight, there was mention about the Home Club--if the Home Club rep is here, maybe you can
talk to him later about the materials? Did you understand that--that they have a problem
cleaning up after themselves throughout their parking lot, throughout their freeway, and stuff?
Home Depot, I'm sorry.
Joe Monaco: As far as whether that was considered as an impact in the EIR? That wasn't
considered, no.
Chair Casillas: Any other ...?
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Commissioner Fuller: Yes, I would like to just make a comment. This may not be appropriate
as a part of the EIR, but I was impressed with the comment from next to the last speaker in
regards to the transit station that was denied by the City Council, because of opposition from
homeowners in the area. And since this project was initiated by the Redevelopment Agency of
the City of Chula Vista and the City Council is the Redevelopment Agency, I would like to as
a consideration of further condition of perhaps the mitigation for traffic, that they reconsider that
center that was proposed originally for Southwestern.
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Chair Casillas: Any other comments:
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Commissioner Carson: Mr. Chairman, I have one comment. Mine is basically for the benefit
of Commissioner Decker. I believe at the workshop he alluded to the fact that he was
wondering whether our roads--the road surface--would be able to handle the heavy trucks, and
so that would be one thing that probably you should try to answer; and then I don't know if this
is appropriate or not, but I know he had a number of things he wanted to discuss, because he
kept saying--he wanted to turn to them--but I had mentioned that we couldn't discuss it because
it was just the workshop and not the public hearing. So, if it would be possible for the
transcript or the tape to go to Commissioner Decker as soon as possible, so he could respond,
and that will eliminate a lot of questions when we get ready for the final. And that's my
comments.
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Joe Monaco: I'd just like to point out that the comment regarding the truck traffic was made
and that will be addressed in the Final EIR.
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Commissioner Ray: I have a couple of points I'd like staff to either respond to now, if you can,
preferably in the Final EIR. Fiscal impact in terms of a trickle down theory, if you will, for
the original zoning for this versus the proposed project. I think one of the gentlemen was asking
the question, have we looked at it, does the EIR take a look at dollars that are earned here in
terms of an employment-type center versus a retail. Is any consideration given to the fact that
some of those dollars--whatever percentage that may be--is going to be spent within the City and
generate in additional sales tax in that manner. And I don't know if that's taken into your model
now or not. I've been told it probably is not.
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Joe Monaco: That's not something that's considered. It's just the direct sales tax generated
by the uses in the City.
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Commissioner Ray: And is that a standard throughout the State models, or just this city, or is
that something that we just require.
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Joe Monaco: That is a typical analysis tool, and that's typically what the City--the methodology
that the City uses.
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Commissioner Ray: And I don't mean to be argumentative here, but I need to ask the question.
This smacks to me of the situation that happened to Rohr in the 40's or 50's--whenever it was--
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when they paid everybody in silver dollars to prove a point--that they did have a fiscal impact
on this city in a positive manner. And I think, if we ended up with an employment park there
and people said, . well, we should have done retail, if they paid everybody in silver dollars I think
we would see something that the model does not show. Is there any way to capture a percentage
estimate based on another city, county, municipality, whatever, model that may estimate a
percentage of the wages earned being spent within the City?
Joe Monaco: There are ways of calculating that. That's something that we can discuss in the
Final EIR--the feasibility of such a study.
Commissioner Ray: Thank you. Also, a concern was raised to me during the break by another
one of the speakers. Do we have anything in place--when we mention the mitigations within the
EIR that will do a follow-up in two years to say that although--let's say it was the sound barrier
made of bushes--they may have planted the bushes and they died--is there any way to follow up
or is there a current system that follows up and says they've replaced those and put in another
type of mitigation?
Joe Monaco: There is a City standard for that particular impact--noise impact--and it's a
threshold standard. So if the impact exceeds that standard, then it will have to be mitigated to
that level.
Commissioner Ray: And how would the City know that? Do they typically monitor it a year,
two, three years down the road, or do they have to have a complaint from someone before that's
rechecked.
Joe Monaco: As far as I know, the--it would be generated by a complaint, but we could build
that into the mitigation monitoring program, that that be looked at every year.
Commissioner Ray: I would highly recommend that, because right now, based on some of the
other things I've heard and seen, I'm not comfortable that many of the mitigations that are
contained in the EIR can fully be implemented and insured three years down the road or five
years down the road. Another issue, and I'd liken that to our CUPs, it's a conditional use
permit where things are stated up front, but we don't have any way of monitoring that those
conditions are maintained five years later. That's just a side comment there. I'd also like to
see at least an estimate or a side worksheet, if you can, from the City that gives an estimate on
what the completed TPP would represent. If you have any kind of estimate on that at this point,
it would be helpful. Again, I'm not comfortable with the traffic, although it is noted in the EIR
as being mitigable. Having driven that street for the last eight years, whatever it's been there
from the dirt road that we used to ride our bikes on to a two-lane, to the four-lane, and a
potential six--or the six that's in one section now--I don't think it has a significant traffic
mitigation there today. Just because my quality of life, if you will, in driving that during traffic
hour is not comfortable. And I don't want to drive behind the guy that does his meditating
'there, but I would like some other type of assurances there. Again, I would like to request some
kind of estimate, again, on air quality impacts for some of the mitigated circumstances within
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the EIR, such as traffic lights, and what that does. to the air quality--just again an estimate--
whatever ballpark you know you've got. And, lastly--and I'm sorry to take so much time here,
but--Iastly, on the project itself, the internal circulation traffic, and I noted this at the last
meeting we had on this, I don't see that as being adequate given the use that's being proposed
on the western edge. I believe that's the Home Depot. Given what I see at the Home Depot
today, that single exit going to the north--to the east, I guess--out of the project does not seem
to be adequate for me, and that would be if nothing else were built out there. So, if we can
have some kind of other alternatives which I think we discussed at the last meeting, that would
also be helpful. Thank you.
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Chair Casillas: Thank you, Commissioner Ray. To follow up on Commissioner Ray's last
comment about the adequacy or inadequacy of the exits, et cetera, this last weekend I had the
misfortune of observing what goes on at Terra Nova. I say misfortune, because I had no choice
but to wait to get out of there. And I think that, in my judgment, at least on that weekend when
I was there, it's totally inadequate. And to reenforce what Commissioner Ray has indicated, if
there could be some sort of study that addresses the issue of what we might do.on that western
part to see whether or not, you know, we could get an exit out of there, even it's one--well, it
would have to be one-way going west--but I'd like to see that studied in some depth to see if it's
not feasible. And it may be that comparing what might occur here with what's happening in
Terra Nova may not be fair, because of the additional businesses that are there aside from the
Home Depot, but it may be worthwhile to look at and see what it looks like. Because, if all that
traffic is going to go in and out of Paseo Del Rey, I can just see a lot of problems there and,
hopefully, you folks can address that.
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Chair Casillas: Any other comments? If not, this issue is closed for tonight, and staff is
directed to incorporate and address the issues that have been raised tonight by the folks here at
the public hearing, and I want to thank all of you for your patience. It has been a long--not as
long as some--but it has been long, and we really appreciate your attendance and your input.
Thank you very much.
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MSUC (Carson/Martin) 6-0 to excuse Commissioner Decker from the meeting of
September 9, 1992, since he was out of town on business.
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Commissioner Fuller asked that some of the Redevelopment Agency staff remain for a few more
minutes.
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DIRECTOR'S REPORT:
Assistant Planning Director Lee drew the Commission's attention to a handout regarding a
seminar on "Alcohol in Our Environment" which had been distributed to them and noted the
deadline for registration was September 21.
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'He pointed out that their next meeting was the joint meeting which was a field trip to Otay
Ranch at 3:00 on September 11, with the Commissioners to meet at 2:45 p.m.
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PC Minutes
-33-
September 9, 1992
Commissioner Tuchscher noted that he had other City business from 7 a.m. until 2 p.m. in La
Jolla, so it may be difficult for him to meet at the Otay Ranch at 2:45 p.m. Mr. Lee noted that
if they knew he was coming, they would wait for him.
COMMISSIONERS' COMMENTS:
Chair Casillas asked if the membership on the Housing Advisory Commission was to represent
the Planning Commission, and if it should be rotated. He had been on the Commission for over
two years and felt it was time to change. Community Development Director Chris Salomone
noted that he would look into it and call Commissioner Casillas.
Commissioner Fuller commented on a notice of public hearing by the Planning Commission in
the City of Chula Vista which had been sent out by the Community Development Department.
Residents of the area who had received the notice had advised Commissioner Fuller that the
wording was not easily understood by everyone who read it. Since a Commission had spent a
lot of time recently and raise a lot of issues before the City Council regarding making the system
more user friendly, she felt this was one of the areas particular notice should be paid to as well,
that the notices are written at a level that the average person who has no knowledge of what goes
on in the City can easily understand. She believed the residents felt they would have no effect
when they didn't understand what they were reading.
Community Development Director Salomone stated he would attempt to get a "plain English"
display ad in the local papers, which may further accomplish the "user friendly" advice given.
Commissioner Tuchscher suggested that perhaps the Community Development and Planning
Departments could, in the future, try to be more sensitive to that.
Assistant Planning Director Lee replied that was one of the reasons staff had included maps on
all of the major activities, so people would understand where the project was located, and the
phone numbers were there if people had questions, they could call or come in and ask for further
clarification. It was difficult with a project of this size and complexity to compress it into a
public notice to make it very clear as to what actions would be taking place.
Commissioner Fuller, for the record, noted she would be absent from the meetings of September
16 and 23, because she would be out of town, and again on October 14.
Commissioner Carson commented, for the record, ,that she would not be at the meeting of
September 11, because of business conflicts, and also from the meeting of September 30 because
of open house at the school.
Commissioner Carson noted that since it had been a long time since the Commissioners had
attended a traffic workshop and the traffic model had changed, she believed a workshop was
needed dealing with traffic.
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PC Minutes
-34-
September 9, 1992
Assistant Planning Director Lee replied that possibly during the month of October, a workshop
could be held. He noted that.all of the dates scheduled for Otay Ranch may not be required.
'"'"
ADJOURNMENT at 10:00 p.m. to the Joint Planning Commission/County Commission tour
of Otay Ranch at 3:00 p.m. on Friday, September 11, 1992, and a Special Joint Meeting with
the County Planning Commission on September 16, 1992. The next regular Planning
Commission will be held September 23, 1992 at 7:00 p.m. in the Council Chambers.
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Nancy Ripley, Secretary
Planning Commission
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(PC9-9-92.min)
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RESPONSE TO COMMENTS
..
APPENDIX B
ECONOMIC IMPACT ANALYSIS
\l{(j~
WIllIAMS · KUEBElBECK &.. Associates, Inc.
Real Estate Economic, Financial and Management Consultants
7 Corporate Park, Suite 260, Irvine, California 92714 (714) 474-1606 FAX: (714) 474-1971
Principals
Lawrence E. Williams, Jr.
James L. Kuebelbeck
Associa Ie
Anne C. Simpson
IWJEIW(Q)IR?,AN]D)UIW
DATE:
TO:
September 18, 1992
Chery I Dye, Economic Development Manager
City of Chula Vista, Community Development Department
FROM:
Anne C. Simpson, Associate
Williams-Kuebelbeck & Associates, Inc.
SUBJECT: ECONOMIC IMPACT OF PROPOSED COMMERCIAL CENTER
AT RANCHO DEL REY
A. INTRODUCTION AND SUMMARY OF FINDINGS
Williams-Kuebelbeck & Associates, Inc. (WK&A) was retained by the City of Chula Vista
Community Development Department to provide an economic impact analysis of a proposed
commercial center at Rancho Del Rey. The impetus for this study is twofold. First, this study
addresses local community concerns relating to the economic impacts of the proposed Rancho
Del Rey shopping center upon the existing retail establishments within the City of Chula Vista.
Secondly, based upon the the analysis of the center's economic impacts, this study projects net
sales tax revenues to the City, after taking into account any transfer of sales from existing
businesses to the proposed center, and relates these findings to the fiscal impact analysis as
presented in the project EIR.
Briefly, our four major findings can be summarized as follows:
1. The proposed center is not projected to adversely affect any existing businesses to the
point where there would be blighted conditions through economic dislocation,
deterioration or disuse. If any businesses should close upon the center's opening, it ,
could probably be attributed to their specific financial and economic condition, and not
to the center's opening. It should be stressed that a five percent vacancy factor is
considered normal in a "healthy" real estate market.
2. Based on the analysis conducted by WK&A, gross annual sales per square/oot at the
proposed Home Depot, K-Mart and Price Club in Rancho Del Rey are presented in
Summary Table 1 (before taking into account transfer of sales between any existing
stores and the proposed stores).
San Francisco. Orange County
-
The two businesses most likely to be impacted by the proposed center at Rancho Del
Rey would be the existing K-Mart on Third Street and the existing Price Club on
Broadway. Taking into account transfer of sales between these existing stores and the
proposed stores at Rancho Del Rey, as well as the loss of sales due to the loss of the
existing Home Depot, projected net sales tax revenues to the City are presented in
Summary Table 2. The projected sales tax revenues provided by John McTighe
Associates, as cited in Section 3.5 of the EIR (Table 14) are presented in Summary
Table 3 for purposes of comparison. A reconciliation of the two different
methodologies (that used in the EIR as compared to WK&A's methodology) is
presented in Section G of this report.
The projected overall net fiscal impacts to the City as presented in the EIR will be
impacted, based on the results of our analysis. Taking into account total annual
operating revenues and expenditures, the EIR projected a net operating surplus to the
City from the proposed project of $2.3 million, as presented in Summary Table 4.
Taking into account total annual operating revenues and expenditures, in conjunction
with the fITst year sales tax revenues projected in WK&A's analysis, the projected total
annual net revenues to the City would be adjusted downwards to $1.2 million, as
calculated in Summary Table 5.
It should be stressed that although the stores could certainly outperform the projected sales
presented in our analysis, it is our opinion that these sales estimates represent reasonable, albeit
conservative, projections of the proposed stores' performance at Rancho Del Rey, based on
historical market conditions.
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3.
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4.
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Summary Table 1
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PROJECTED GROSS ANNUAL SALES PER SQUARE FOOT
AT PROPOSED RANCHO DEL REV CENTER!
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2
Summary Table 2
NET SALES TAX REVENUES TO CITY
FROM PROPOSED RANCHO DEL REY CENTERl
(In Thousands of 1992 Dollars)
User Year 1 Year 3 Year 5 Year 10
Horne Depot
Gross New Store Sales $584 $598 $608 $626
Plus: Replacement tenant at existing store2 $102 $214 $220 $237
Less: Loss of Old Store $491 $516 $534 $568
Net Sales Tax to City $195 $296 $294 $295
X-Mart
Gross New Store Sales $271 $277 $282 $291
Less: Overlapping sales at existing store3 $42 $43 $44 $46
Net Sales Tax to City $229 $234 $238 $245
Price Club
Gross Primary Market Area Sales $475 $500 $517 $554
Less: Overlapping sales at existing store3 $212 $222 $227 $245
Plus: Non-Primary Market Area sales $350 $368 $380 $408
Net Sales Tax at New Store $613 $646 $670 $717
Less: Overlapping sales from existing store4 $212 $222 $227 $245
Net Sales Tax to City $401 $423 $443 $472
TOT AL NEW TAXES $825 $953 $975 $1,012
1 Based on existing one percent sales tax rate to City. Does not take into account any future
changes in the State's sales tax distribution formula.
2 Assumes only one-half year sales in year one for replacement tenant at existing Home Depot.
3 Sales in overlapping market area already captured by existing store.
4 Sales in overlapping market area lost from existing store, already counted in new store's
sales.
3
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Summary Table 3 -
PROJECTED SALES TAX REVENUES TO CITY
FROM PROPOSED RANCHO DEL REY CENTER -
AS PRESENTED IN TABLE 14 OF THE EIR
User Annual Total Annual Sales Tax
Sales/SF Taxable Sales to City -
(In OOO's) (In OOO's)
Home Depot $51O/SF $63,893 $638.9 -
K- Mart $250/SF $26,952 $269.5
-
Price Club $805/SF $104,650 $1,046.5
TOTALS $195,495 $1,954.9 -
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Summary Table 4
NET FISCAL IMPACTS TO CITY
AS CALCULATED IN EIR
--
-
Total I
Annual Revenues
(in OOO's)
Total
Annual Costs
(in OOO's)
Total
Annual Net
Impact to City
(in OOO's)
-
$2,569.1
$228.4
$2,340.6
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Summary Table 5
NET FISCAL IMPACTS TO CITY
BASED ON WK&A SALES TAX PROJECTIONS
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Total Total Total
Annual Revenues Annual Costs Annual Net
(in .000's) (in OOO's) Impact to City
(in OOO's) -
$1,439.2 $228.4 $1,210.8
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4
B . PROJECT DESCRIPTION
The proposed Rancho del Rey Commercial Center is located within the eastern portion of the
City of Chula Vista, California, in southwestern San Diego County. The City of Chula Vista is
located approximately seven miles southeast of downtown San Diego and approximately nine
miles north of the United States/Mexico border. Regional access to the site is provided by
Interstate 805 (Inland Freeway). approximately two miles west of the site. The regional and
site vicinity location of the project are shown in Maps 1 and 2 respectively.
The project applicant is proposing to convert approximately 63 gross acres (approximately 53
net acres) of the approved Business Center from an Employment Park to a mixed-use
Commercial Center. The Rancho del Rey Commercial Center is proposed to include up to
three major discount/warehouse retailers and a major commercial retail "shop". in combination
with complementary recreation/entertainment/retail/commercial uses. The proposed project
involves amendments to the land use policy, regulatory, and design documents for the western
portion of the approved Business Center in order to allow for the development of parcels
suitable for major retail users. Table 1 presents the proposed land use breakdown by tenant for
the Rancho Del Rey Center.
1 . Home Depot
Anchor Store "A" is proposed as a Home Depot Store, comprising 125,280 total square feet
(including the Garden Center along the northern side of the store) and 628 associated parking
spaces on approximately 13.5 net acres. The store will be situated in the western portion of the
site and would front onto East "H" Street with access via Plaza Court. A truck turning area
(120-foot radius) is proposed to the west of the structure.
It should be noted that an existing 81.850 square foot Home Depot at Terra Nova Plaza will be
vacated, in order to move into newer, expanded facilities at Rancho Del Rey. It is anticipated
that the vacated store will be released within six months to one year of Home Depot's move,
however, no commitments have been made with specific retailers as of the date of this writing.
2 . K-Mart
The second anchor store. K-Mart. will be located in the central portion of the site, adjacent to
the site's northern boundary. K-Mart is proposed to comprise 107,806 square feet and 543
associated parking spaces on approximately 11.5 net acres. Attached to K-Mart (toward the
east) would be a 25,000 square foot commercial retail shop with 125 associated parking spaces
on approximately 2.6 net acres.
There is already an existing, smaller (96,805 square foot) K-Mart in downtown Chula Vista, at
1030 Third Avenue. This existing store is anticipated to remain in its existing location, after
the proposed Rancho Del Rey store is open. However, as will be discussed in greater detail in
a later section, this existing store primarily serves a market area west of Interstate 805, while
the proposed K-Mart is envisioned to serve the growing market area east of Interstate 805.
3 . Price Club
Anchor Store "c" is proposed as a 130,000 square foot Price Club store, including an
additional 6,800 square foot tire center and 910 parking spaces on approximately 15.4 net
acres. The store would be located in the northeastern portion of the site along the site's
northern border. (An existing transformer is currently located adjacent to the proposed
structure, which would be relocated with project implementation. In addition, project
implementation would require the vacation of the upper loop of the existing Paseo del Rey I
5
Map!
.
RANCHO DEL REL COMMERCIAL CENTER EIR
REGIONAL VICINITY MAP
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Map 1
RANCHO DEL REL COMMERCIAL CENTER EIR
SITE VICINITY MAP
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Table 1
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RANCHO DEL REY PROPOSED LAND USE BREAKDOWN
Land Use
Structures!
Parking
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Approximate
Acreage [1]
(Net) -
13.46
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MAJOR RETAILERS
Anchor "A" Home Depot
· Store Area = 104,740 s.f.
· Garden Center = 20,540 sJ.
· 628 Parking Spaces
Anchor "B" K-Man
· Store Area = 107,806 s.f.
· 543 Parking Spaces
11.46
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"Shop" (attached to
Anchor "B")
· Store Area = 25,000 s.f.
· 125 Parking Spaces
2.58
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Anchor "C" Price Club
· Store Area = 130,000 s.f.
. Tire Center = 6,800 s.f.
. 910 Parking Spaces
15.39
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OTHER RETAIL
Parcel 5
· 26,321 sJ. (4,500 sJ. restaurant)
0.60
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Parcel 6
. 26,685 s.f. (parking only)
0.61
Parcel 7
· 22,235 sJ. (parking only)
0.51
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Parcel 8
· 22,748 sJ. (4,500 sJ. restaurant)
0.52
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Lot 5
1.08
Lot 6
0.59
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Lot 7
0.59
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Lot 8
1.67
Lot 9
2.37
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Lot 10
1.82
TOTAL
53.25
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[1] Includes required parking areas.
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Source: Conceptual Site Plan prepared by James Leary Architecture and Planning, July 2, 1992;
Mc Millin Communities; Williams-Kuebelbeck & Associates, Inc.
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2,e3629.01-Use
8
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Terra del Rey roadway onsite, the westernmost portion of the existing Plaza Court and the
northern portion of the existing Avila Way.)
There is also an existing smaller (117,588 square foot) Price Club in the City, at 1144
Broadway. This store is similarly anticipated to remain in its existing location, after the
proposed Rancho Del Rey store is open. However, as will be discussed in greater detail a
later section, this existing store primarily serves a market area west of Interstate 805, while the
proposed K-Man is envisioned to serve the growing market area east of Interstate 805.
4. Remaining Parcels
Parcels 5 (0.60 acres) and 8 (0.52 acres) along the southern boundary of the site are currently
proposed for restaurant uses. Parcels 6 and 7, located between the these respective parcels, are
the associated parking areas for the restaurants.
The remaining six lots (lots 5 - lOin the central portion of the site) are proposed for recreation/
entertainment/retail uses and secondary or support retail uses. These land uses are not intended
to define the uses proposed, but are intended to represent the character and type of uses which
would be permitted by the amended land use regulations and development standards.
Onsite roadways are currently improved and include Paseo del Rey, Plaza Coun, Lazo Court,
and Avila Way. Portions of the existing Paseo del Rey and Avila Way would be vacated with
project implementation. Access to the site from East "H" Street would be provided by Paseo
del Rey, Avila Way and Terra del Rey.
It should be noted that the analysis in this report is concerned with the impacts of the proposed
Home Depot, K-Mart and Price Club stores, and does not specifically address the impacts of
future retail uses on the remaining Parcels 5 through 10.
C. GENERAL METHODOLOGY AND ASSUMPTIONS
The methodology for this study involved five basic steps: 1) identification of potentially
competitive stores; 2) determination of appropriate market areas for the proposed center and
existing/proposed competitive uses (and any potential areas of overlap); 3) analysis of market
demand (capture) for existing uses, based on current demographic characteristics; 4) projection
of future demand for the proposed center at Rancho del Rey, based on future population
growth in the market area; and 5) projection of any transfer of sales from competitive centers or
stores. The balance of this section describes each of these specific steps in greater detail, while
the next section presents the results of the economic impact analysis.
1. Potentially Competitive Stores and Businesses
One of the first steps in any sort of market demand analysis is to evaluate the existing, planned
and proposed competitive inventory of the particular uses under consideration. Based on State
Board of Equalization retail sales categories, the specific uses under consideration at Rancho
Del Rey include: general merchandise (at both K-Mart and Price Club) and building materials
(at Home Depot). However, there can be tremendous variations in the types of specific
retailers classified within each of these respective retail sales categories. For example, Price
Club is a membership warehouse store and offers a limited selection of bulk merchandise at
wholesale or discounted prices. K-Man is similarly classified as a general merchandise store,
but offers a much broader selection at typically higher prices than those at Price Club.
Department stores such as The Broadway and May Company are also classified as "general
merchandise" stores, but offer even more extensive selections (particularly in men's and
women's apparel) and slightly higher prices. The rationale for shopping at each of these types
of stores depends upon the particular buyer's demographic prome, specific shopping needs,
9
.
and numerous other factors. Accordingly, the determination of potentially competitive stores
and businesses relied heavily on interviews with the tenant representatives, in conjunction with
a review of the existing and proposed inventory of competitive uses within the City of Chula
Vista. This next section evaluates existing competitive uses, while the following section
discusses planned and proposed retail developments in the eastern part of the City, in order to
determine future potential competition with those uses proposed at Rancho Del Rey.
a. Existing Competitive Uses
Clearly, the most competitive uses to those proposed at Rancho Del Rey would be those
offering a similar array and selection of retail goods. For example, it is unlikely that any of the
proposed uses would compete with any of the downtown merchants, since any general
merchandise and/or building materials goods and services offered downtown are typically
much more unique and specialized. The existing retailers in the City preliminarily considered
competitive with the proposed uses at Rancho Del Rey are summarized in Table 2, while their
respective locations are depicted graphically in Map 3. (The ultimate degree to which these
stores might actually compete would be a function of their respective market areas, as
discussed in a later section.)
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i . Home Depot
The most direct competition for the new Home Depot will be from the larger home
improvement centers such as Home Base and Builder's Emporium. Minimal competition may
also come from smaller neighborhocxi oriented hardware stores which are much smaller in size
and serve a smaller trade area, however, such competition is not felt to be significant due to
such stores' significantly smaller trade areas.
As stated previously, the existing 81,850 square foot Home Depot at Terra Nova Plaza will be
relocating into larger facilities at the proposed Rancho Del Rey Center. The existing Home
Depot is much larger than both the Home Base and the Builder's Emporium, and is accordingly
estimated to have greater drawing power, based on industry standards.
The existing Home Base, comprising approximately 49,650 square feet, is located at 1136
Broadway, approximately seven miles from the proposed Rancho Del shopping center. This
store opened in January 1988 as a Home Club and subsequently changed its name to Home
Base in the summer of 1992. The second major existing competitor is an approximate 30,000
square foot Builder's Emporium at 1376 Third Avenue, about four miles from the proposed
Rancho Del shopping center.
i i. K-Mart
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As mentioned previously, there is already an existing K-Mart in Chula Vista at 1030 Third
Avenue. Representatives from K-Mart indicated that their primary competition is from Wal
Mart and Target Stores. Although there are currently no Wal-Mart Stores existing, planned or
proposed within the City of Chula Vista, representatives from Wal-Mart have indicated a
potential interest in locating within the City over the last two years. However, no appropriate
sites have been identified to date, and this report therefore does not address the impacts of
potential future competition from Wal-Mart.
Accordingly, the major existing competitor(s) to K-Mart will be the two existing Target stores:
a 95,000 square foot store at 1240 Broadway, and a 95,668 square foot store at 40 North
Fourth Avenue.
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10
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Table 2
EXISTING POTENTIALLY COMPETITIVE RETAILERS
IN THE CITY OF CHULA VISTA
Store
Address
Square Feet
Home Depot (Building Materials/Home Improvements)
Home Depot (1) 390 East H Street
Home Base 1136 Broadway
Builder's Emporium 1376 Third Avenue
81,850
49,648
Est. 30,000
K-Mart (General Merchandise)
K-Mart (1)
Target
Target
.,.
1030 Third Avenue
1240 Broadway
40 North Fourth Ave.
96,805
95,000
95,668
Price Club (General Merchandise)
Price Club (1)
1144 Broadway
117,588
(1) These existing retailers in Chula Vista are also expected to have new stores at Rancho Del Rey.
Rancho Del Rey is proposed to include a K-Mart (107,806 sJ.), Home Depot (125,280 sJ.),
and Price Club (136,800 sJ.). The existing Home Depot will move from its current
location at Terra Nova Plaza to larger facilities at Rancho Del Rey, while the existing
K-Mart and Price Club will remain at their existing respective locations.
Source: City of Chula Vista Building Department; Williams-Kuebelbeck & Associates, Inc.
2,e3629.01-Comp.
11
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ii i. Price Club
The Price Company indicated that their primary competition comes from other membership
warehouse stores such as: Costco, Pace and Sam's Club. There are currently no Costco, Pace,
or Sam's Club stores located within the Chula Vista market area. Given the relatively close
proximity between the existing and proposed Price Club stores (approximately five miles), it is
likely that some sales from the existing store could be taken away by the new store at Rancho
Del Rey.
b. Proposed Competitive Uses
Although there are various retail projects proposed throughout the eastern portion of the City,
none of them are considered directly competitive with the proposed center at Rancho del Rey,
due to the type of merchandise offered or their respective distance from the proposed center.
For example, Village Center is an approximate 30,000 square foot neighborhood retail center
proposed at Eastlake Business Park at Dtay Lakes Road and Eastlake Parkway, with
anticipated construction within the next couple of years. Due to its size and merchandise
offered, it is anticipated to be more local serving, and not directly competitive with the
proposed center at Rancho Del Rey.
Otay Ranch is also proposed to have various retail uses to support the residential population
planned for that area. There have been preliminary discussions regarding a potential discount
center or highway oriented commercial uses along the proposed 1.,.125 corridor. However, its
timing (if it is built) is anticipated to be at least 10 years out, coincidental with the development
of the entire Dtay Ranch area.
Chula Vista Center, a regional center located on Broadway near downtown, is currently
undergoing the first phase of a two phase expansion. A ten-plex theatre is currently under
construction, and the existing Sav-On will soon be relocated to new facilities. During the
second phase, the existing Sav-On will be demolished, and a parking structure and Mervyn's
will be added to the complex. Although some of the merchandise offered at Mervyn's might be
marginally competitive with that offered at the proposed center, it is not considered a primary
competitor for purposes of this analysis.
Finally, a 32 acre parcel at the northwest comer of Palm and Interstate 805 has been approved
for commercial/retail development by the City of San Diego. However, the developer recently
sold the property and no plans have been submitted to the City Building Department as of the
date of this writing.
Although these projects may potentially be marginally competitive with the proposed project at
Rancho Del Rey, none of them are considered direct competitors, based on the information
available to date. Accordingly, although our analysis inherently takes into account "normal
market competition" (through our analysis of the capture rate analysis, as discussed in a
subsequent section), none of the future planned and proposed developments were considered
competitive for purposes of our analysis.
2 . Trade Area Definition
The underlying rationale for defining a market area is that shoppers tend to buy what they want
in the most convenient manner possible. The time and distance a consumer will travel will vary
according to shopping frequency, selection of goods and services available, price and quality,
and type of purchase being made.
13
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The academic approach to defIDing a retail trade area is based on the "gravity theory" of retail
support potential. Market penetration of a retail facility is typically directly proportional to the
distance consumers reside from the retail facility. Inherent in this defmition is the assumption
that other retail stores may be more proximate to trade area residents living on the periphery of
the trade area. This would imply a lower penetration rate for the more distant portions of the
trade area for a given retail facility.
Based on interviews with representatives from each of the three anchor stores, trade areas for
each anchor tenant are presented in Maps 4 through 6. The basis for each of these trade areas
is described below.
a. Home Depot
The primary trade area for the existing and proposed Home Depot was defined as an
approximate three-mile radius from the respective store locations, as depicted in Map 4.
Approximately 90 percent of Home Depot's customer base is estimated to come from within
that three mile radius as depicted on the map.
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As indicated in the map, the trade area for the new Home Depot store does not vary
significantly from the trade area of the existing store, since the two respective sites are so close
together. Home Depot representatives have indicated they expect the amount of sales per
customer to increase, but that the customer base will remain about the same size.'
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b. K-Mart
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Based on discussions with Pavillion Properties, the real estate representative for K-Mart, trade
areas for K-Mart stores are typically comprised of approximately 100,000 persons with the
minimum acceptable trade area at 35,000 persons. K-Mart will pursue development
opportunities in smaller communities that have a small trade area population but only in isolated
locations with little existing competition. Communities such as these tend to have very high
capture rates for resident expenditures since there is little competition or surrounding urban
development.
The market area for the new K-Mart in Rancho Del Rey has been defined by Pavillion
Properties as: State Highway 54 (South Bay Freeway) as the northern boundary, the Inland
Freeway (Interstate 805) as the western boundary, the Jamul Mountains as the eastern
boundary, and the Otay Valley area as the southern boundary. (Both the eastern and southern
boundaries were based on natural geographic barriers.) Pavillion Properties representatives
have stated that the trade area for the existing K-Mart is not considered to overlap with that of
the proposed K-Mart, since the existing K-Mart's market area is bounded by Interstate 805 to
the east. However, while the boundaries may not theoretically overlap based on the indicated
1-805 dividing line, in actuality there may be some transfer of sales between the two stores,
particularly from customers who live near the 1-805 corridor.
Based on the indicated boundaries, the primary market area for purposes of our analysis was
based on an approximate 2 mile radius from the existing and proposed stores, as indicated in
Map 5. As is evident, there is a small proportion of overlap between the two boundaries.
However, in general, the proposed K-Mart at Rancho Del Rey is anticipated to draw its
customer base from eastern Chula Vista, while the existing K-Mart is expected to continue to
draw its primary customer base from residents west of Interstate 805. Approximately 90
pe~ent of the existing store's customer base is projected to come from this two-mile radius,
whIle ~mly 7~ percent of the proposed store's customer base is projected to reside within its
two-rmle radius, due to the respective demographics and existing competition within the two
market areas.
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14
.A OlLA
---
- --:--..
PACIFIC OCEAN
MAP 4
HOME DEPOT
...
3 Mile Ibdius From
R.mcho Del Rey Site
~.
"PEAtAl lEACH
-;"..'" ...
x _ RANCHO DEL REY STORE SITE
. --JWsting Home Depot Store
EXtCO
1 inch =' 3.3 miles
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15
-=
------~
LA JOLLA
~90".
.~
,
i
. .
-
.,
-
....
-
-
PACIFIC OCEAN
-
MAPS
K MART
111(. _
IIPERtAL BUCH
-
. - Existing K-Man
x- RANCHO DEL REY STORE SITE
\ .
USA -
"TEANAT~r~
--
"""'"
-
--
l inch = 3.3 miles
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16
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--_.-~_.~-- _.~-
-.;"
J...l.lA
W"~I"'C.: .
PACIFIC OCEAN
S Mile Radius From
Existing Store
MAP 6
PRICE CLUB
x _ RANCHO DEL REY STORE SITE
_ . _ ExistiDg Price Club Store
1 inch:: 3.3 miles
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17
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c.
Price Club
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Representatives from The Price Company indicated market areas can vary tremendously,
depending upon the membership within a particular population base, as well as other
demographic characteristics of the respective population bases. Several demographic factors
are considered when picking a Price Club site, including: population, average income, number
of households, number of businesses, and total retail sales existing within the marketplace.
However, typical retail trade areas are as follows:
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.4
Market
Distance
% of Sales
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Primary Market
Secondary Market
Tertiary Market
0-5 Miles
5-10 Miles
10-25 Miles
64%
21%
15%
.,
However, at the existing store on Broadway, an estimated 60 percent of the store's sales are to
Mexican nationals, with the remaining 40 percent of sales allocated between the market areas as
outlined above. At the proposed store in Rancho Del Rey, it is anticipated that 10 percent of
the store's sales will be Mexican nationals, with the remaining 90 percent allocated between the
market areas as outlined above. Based on these standards, the primary market area for the
existing and proposed Price Club was defmed as a five-mile radius from the respective existing
and proposed store sites, as depicted in Map 6. As is evident in the map, there is significant
overlap in the primary trade areas of the two stores, the impacts of which are discussed in a
subsequent section.
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3. Projected Population Growth In Chula Vista
In order to assess the future demand for the Rancho Del Rey Shopping Center, WK&A
reviewed historic and projected growth in the City. Each year as a part of the City's Growth
Management Plan, the Planning Department prepares a 12 to 18 month and 5 to 7 year forecast
of residential and commercial development in the City. The most recent version of this report
is from September 1991 with a revised edition expected for completion in late September 1992.
a. Planned and Proposed Residential Projects
As shown in Table 3, a total of 10,608 dwelling units are currently projected to reach the
construction phase in the eastern area of the City, representing a potential annual average of
1,600 units over the next 7 years. This forecast takes into consideration known facility
constraints which are primarily addressed by the City's Growth Management Program,
Transportation Phasing Program (fPP) and Public Facilities Financing Program (PFFP). In
doing so, the forecast has considered only those projects in the eastern territories which have
received Sectional Planning Area Plan (SPA) approval and possess approved PFFP, if
required. Development for western Chula Vista is projected primarily on historic development
trends, since the above mentioned policies are currently unique to the eastern territories.
Development for western Chula Vista is expected to be comprised primarily of infill
development.
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Due to the length of the forecast horizon and the greater uncertainty regarding water
availability, timing of construction of major public facilities, economic conditions and other
factors, the later years of the forecast are judged to be less accurate. As such, the forecast
numbers are intended to serve as a high end scenario based on the maximum number of units
that have been authorized.
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18
Table 3
MAJOR PROJECT DEVELOPMENT STATUS
August, 1992
Projects Project Total Units Completed Under Conslruction Units Remaining
Bonita Long Canyon 863 805 58 0
Brehm Terra Nova 353 80 42 231
Canyon View 40 40 0 0
Corona Vista 14 12 2 0
Easl.lake I Hills/Shores 1,824 1,798 25 1
EasLlake Greens 2,717 186 208 2,323
East Palomar Estates 13 0 0 13
RDR Spa I 2,075 977 307 791
RDR Spa II 567 0 0 567
RDR Spa III 1,318 0 0 1,318
Salt Creek I 527 44 37 446
Salt Creek Ranch Spa 2,662 0 0 2,662
Sunbow II 1,946 0 0 1,946
Woodcrest Southwestern 54 16 23 15
Woodcrest Terra Nova 85 36 19 30
Park Bonita 19 0 19 0
Villa Del Rey Condos 10 0 0 10
Evergreen Gardens 45 20 25 0
Oxford Terrace 9 0 9 0
C-Del Mar 7 2 5 0
Miscellaneous 262 0 7 255
TOTAL 15,410 4,016 786 10,608
Source: City of Chula Vista Planning Department; Williams-Kuebelbeck & Associates, Inc.
2,e3629.0 1-Dvlpmnt.
19
.
As ongoing public facility improvements are made and new fmancing and phasing agreements
are developed which change the capacity for development, adjustments to the forecast will be
made.
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b. Historical Residential Growth in the City
Based on 1992 statistics from the State Department of Finance, Demographics Research Unit,
the City of Chula Vista currently has an estimated 2.832 persons per household and an overall
housing unit vacancy rate of 3.98 percent. Both of these figures have stayed relatively constant
during the last ten years. By multiplying the projected number of housing units (10,608) times
the number of persons per household (2.832) and allowing for a 4 percent vacancy factor, the
projected population increase is 28,840 persons. This represents an increase of 21 percent
over the City's 1991 year end population of 140,432.
As shown in Table 4, the historical housing data since 1980 indicates the median number of
completed housing units per year in Chula Vista is 742. This figure varies significantly from
future projected growth of approximately 1,600 new housing units per year over the next 5 to 7
years.
Based on our analysis of the proposed residential projects in the general Rancho Del Rey
market area, in conjunction with projected and historical growth rates,. our analysis
conservatively assumes average annual growth of 750 new residential units in the eastern area
of the City over the next 10 years. This is a conservative estimate, and takes into account the
growth in those areas which would serve as the primary market area for the proposed Rancho
Del Rey Center.
4. Capture Rate Analysis Methodology
The market demand for the proposed anchor tenants at Rancho Del Rey was based on an
estimate of the market capture (demand) for the existing stores within their respective market
areas, based on industry standards. The demand analysis essentially follows the following
steps. Aggregate disposable income is first calculated based on the population within the
respective market areas times the estimated per capita income (based on 1990 Census data).
The aggregate disposable income is then multiplied by an estimated 45 percent "average
propensity to spend" in order to derive total retail expenditures. This "propensity to spend"
figure is supported by recent research by the Bureau of Labor Statistics which indicates that
households with average income levels between $35,000 and $45,000 spend approximately 45
percent of their income on retail goods and services.
The total retail expenditure figures were then multiplied times the percentage of retail
expenditures typically spent by San Diego County residents on general merchandise and
building materials, respectively. Table 5 summarizes the most recent (1990) distribution of
retail sales in the County, based on State Board of Equalization data. (Because retail sales
leakage can distort such data for smaller areas, such as the City of Chula Vista, data for the
greater San Diego County area was used for purposes of this analysis.)
.' These calculations yielded the net expenditures within the particular market area for either
general merchandise or building materials. The estimated sales at the respective store (based on
indu~try standards) were then compared with the total expenditures within the primary market
area 1!1 order to derive the "capture rate" of that particular store. This calculation essentially
quantIfied the demand for that particular store, relative to general merchandise or building
materials expenditures within its respective market area.
A comparable calculati.on was then conducted for each of the proposed stores, in order to
determIne what the requIred capture rate would need to be, in order to achieve comparable sales
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II!IlIIIII
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MlIIi!
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Table 4
HISTORIC HOUSING AND POPULA nON GROWTH
CITY OF CHULA VISTA
Units Authorized for Units Completed Certified Year's End
Year Construction (permitted) (FinaJed) Population (State D.C.F.)
1980 407 374 84,402
1981 195 496 86,595
1982 232 129 88,221
1983 479 279 89,224
1984 1,200 521 90,309
1985 1,048 1,552 116,070 [1]
1986 2,076 1,120 120,042
1987 1,168 2,490 124,163
1988 1,413 829 127,858
1989 1,680 1,321 135,163
1990 664 1,552 138,722
1991 851 [2] 655 [2] 140,432 [2]
Average 951 943
Median 950 742
[1] Montgomery Annexation
[2] Planning Department Estimate - Forecast Projection
1992 State of California Dept of Finance Estimate for PersonslHH = 2.832
Source: City of Chula Vista Planning Department; Williarns-Kuebelbeck & Associates, Inc.
2,e3629.01-Growth
21
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Table 5
PERCENT DISTRIBUTION OF RETAIL SALES -
FOR SAN DIEGO COUNTY
1990
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% Distribution
Retail Category of Retail Sales (1)
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Apparel 6%
. General Merchandise 16% -
Drug 2%
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Food 8%
Packaged Liquor 1% -
Eating and Drinking 13%
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Home Furnishings and Appliances 5%
Building Materials 8% -
Auto Dealers and Auto Supplies 18%
Service Stations 8%
Other Retail Stores 15% -
Total 100%
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(1) Percentages based on distribution of total retail store sales
in San Diego County, 1990.
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Source: State Board of Equalization; Williams-Kuebelbeck & Associates, Inc.
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2.e3629-01 (Cnty. Sales)
22
per square foot at the proposed store. If the required capture rate was comparable or less, the
store was assumed to be market supportable, based on "typical market conditions". If the
required capture rate was significantly greater, it could be assumed the store might not achieve
the same sales penetration as the existing store, under current market conditions.
Subsequent to this baseline demand analysis, we then looked at areas of potential market area
overlap -- in order to project potential "cannibalization" of future sales.
D. HOME DEPOT
Table 6 summarizes the net results of this analysis for the proposed Home Depot Store at
Rancho Del Rey. Based on our review of competitive existing and proposed projects within
the immediate market area, we have estimated that the new store could capture up to 50 percent
of the primary market area building materials expenditures, due to limited competition in its
initial years of opening. This projected capture rate is projected to decrease to an estimated 45
percent capture rate (comparable to the current capture rate at the existing store), as the area is
built out over time with other competitive retail uses. Sales outside the primary market area are
projected to be slightly higher at the new store than at the existing store, due to the new store's
larger size (125,280 square feet), and its anticipated drawing power from the existing store's
established customer base. Based on these assumptions, annual sales per square foot at the
new store are projected at $471 in 1994, increasing to $478 in 1997, $485 in in 1999 and $500
in 2004. ..
The existing store is anticipated to be released to a "big box" retailer, however, no specific
retailers have been identified to date. We have assumed the first year's sales would be a partial
year (six months) to allow for releasing and construction of tenant improvements for the new
retailer. Based on industry standards, we have conservatively estimated annual sales of $250
per square foot (in 1992 dollars) at the new store, increasing 1.5 percent annually, due to
projected population and income increases in the local market area
The end goal of this study is to determine the "net increase" in sales at the new Home Depot.
In other words, the goal is to project incremental sales at the new store, over and above those
sales which would have been achieved at the existing store, had it remained in business.
Accordingly, we next projected future sales (foregone) at the existing store. Based on industry
standards, annual sales per square foot at the existing store are projected at $600 in 1994,
increasing to $631 in 1997, $652 in 1999 and $695 in 2004.
The net incremental sales are then calculated as the sales from the new Home Depot at Rancho
Del Rey, plus the sales from the release of the existing store, less the sales foregone from the
existing Home Depot at Terra Nova, as presented in Table 6. Based upon the current one
percent sales tax rate to the City of Chula Vista, incremental sales taxes are accordingly
projected at $202 thousand in 1994 increasing to $295 thousand by 2004. (It should be noted
that this assumes the City will continue to receive its full one percent sales tax share, and does
not take into account any future changes in the State's sales tax distribution formula.)
E. K-MART
_::
Table 7 presents the demand analysis for the proposed K-Mart at Rancho Del Rey. Based on
the proximity of comparable, competitive projects, we have projected that the new store could
capture approximately 30 percent of its primary market area demand, decreasing to 25.8
percent over the 10 year projection period. Moreover, since most of the growth is to the east of
the indicated primary market area, it is projected that up to 25 percent of the new store's sales
would be attributable to residents living outside the primary market area. Based on these
assumptions, gross annual sales per square foot at the new store (not taking into account
23
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Table 6
PROJECTED NET INCREMENTAL SALES
FROM NEW HOME DEPOT STORE
IN RANCHO DEL REY
(Figures are in thousands of dollars except for sales per square foot figures) -
Year 1 Year 3 YearS Year 10
1994 1997 1999 2004 -
Primary Market Area Sales (1) $51,928 $52,656 $53,458 $55,096
Secondary Market Area Sales (2) $7,081 $7,180 $7,290 $7,513 -
Projected Sales for New
Home Depot Store in Rancho Del Rey (3) $59,009 $59,836 $60,748 $62,609 -
(Sales per Square Foot@ 125,280 SF) $4 71/SF $4 78/SF $485/SF $500/SF
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Replacement Tenant at Existing Home Depot
After Opening of New Home Depot (4) $10,231 $21,397 $22,044 $23,748 -
,-
(Sales per Square Foot @ 81,850 SF) $ 125/SF $261/SF $269/SF $290/SF
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Less: Projected Sales Foregone @ Existing Store (5) $49,084 $51,637 $53,399 $56.885
(Sales per Square Foot @ 81,850 SF) $600/SF $631/SF $652/SF $695/SF ....
Incremental New Sales for New and
Existing Home Depot Stores (6)
$20,156
$29,596
$29,393
$29,4 72
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Net Sales Tax to City (7)
$202
$296
$294
$295
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(1) Projected sales based on industry standards and projected population and income increases within the market area.
(2) Assumes 12% of sales are attributable to secondary market area.
(3) Equals primary plus secondary market area sales.
(4) Estimated as the square footage of the existing Home Depot store (81,850 s.f.) times sales of $250 per square foot
First year sales at the old Home Depot store location are assumed for only half of the year. Sales are projected to
increase 1.5 percent annually, based on projected population and real income increases.
(5) Takes into account projected population/income increases in the primary and secondary market areas.
(6) Equals (3) plus (4) minus (5).
(7) Based on existing 1 percent retail sales tax rate to City. Does not take infO consideration any future changes in
the State's sales tax distribution fonnula
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Source: Williams-Kuebelbeck & Associates. Inc.
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2,e3629.01 a-HD(Sales)-Low
24
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Table 7
PROJECTED NET INCREMENTAL SALES
AT NEW K-MART AT RANCHO DEL REY
IN CHULA VISTA
(All Figures in Thousands, except Sales/SF)
Year 1 Year 3 YearS Year 10
1994 1997 1999 2004
Primary Market Area Sales (1) $20,346 $21,077 $21,723 $23.291
Secondary Market Area Sales (2) $6,782 $6,656 $6,489 $5,823
Total Market Area Sales at New Store $27,128 $27,733 $28,212 $29,114
Total Market Area Sales per SF $252/SF $257/SF $262/SF $270/SF
Less: Overlap in Primary Market Area $4 ,267 $4 ,340 $4,405 $4,562
Market Area Overlap Sales per SF $40/SF $40/SF $41/SF S42/SF
Projected Net New Sales attributable
to new K-Man in Ranch Del Rey $22,861 $23,393 $23,807 $24,552
Net Sales per SF $212/SF $217/SF $2211SF $228/SF
Net Sales Tax to City (4) $228.6 $233.9 $238.1 $245.5
(1) Projected sales based on industry standards and projected population/income increases within the market area
(2) Assumes 20% to 25% of sales are attributable to secondary market area.
(3) Total Market area sales less overlap area.
(4) Based on current 1 percent sales tax rate to City. Does not take into account any future changes in the
State's sales tax distribution formula.
Source: Williams-Kuebelbeck & Associates, Inc.
2,e3629.01 a-KM(Sales2M)-Low
25
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overlapping market areas) are projected at $252 in 1994. increasing to $257 in 1997. $262 in in
1999 and $270 in 2004.
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In order to project the proportion of sales which would be in the "overlapping" market areas.
projections were fIrst made for the existing store. based on industry standards. Next. based on
an evaluation of the trade areas as presented in Map 4. it was estimated that approximately 10
percent of the sales between the two trade areas would be overlapping. Since the overlap
occurred primarily east of Interstate 805. it was simplistically assumed for purposes of this
analysis that these sales would be captured by the existing store. and were therefore deducted
from the total sales projected for the proposed at Rancho Del Rey. Based upon the current one
percent sales tax rate to the City of Chula Vista. incremental sales taxes are accordingly
projected at $228.6 thousand in 1994 increasing to $245.5 thousand by 2004.
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F.
PRICE CLUB
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Table 8 presents the demand analysis for the proposed Price Club in Rancho Del Rey. Based
on our review of the capture rates achieved at other comparable stores. in conjunction with the
existing and projected demographics of the primary market area. our analysis used a
conservative 11.5 percent capture rate for the proposed store. In addition to primary market
demand. an additional 10 percent of the sales are projected to be from Mexican nationals. while
18.9 percent are projected to come from the secondary market area. and 13.5 are projected to
come from the tertiary market area. Based on these respective allocations. gross annual sales
per square foot at the new store (before taking into account competition from the existing store)
are projected at $603 in 1994. increasing to $634 in 1997. $656 in 1999 and $703 in 2004.
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In order to take into account competition from the existing Price Club on Broadway. its future
sales were fIrst projected. based on industry standards. However. it is important to stress that
approximately 60 percent of the existing store's sales are from Mexican nationals. with only
25.6 percent of its sales from the primary market area. Accordingly. this store is not as
dependent on its "primary" market area sales as are most Price Club stores.
Based on our analysis of the local demographics. it is estimated that the primary market areas
of the two respective Price Club stores overlap by approximately 60 percent. Based on
information currently available. it is diffIcult at best to estimate which store would capture more
the demand in this overlapping area. Accordingly. for purposes of this analysis we have
assumed that 30 percent of the combined primary market area sales would go to the existing
Price Club. while 30 percent would go to the new Price Club at Rancho Del Rey. Our analysis
has concluded that there would be no signifIcant "cannibalization" of sales between the two
stores with respect to secondary or tertiary market sales. since the factors for these sales
already take into account signifIcant competition within the respective market areas. Similarly.
we do not feel there would be any cannibalization of the Mexico market sales. since Mexico is
such a rapidly growing marketplace. Accordingly. taking into account the indicated deduction
for "overlapping market areas". net sales per square foot at the existing Price Club are
estimated at $448 in 1994. increasing to $524 by 2004. as indicated in Table 8.
'....
"c..
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The Price Company has indicated it requires minimum annual sales of $420 in order to open a
new store (and presumably to keep an existing store open). Based on these threshold sales
levels. it does not appear likely that the existing store would close because of the new store's
opening, particularly in light of the fact that this analysis utilized relatively conservative
assumptions in projecting future sales for the existing and proposed stores.
~
G.
SUMMARY OF ECONOMIC IMPACTS
""'"
The stated goal of. this study was twofold: 1) to determine the economic impacts of the
proposed commerCIal center at Rancho Del Rey on existing businesses. and 2) to project net
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26
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Table 8
PROJECTED ANNUAL NET SALES
AT NEW PRICE CLUB
IN RANCHO DEL REY
(All Figures in Thousands. Except for Sales/SF)
Year 1 Year 3 Year 5 Year 10
1994 1997 1999 2004
Gross Sales in Primary Market Area Sales (1) $47,487 $49,960 $51,668 $55,412
Plus: Secondary Market Area Sales (2) $15,582 $16,393 $16,953 $18,182
Plus: Tertiary Market Area (3) $11,130 $11,709 $12,110 $12,987
Plus: Mexico Market Area Sales (4) $8,244 $8,674 $8,970 $9,620
Total Gross Sales at new store in Rancho Del Rey (5~ $82,443 $86,736 $89,701 $96,201
Projected Gross Sales per Square Foot $603/SF $634/SF $656/SF $703/SF
Less: Overlapping Primary Market Area Sales
Going to Existing Store (6) $21,170 $22,200 $22,722 $24,497
Projected Overlap Sales per Square Foot SI55/SF SI62/SF SI66/SF $179/SF
Total Net Sales at new store in Rancho Del Rey $61,273 $64,536 $66,979 $71,704
Projected Net Sales per Square Foot S448/SF $4 72/SF $490/SF $524/SF
Sales Tax Calculations
Net sales tax at new store (7) $613 $645 $670 $717
Less: Sales tax foregone at existing store (8) $212 $222 $227 $245
Equals: Net incremental sales tax to City (9) $401 $423 $443 $472
"...-
(I) Projected sales based on industry standards and projected population/income increases in the market area.
(2) Estimated 18.9% of sales attributable to secondary market area.
(3) Estimated 13.5% of sales attributable to tertiary market area.
(4) Estimated 10% of sales attributable to Mexico.
(5) Gross sales at new Price Club, before taking into account overlapping primary market areas (i.e., transfer of sales).
(6) The percentage of overlap is estimated to be 60 percent, with an estimated 30 percent going to each storc.
(7) Based on current potential! percent sales tax rate to the City. Does not take into consideration
any future changes in the Stale's sales tax distribution formula.
(8) Foregone sales tax in overlapping market area from existing store (now captured by new store).
(9) Net sales tax from new store minus sales tax foregone at existing store.
Source: Williams-Kuebelbeck & Associates, Inc.
2,e3629.01 a-PC(Sales)-Low
27
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incremental sales tax revenues to the City, taking into account any transfer of sales from
existing businesses, and to compare those results with the estimates provided in Table 14
(Section 3.5) of the EIR.
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Our analysis has determined that the proposed center will not significantly impact businesses in
the downtown, or at Chula Vista Center, due to the type of merchandise being offered at the
proposed center. It is our determination that the proposed center will not cause "blighted"
conditions through economic dislocation, deterioration, or disuse. If any stores do close
subsequent to the opening of the proposed commercial center, it can most likely be attributed to
their current fmancial condition, and not the opening of the center. It should be stressed that a
5 percent vacancy factor is normal in a "healthy" real estate market.
Based on the analysis discussed herein, gross sales per square foot at the proposed Home
Depot, K-Mart and Price Club in Rancho Del Rey are projected as follows (before taking into
account transfer of sales between any existing stores and the proposed stores):
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GROSS SALES PER SQUARE FOOT -
AT PROPOSED RANCHO DEL REY CENTER1
-
User Year 1 Year 3 Year 5 Year 10
Home Depot .....
Gross Sales/SF (@ 125,280 SF) $471 $478 $485 $500
K-Mart ....
Gross Sales/SF (@ 107,806 SF) $252 $257 $262 $270
Price Club ....
Gross Sales/SF (@ 136,800 SF) $603 $634 $656 $703
~
1 Does not take into account any transfer of sales between existing and proposed stores, or loss
of existing Home Depot Store and replacement tenant at existing Home Depot facility.
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The two businesses most likely to be impacted by the proposed center at Rancho Del Rey
would be the existing K-Mart on Third Street and the existing Price Club on Broadway.
Taking into account transfer of sales between these existing stores and the proposed stores at
. Rancho Del Rey, as well as the loss of the existing Home Depot store (and the revenues from
the replacement tenant at the existing store's facility) the net sales tax revenues to the City are
presented on the following page. It should be noted that these sales tax revenue projections are
based on the current one percent sales tax rate to the City, and do not take into account any
future changes which may occur in the State's sales tax distribution formula.
..
-
....
-
28
-
NET SALES TAX REVENUES TO CITY
FROM PROPOSED RANCHO DEL REY CENTERl
(In Thousands of 1992 Dollars)
User Year 1 Year 3 Year 5 Year 10
Horne Depot
Gross New Store Sales $584 $598 $608 $626
Plus: Replacement tenant at existing store2 $102 $214 $220 $237
Less: Loss of Old Store $491 $516 $534 $568
Net Sales Tax to City $195 $296 $294 $295
K-Mart
Gross New Store Sales $271 $277 $282 $291
Less: Overlapping sales at existing store3 $42 $43 $44 $46
Net Sales Tax to City $229 $234 $238 $245
Price Club ..
Gross Primary Market Area Sales $475 $500 $517 $554
Less: Overlapping sales at existing store3 $212 $222 $227 $245
Plus: Non-Primary Market Area sales $350 $368 $380 $408
Net Sales Tax. at New Store $613 $646 $670 $717
Less: Overlapping sales from existing store4 $212 $222 $227 $245
Net Sales Tax to City $401 $423 $443 $472
TOT AL NEW TAXES $825 $953 $975 $1,012
1 Based on existing one percent sales tax rate to City. Does not take into account any future
changes in the State's sales tax distribution formula.
2 Assumes only one-half year sales in year one for replacement tenant at existing Home Depot.
3 Sales in overlapping market area already captured by existing store.
4 Sales in overlapping market area lost from existing store, already counted in new store's
sales.
The projected sales tax revenues provided by John McTighe Associates, as cited in Section 3.5
of the EIR (Table 14) are presented on the following page for purposes of comparison:
29
-
PROJECTED SALES TAX REVENUES TO CITY
FROM PROPOSED RANCHO DEL REY CENTER
AS PRESENTED IN TABLE 14 OF THE EIR
-
-
Price Club
Annual Total Annual Sales Tax
Sales/SF Taxable Sales to City
(In OOO's) (In OOO's)
$510/SF $63,893 $638.9
$250/SF $26,952 $269.5
$805/SF $104,650 $1,046.5
$195,495 $1,954.9
-
User
Home Depot
K- Mart
.-
-
TOTALS
-
The major differences between the two sets of projections can be summarized as follows.
WK&A's methodology was based on a determination of primary, secondary and tertiary (if
applicable) market areas, and a conservative set of assumptions regarding population growth,
per capita income, and capture rates within each of the respective market areas. Our
methodology further took into account potential transfer sales at K-Man and Price Club, as
well as the impacts of losing the existing Home Depot store at Terra Nova (and an assumed
replacement tenant at the existing store's facility). Accordingly, our assumptions can be
considered conservative projections of the proposed stores' performance at Rancho Del Rey,
and the resultant incremental sales tax revenues to the City, based on projected population and
income growth in the respective market areas.
-
-
-
It should be stressed that although the stores could certainly outperform the projected sales
presented in our analysis, it is our opinion that these sales estimates represent reasonable, albeit
conservative, projections of the proposed stores' performance at Rancho Del Rey, based on
historical market conditions.
.....
-
The projections presented in the EIR, on the other hand, did not take into account the respective
trade areas and resultant capture rates of the new stores, nor did it consider any transfer sales
between the existing and proposed stores. Moreover, the EIR did not project population and
income growth in the respective market areas as a means for projecting future sales. Rather,
the EIR utilized basic industry standards, and simply applied those standards to the proposed
square footages at the new stores.
-
-
Taking into account total annual operating revenues and expenditures, the EIR projected a net
operating surplus to the City from the proposed project of $2.3 million, calculated as presented
on the following page.
...
"'-
-
-
30
-
NET FISCAL IMPACTS TO CITY
AS CALCULATED IN EIR
$2,569.1
$228.4
Annual Net
Impact to City
(in OOO's)
$2,340.6
Annual Revenue
(in OOO's)
Annual Cost
(in OOO's)
Taking into account total annual operating revenues and expenditures, in conjunction with the
fIrst year sales tax revenues projected in WK.&A's analysis, the projected net revenues to the
City would be adjusted downwards to $1.2 million, calculated as follows:
NET FISCAL IMPACTS TO CITY
BASED ON WK&A SALES TAX PROJECTIONS
$1,439.2
$228.4
Annual Net
Impact to City
(in OOO's)
$1,210.8
Annual Revenue
(in OOO's)
Annual Cost
(in OOO's)
31
RESPONSE TO COMMENTS
APPENDIX C
TRAFFIC ANALYSIS CLARIFICA nON - MEMORANDUM
~-_._~"."."~,--~--".<_.-----------
j hk & associates
TECHNICAL MEMORANDUM
FROM:
DATE:
RE:
Mr. Hal Rosenberg, City Traffic Engineer
Ms. Diana Richardson, Project Manager .
Daniel F. Marum, Senior Transportation pl:nme) ~
September, 17, 1992 ~
TO:
Rancho del Rey SPA I Amendment Comparison of Employment Center with
Commercial Center Impacts - Change Order No.5 (JHK 4430)
INTRODUCTION
JHK & Associates has prepared this technical memorandum to document the comparative
analysis of two development scenarios proposed for the Rancho del Rey SPA I Amendment
Area. As you know, the SPA Amendment Area has been approved for a combination of light
industrial and supporting commercial uses. However, since this initial approval, the developer
has requested a change in land use designation from the approved Employment Center
Commercial Center for a portion of the site. This technical memorandum documents the
anticipated trip generation and intersection operations resulting from the implementation of these
two development scenarios.
TRIP GENERATION ANALYSIS
The purpose of this section is to document the daily, peak hours and passerby trip
generation of the approved and proposed land uses for the Rancho del Rey SPA I Amendment
Area. The change in use from employment to retail commercial would greatly increase the
amount of trips generated on the project site.
Table 1 details the estimated daily and peak hour trip generation under the Approved and
Proposed Projects and provides a comparison of the trip generating potential between the two
land uses scenarios. As shown, the proposed commercial center would generate 31,572 more
daily trips than the approved employment center, representing 136 percent increase in total trips
from the site. During the AM peak hour, the Proposed Project would generation 476 additional
trips, representing a 33 percent increase over the Approved Project trips. During the PM peak
hour, the Commercial Center would generate 2,618 additional trips, an increase of 146 percent
over the Approved Project.
One factor that is important to note when considering the project trip generation for the
Commercial Center is that the trip values shown on Table 1 detail the number of trips traveling to
and from the project site via the site access driveways. It has been proven through many
nationally published journals and articles that approximately 40 percentl of the total commercial
trips accessing commercial sites are passerby trips. Passerby trips are those which are already in
the traffic stream for other purposes (i.e. work, school, other shopping) and modify their travel
1 Source: The City of San Diego, California, Trip Generation Manual, August 22, l~j&EIVED
. 898 . S D' D . S' 335 SEP 2 4 1992
9 RIO an lego rive. ulte -
San Diego, California 92108 · (619) 295-2248 · FAX (619) 295-2393 RBF/SHOlDERS & S4~'~~O
_ j hk I$( associates
Hal Rosenberg
Diana Richardson
September 17, 1992
Page 2
plans to include a stop at the retail commercial center. Figure 1 presents as summary of the
relationship of new trips compared to passerby trips on East H Street under General PlanBuildout
Conditions with the Proposed Project in place. Thus, it is possible to discount the passerby
commercial trips from the estimated traffic volumes generated directly by the project site on
offsite roadway segments. Table 1 also shows the impact of this 40 percent commercial
trip reduction and compares these reduced trips to the approved project. As shown although the
total daily trips are still twice that of the approved project, the AM peak hour trips are actually
less, and the PM peak hour trips only represent a 60 percent increase as estimated utilizing the
passerby calculation.
INTERSECTION CAPACITY ANALYSIS
JHK & Associates conducted an analysis of intersection levels of service for the two
primary site access intersections on East H Street at Paseo del Rey and Tierra del Rey under the
Approved and Proposed Project conditions. Table 2 summarizes the results of this comparison
and a review of the estimated levels of service. This table shows, as expected, the operating
conditions at the two site access intersections, in terms of delay and level of service, would be
better under the Approved Project as compared to the Proposed Project. It is interesting to note
that with the implementation of the required intersection geometric improvements, intersection
operations under the Proposed Project are similar to those under the Approved Project without
these intersection enhancements. Attachment A contains the HCM worksheets used for this
analyses.
DFM/P AB/wd
HRJDRam-9/16
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-
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Figure 1
-
SUMMARY OF NEW VS. PASSERBY TRIPS
RANCHO DEL REY SPA I TRAFFIC ANALYSIS
GENERALPLANBUILDOUTCOND~ONS
-
PROJECT LAND USE NEW TRIPS PASSERBY TRIPS TOTAL TRIPS
Industrial 5,600 0 5,600
Commercial 23,611 15,741 39,352
TOTAL 29,211 15,741 44,952
-
-
-
-
29,211
NEW TRIPS
-
-
SITE
-
9,900
7,000
12,300
-
~
EAST H STREET
~
-
WESTERN SUMMARY
9,900 NEW
28,100 REMAINDER
38,000 TOTAL ADT
EASTERN SUMMARY
12,300 NEW
25,700 REMAINDER
38,000 TOTAL ADT
-
-
SOUTHERN SUMMARY
7,000 NEW
8,000 REMAINDER
15,000 TOTAL ADT
-
-
-
-
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.....
RESPONSE TO COMMENTS
APPENDIX D
CARBON MONOXIDE ROADWAY ANALYSIS
CARBON MONOXIDE ROADWAY ANALYSIS
for the
RANCHO DEL REY COMMERCIAL CENTER
EXISTING CONDITIONS
Introduction
Due to public concerns regarding air quality impacts from project-related traffic, a site-
specific investigation of carbon monoxide (CO) concentrations was conducted, as CO is the
pollutant of major concern along roadways. Carbon monoxide is a commonly used indicator
of local air quality levels associated with roadways, as mobile sources contribute
approximately 85 percent of the County's carbon monoxide emissions.1 In addition, as
stated on page 3.3-8 of the Draft Environmental Impact Report (EIR) for the proposed
project, the project area is designated as non-attainment for Federal and State CO
standards. Federal and California standards of I-hour carbon monoxide concentrations (35
parts per million (ppm) and 20 ppm, respectively) are used as the basis for determining air
quality impacts.
Methodology
Existing local air quality levels were modelled using CALINE4, a fourth-generation air
quality computer program developed by the California Department of Transportation for
determining pollutant concentrations near roadways (AOAT-3 - Air Ouality Analysis Tools,
California Air Resources Board, 1990). CALINE4 is an effective tool for forecasting free
flowing mobile source emissions resulting from a proposed project and can be used to
determine if a CO "hot spot" will be created. The model can reliably predict pollutant
concentrations within 500 feet of the roadway, based on assumptions described below
(including roadway and receptor geometry, wind and other meteorological parameters,
surface roughness, ambient carbon monoxide concentration, peak hour vehicles and vehicle
emission factors). A complete listing of assumptions and results are included in the attached
Appendix.
1
Source: State of California Air Resources Board Emission Inventory - 1989, August 1991, Table A-46.
-
-
Carbon monoxide concentrations were calculated at three intersections affected by project
traffic (traffic volumes were based on AM peak-hour traffic volumes for existing conditions
as volumes represented a worst-case traffic scenario). These intersections were selected as
they are projected to be the primary affected intersections from project generated traffic.
The following intersections were analyzed:
-
-
.
East "R" Street and Paseo del Rey
East "R" Street and Avila Way
East "R" Street and Tierra del Rey
-
.
.
-
Worst-case assumptions were used in the Caline4 model including a minimal wind speed of
1 mile per hour (0.5 meters/second), a receptor located only 10 feet from the edge of the
right-of-way, wind stability class of F (minimal dispersion) and a worst-case wind angle,
resulting in the highest concentration at each location. A surface roughness of 108
centimeters for the area was assumed, representing a "residential" area (surface roughness
is a measurement assigned to various land uses and surface types).
-
-
-
The ambient carbon monoxide concentrations for the project area (background level) is
assumed to be 7.2 parts per million (ppm), the average maximum concentration recorded
between 1987 and 1991 at the Chula Vista Ambient Air Monitoring Station. This recorded
maximum includes local influence from vehicle travel in the immediate vicinity of the air
monitoring station.
-
-
Carbon monoxide vehicle emission factors input into the CALINE4 model were determined
using the EMFAC7PC computer model. The estimate is for 1990 (nearest five year period
for which figures are available), resulting in a slightly higher estimate, as 1990 factors do not
include improvements in exhaust emission controls in force in 1992. In addition, the
estimate assumes vehicle mix and operating characteristics typical of the State of California.
Carbon monoxide vehicle emission factors were calculated to be 15.01 grams per mile
(existing conditions) and 9.95 grams per mile (General Plan Buildout - 2010), allowing for
relatively slow vehicle speeds (worst-case analysis). The assumptions used in the EMFAC7
computer model are included in the attached Appendix.
-
-
-
-
-
Model Results
-
The results of the CALINE4 local air quality analysis for existing conditions are shown in
Table 1, CARBON MONOXIDE LEVELS AT SELECTED INTERSECTIONS. As shown,
the State and Federal I-hour carbon monoxide levels (20 ppm and 35 ppm, respectively) are
-
2
-
not projected to be exceeded at any location, under the modelled conditions. The existing
maximum I-hour level modelled was 9.1 ppm at the intersection of East "H" Street and
Avila Way. Of this 9.1 ppm, 7.2 ppm is due to background concentrations, while only 1.9
ppm is attributable to vehicle travel along East "H" Street. As the locations chosen are
projected to have the highest peak hour volumes from the project, State or Federal
standards are not projected to be exceeded at other intersections in the project vicinity.
Concentrations would be lower at locations farther from the roadway, as the receptors for
this model are within ten feet of future right-of-ways. The CALINE4 estimates of future
I-hour carbon monoxide concentrations can be interpreted to indicate that future worst-case
concentrations would be at or below the I-hour State standard of 20 ppm and 8-hour
standard of 9 ppm.
Table 1
CARBON MONOXIDE LEVELS AT SELECfED INTERSECTIONS
..
(CAL1NE4 ANALYSIS)
cARBON MONOXIDE (PPM)
Existing Buildout. Conditions
INTERSECTION Conditions ... . (2010)
East "Hit Street and Paseo del Rey 9.0 9.1
East "HI! Street and Avila Way 9.1 9.0
East "H" Street and Tierra del Rey 8.8 8.7
Sensitive Receptors
Sensitive populations are more susceptible to the effects of air pollution than are the general
population. Sensitive populations (sensitive receptors) who are in proximity to localized
sources of toxics and carbon monoxide are of particular concern. Land uses considered
sensitive receptors include residences, schools, playgrounds, child care centers, athletic
facilities, long-term health care facilities, rehabilitation centers, convalescent centers, and
retirement homes. In this particular case, existing sensitive receptors are located to the
north of Rice Canyon and to the south along Paseo del Rey.
3
-
-
FUTURE CONDITIONS
Methodology
-
Project impacts to local air quality at General Plan buildout were analyzed using the
CALINE4 methodology previously identified under the existing conditions discussion. The
same receptor locations and worst-case meteorological conditions were assumed for future
conditions as were assumed for the existing local air quality analysis. Future roadway
conditions and average daily trips at Buildout with the project were obtained from the
Project Traffic Report prepared by JHK and Associates and are based on PM peak hour
traffic volumes (refer to Appendix 12.5 of the Draft EIR for the Traffic Report).
-
-
-
-
Carbon monoxide emission factors were obtained from the EMF AC7PC computer model
for the year 2010 for the same intersections modelled under existing conditions. The 2010
emission factor is lower than that for existing conditions due to projected lower vehicle
emission rates. The ambient (or background) carbon monoxide concentration were assumed
to remain at 7.2 ppm for the future condition, although pollutant levels are expected to
decrease throughout the region due to increased vehicle emission controls and trip reduction
programs.
-
-
-
Model Results
-
The results of the local air quality analysis are shown in Table 1 (in Existing Conditions
discussion), for Buildout conditions with the project. As indicated in this Table, the State
and Federal I-hour carbon monoxide levels are not projected to be exceeded with the
project at General Plan Buildout. Concentrations would disperse the farther away the
receptor is from the source. The highest projected concentration with the project at
Buildout is at the intersection of East "H" Street and Paseo del Rey (9.1 ppm). This is an
increase of only .1 ppm over existing conditions (this assumes worst-case conditions noted
above, and is for areas immediately adjacent to the roadway). The maximum CO
concentrations at the other two intersections are. projected to decrease by .1 ppm under
Buildout conditions when compared to existing conditions. This decrease is due to
improvements in the entire City circulation system and re-routed traffic patterns associated
with the TPP and General Plan Buildout roadway configurations (refer to Section 3.6,
TRAFFIC AND CIRCULA nON, of the EIR and the Project Traffic Report for additional
information on future regional and Citywide traffic conditions.) Therefore, the project is
not considered to have significant local CO air quality impacts as concentrations would
-
-
-
-
-
-
-
4
-
decrease at two of the analyzed intersections and increase by only .1 ppm (not a significant
increase) at East "H" Street/Paseo del Rey.
Conclusion
Local carbon monoxide levels are sufficiently low that increased vehicle travel is not
expected to result in local exceedances of State or Federal air quality carbon monoxide
standards and sensitive receptors would not be significantly impacted from localized project-
generated pollutants (although pollutant concentrations will increase Citywide at General
Plan Buildout due to increased vehicle travel).
5
APPENDIX A
-
...
List of Assumptions
...
-
.
Average Temperature: 62 degrees Fahrenheit (16.67 degrees Celsius), Draft EIR
page 3.3-1.
-
.
Average Speed at Analyzed Intersections: 40 miles per hour (existing and buildout
conditions)
-
...
.
Number of existing lanes for Paseo del Rey based on Project Traffic Report prepared
by JHK & Associates, July 17, 1992. Existing lanes for Avila Way and Tierra del
Rey based on "Proposed Widening for East "H" Street Plan" prepared by Rie
Engineering (not approved by the City).
-
-
.
Number of future travel lanes were based on Project Traffic Report prepared by
JHK & Associates, July 17, 1992.
-
.
Buildout Condition geometries assumed lO-foot sidewalks on both sides of the street;
5-foot bike lanes, and an 8-foot bus lane on East "H" Street.
-
...
-
-
-
-
-
...
-
Existing: East H/Paseo del Rey
REPORT FOR FILE : PE
1. Site Variables
U=
BRG=
CLASS=
MIXH=
SIGTH=
0.5 M/S
0.0 DEGREES
F STABILITY
1000.0 M
25.0 DEGREES
ZO=
VD=
VS=
AMB=
TEMP=
108.0
0.0
0.0
7.2
16.7
CM
CM/S
CM/S
PPM
DEGREE
(C)
2. Link Description
LINK * LINK COORDINATES (M) * EF H W
DESCRIPTION * Xl Y1 X2 Y2 * TYPE VPH (G/MI) (M) (M)
---------------*-----------------------------*------------------------------
A. 1 -400 -8 0 -8 AG 542 15.0 0.0 25.8
..B,. 2 0 -8 400 -8 AG 542 15.0 0.0 19.4
. 3 400 8 0 8 AG 803 15.0 0.0 25.8
JJ. 4 0 8 -400 8 AG 803 15.0 0.0 19.4
E. 5 -5 400 -5 0 AG 1 15.0 0.0 17.0
. 6 -5 0 -5 -400 AG 1 15.0 0.0 17.0
. 7 5 -400 5 0 AG 270 15.0 0.0 17.0
H. 8 5 400 5 0 AG 270 15.0 0.0 17.0
* MIXW
* L R STPL DCLT ACCT SPD EFI IDT1 IDT2
LINK * (M) (M) (M) (SEC) (SEC) (MPH) NCYC NDLA VPHO (G/MIN) (SEC) (SEC)
-------*---------------------------------------------------------------------
A. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
,,-' B. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
C. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
D. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
--. E. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
F. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
G. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
H. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
3. Receptor Coordinates
RECEPTOR 1
X
20
Y
16
Z
1.3
MODEL RESULTS FOR FILE A:PE
* PRED *WIND * COCN/LINK.
* CONC * BRG * (PPM)
--RECEPTOR * (PPM) *(DEG)* ABC D E F G H
----------*-------*-----*------------------------------------------------
RECPT 1 * 9.0 * 260 * 0.4 0.0 0.4 0.8 0.0 0.0 0.0 0.2
Future: East H/Paseo del Rey
-
REPORT FOR FILE
PF
1. Site Variables
-
u= 0.5 M/S ZO= 108.0 CM
BRG= 0.0 DEGREES VD= 0.0 CM/S
CLASS= F STABILITY VS= 0.0 CM/S
MIXH= 1000.0 M AMB= 7.2 PPM
SIGTH= 25.0 DEGREES TEMP= 16.7 DEGREE (C)
-
-
....
2. Link Description
LINK * LINK COORDINATES (M) * EF H W
DESCRIPTION * Xl Y1 X2 Y2 * TYPE VPH (G/MI) (M) (M) -
---------------*-----------------------------*------------------------------
A. 1 -400 -9 0 -9 AG 1040 10.0 0.0 29.7
B. 2 0 -9 400 -9 AG 1040 10.0 0.0 18.2 -
C. 3 400 9 0 9 AG 1123 10.0 0.0 29.7
D. 4 0 9 -400 9 AG 1123 10.0 0.0 18.2
E. 5 -6 400 -6 0 AG 406 10.0 0.0 20.6
-
F. 6 -6 0 -6 -400 AG 406 10.0 0.0 13.3
G. 7 6 -400 6 0 AG 509 10.0 0.0 20.6
H. 8 6 400 6 0 AG 509 10.0 0.0 13.3
-
* MIXW
* L R STPL DCLT ACCT SPD EFI IDT1 IDT2 -
LINK * (M) (M) (M) (SEC) (SEC) (MPH) NCYC NDLA VPHO (G/MIN) (SEC) (SEe)
-------*---------------------------------------------------------------------
A. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
B. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0 -
C. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
D. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
E. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0 -
F. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
G. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
H. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
-
3. Receptor Coordinates
-
X Y Z
RECEPTOR 1 21 15 1.3
....
MODEL RESULTS FOR FILE A:PF
-
-
* PRED *WIND * COCN/LINK
* CONe * BRG * (PPM)
RECEPTOR * (PPM) *(DEG)* ABC 0 E F G H
-----------*-------*-----*------------------------------------------------ -
RECPT 1 *
9.1 * 261 * 0.5
0.0
0.3
0.7
0.1
0.0
0.0
0.2
-
Existing: East HI Avila Way
REPORT FOR FILE : AE
1. Site Variables
U= 0.5 M/S ZO= 108.0 CM
BRG= 0.0 DEGREES VD= 0.0 CM/S
CLASS= F STABILITY VS= 0.0 CM/S
MIXH= 1000.0 M AMB= 7.2 PPM
SIGTH= 25.0 DEGREES TEMP= 16.7 DEGREE (C)
2. Link Description
LINK * LINK COORDINATES (M) * EF H W
DESCRIPTION * Xl Y1 X2 Y2 * TYPE VPH (G/MI) (M) (M)
---------------*-----------------------------*------------------------------
A. 1 -400 -9 0 -9 AG 521 15.0 0.0 14.8
2 0 -9 400 -9 AG 521 15.0 0.0 18.2
. 3 400 9 0 9 AG 721 15.0 0.0 14.8
D. 4 0 9 -400 9 AG 721 15.0 0.0 14.8
.F. 5 -4 400 -4 0 AG 1 15.0 0.0 13.3
. 8 4 0 4 400 AG 1 15.0 0.0 13.3
* MIXW
* L R STPL DCLT ACCT SPD EFI IDT1 IDT2
LINK * (M) (M) (M) (SEC) (SEC) (MPH) NCYC NDLA VPHO (G/MIN) (SEC) (SEC)
-~------*---------------------------------------------------------------------
A. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
B. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
C. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
D. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
E. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
F. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
3. Receptor Coordinates
X Y Z
RECEPTOR 1 20 13 1.3
MODEL RESULTS FOR FILE A:AE
* PRED *WIND * COCN/LINK
* CONC * BRG * (PPM)
-'RECEPTOR * (PPM) * (DEG) * ABC D E F
* -*-----*------------------------------------
;;~;~--~--*---;~~ * 263 * 0.4 0.0 0..8 0.8 0.0 0.0
Future: East HI Avila Way
..
REPORT FOR FILE
AF
1. Site Variables
-
U= 0.5 M/S ZO= 108.0 CM
BRG= 0.0 DEGREES VD= 0.0 CM/S
CLASS= F STABILITY VS= 0.0 CM/S
MIXH= 1000.0 M AMB= 7.2 PPM
SIGTH= 25.0 DEGREES TEMP= 16.7 DEGREE (C)
-
--
-
2. Link Description
LINK * LINK COORDINATES (M) * EF H W
-
DESCRIPTION * Xl Y1 X2 Y2 * TYPE VPH (G/MI) (M) (M)
---------------*-----------------------------*------------------------------
A. 1 -400 -10 0 -10 AG 1060 10.0 0.0 22.2
B. 2 0 -10 400 -10 AG 1060 10.0 0.0 18.5 -
C. 3 400 10 0 10 AG 790 10.0 0.0 22.2
D. 4 0 10 -400 10 AG 790 10.0 0.0 18.5
E. 5 -6 400 -6 0 AG 604 10.0 0.0 13.3 -
F. 8 6 0 6 400 AG 572 10~0 0.0 17.0
* MIXW
* L R STPL DCLT ACCT SPD EFI IDT1 IDT2
LINK * (M) (M) (M) (SEC) (SEC) (MPH) NCYC NDLA VPHO (G/MIN) (SEC) (SEC)
-------*--------------------------------------------------------------------- -
-
A. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
B. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
C. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0 -
D. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
E. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
F. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
-
3. Receptor Coordinates
-
X Y Z
RECEPTOR 1 20 16 1.3
-
MODEL RESULTS FOR FILE A:AF
...
* PRED *WIND *
* CONC * BRG *
RECEPTOR * (PPM) *(DEG)*
-----------*-------*-----*
RECPT 1 * 9.0 * 260 *
COCN/LINK
(PPM)
ABC D E F
------------------------------------
-
0.5
-
0.0
0.3
0.5
0.2
0.3
-
-
Existing: East H/Tierra del Rey
REPORT FOR FILE : TE
1. site Variables
U= 0.5 M/S ZO= 108.0 CM
BRG= 0.0 DEGREES VD= 0.0 CM/S
CLASS= F STABILITY VS= 0.0 CM/S
MIXH= 1000.0 M AMB= 7.2 PPM
SIGTH= 25.0 DEGREES TEMP= 16.7 DEGREE (C)
2. Link Description
LINK * LINK COORDINATES (M) * EF H W
DESCRIPTION * Xl Y1 X2 Y2 * TYPE VPH (G/MI) (M) (M)
- ---------------*-----------------------------*------------------------------
. 1 -400 -9 0 -9 AG 521 15.0 0.0 24.2
B. 2 0 -9 400 -9 AG 521 15.0 0.0 20.0
,C.. 3 400 9 0 9 AG 721 15.0 0.0 24.2
. 4 0 9 -400 9 AG 721 15.0 0.0 20.0
L. 5 -6 400 -6 0 AG 1 15.0 0.0 17.0
F. 6 -5 0 -5 -400 AG 1 15.0 0.0 24.3
. 7 5 -400 5 0 AG 1 15.0 0.0 20.0
. 8 6 400 6 0 AG 1 15.0 0.0 17.0
* MIXW
* L R STPL DCLT ACCT SPD EFI IDT1 IDT2
_ LINK * (M) (M) (M) (SEC) (SEC) (MPH) NCYC NDLA VPHO (G/MIN) (SEC) (SEC)
-------*---------------------------------------------------------------------
A. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
B. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
- C. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
D. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
E. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
- F. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
G. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
H. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
3. Receptor Coordinates
X Y Z
RECEPTOR 1 20 14 1.3
~::..~
MODEL RESULTS FOR FILE A:TE
* PRED *WIND * COCN/LINK
* CONC * BRG * (PPM)
RECEPTOR * (PPM) *(DEG)* ABC D E F G H
-----------*-------*-----*------------------------------------------------
~ECPT 1 * 8.8 * 263 * 0.4 0.0 0.4 0.8 0.0 0.0 0.0 0.0
Future: East H/Tierra del Rey
..
REPORT FOR FILE : TF
1. Site Variables
-
u=
BRG=
CLASS=
MIXH=
SIGTH=
0.5 MjS
0.0 DEGREES
F STABILITY
1000.0 M
25.0 DEGREES
ZO=
VD=
VS=
AMB=
TEMP=
108.0
0.0
0.0
7.2
16.7
CM
CMjS
CMjS
PPM
DEGREE
-
(C)
-
-
2. Link Description
LINK *
DESCRIPTION *
LINK COORDINATES (M)
Xl Y1 X2 Y2
* EF H
* TYPE VPH (GjMI) (M)
W
(M)
-
---------------*-----------------------------*------------------------------
A. 1 -400 -9 0 -9 AG 1060 10.0 0.0 24.2
B. 2 0 -9 400 -9 AG 1060 10.0 0.0 20.0 -
C. 3 400 9 0 9 AG 736 10.0 0.0 24.2
D. 4 0 9 -400 9 AG 736 10.0 0.0 20.0
E. 5 -6 400 -6 0 AG 402 10.0 0.0 19.4
-
F. 6 -5 0 -5 -400 AG 402 10.0 0.0 13.0
G. 7 5 -400 5 0 AG 83 10.0 0.0 16.4
H. 8 6 400 6 0 AG 83 10.0 0.0 13.3
-
* MIXW
* L R STPL DCLT ACCT SPD EFI IDT1 IDT2 -
LINK * (M) (M) (M) (SEC) (SEC) (MPH) NCYC NDLA VPHO (GjMIN) (SEC) (SEe)
-------*---------------------------------------------------------------------
A. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
B. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0 -
C. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
D. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
E. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0 -
F. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
G. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0
H. 0 0 0 0.0 0.0 0 0 0 0 0.0 0.0 0.0 -
3. Receptor Coordinates
-
X Y Z
RECEPTOR 1 21 14 1.3
-
MODEL RESULTS FOR FILE A:TF
-
* PRED *WIND * COCN/LINK
* CONC * BRG * (PPM)
-
RECEPTOR * (PPM) *(DEG)* A B C D E F G H
-----------*-------*-----*---------------~--------------------------------
RECPT 1 * 8.7 * .
262 * 0.5 0.0 0.3 0.5 0.1 0.0 0.0 0.0
-
-
EMFAC7PC EMISSION FACTORS
VERSION :EMFAC7D ...11/88
YEAR
PERCENT VMT COLD
1990
34.0
TEMPERATURE
PERCENT VMT HOT
60
12.0
PM10 Percent
Sulfur Content
Sulfur Content
Exhaust
Leaded
Diesel
99.1 Tire Wear 40.0
:450.0 ppm Unleaded :200.0 ppm
:0.280 %
Speed
40 MPH
GRAMS PER MILE
TOG CO
1.39 15.01
NOX
1.99
Idle Emission Factors
TOG 0.25 Gr/Min Fuel Use 20.1 MPG
CO 2.70 Gr/Min PM10 0.201 GR/MILE
NOx 0.18 Gr/Min Sox 0.211 Gr/Mile
...
..
-
EMFAC7PC EMISSION FACTORS
VERSION :EMFAC7D ...11/88
YEAR
PERCENT VMT COLD
2010
34.0
PM10 Percent
Sulfur Content
Sulfur Content
Speed
40 MPH
TOG
CO
NOx
Exhaust
Leaded
Diesel
-
TEMPERATURE
PERCENT VMT HOT
60
12.0
99.1 Tire Wear 40.0
:450.0 ppm Unleaded :200.0 ppm
:0.280 %
-
-
GRAMS PER MILE
TOG CO
0.78 9.95
0.14
1.11
0.15
Idle
Gr/Min
Gr/Min
Gr/Min
NOX
1.51
-
Emission Factors
Fuel Use 26.2 MPG
PM10 0.140 GR/MILE
Sox 0.164 Gr/Mile
-
-
-
-
-
-
-
-
-
-
-
-
-
1st Screencheck EIR Completed: May 15, 1992
2nd Screencheck EIR Completed: June 22, 1992
Draft EIR Distributed: July 21, 1992
Final EIR Completed: October 5, 1992
FINAL
Supplemental Environmental Impact Report
for the
Rancho del Rey Commercial Center
EIR No. 92-02
(State Clearinghouse # 92051032)
Lead Agency:
City of Chula Vista
246 Fourth Avenue
Chula Vista, CA 92010
Contact: Ms. Diana Richardson
(619) 691-5047
Consultant:
Robert Bein, William Frost & Associates (RBF)
3569 Fifth Avenue
San Diego, CA 92103
Contact: Mr. Joseph Monaco, AICP
Ms. Rica Weber
(619) 299-7272
October 5, 1992
IN 500563
TABLE OF CONTENTS
RANCHO DEL REY COMMERCIAL CENTER
Page
1.0 INTRODUCI10N AND EXECUTIVE SUMMARY
1.1 Project Summary
1.1.1 General Description
1.1.2 Project Location
1.1.3 Project History/Chronology
1.2 Purpose of the Supplemental EIR
1.2.1 CEQA Requirements
1.2.2 Scope of the EIR
1.2.3 Lead Agency and Task Force
1.2.4 EIR Structure
1.3 CEQA Scoping Process
1.4 Summary of Project Alternatives
1.4.1 "Approved Use" Alternative
1.4.2 "Reduced Scale" Alternative (One Major Use)
1.4.3 "Reduced Scale" Alternative (Two Major Uses)
1.4.4 "Site Plan Alternative" Alternative
1.4.5 "Alternative Sites" Alternative
1.5 Summary of Anticipated Impacts and Mitigation Measures
1.6 Impact Comparison of Previous EIR and Current Project
1.7 Incorporation of Studies and Other Related Documents
1.0-1
1.0-1
1. 0-1
1.0-1
1.0-3
1.0-3
1.0-4
1.0-5
1.0-6
1.0-7
1.0-8
1.0-8
1.0-16
1.0-18
1.0-20
1.0-21
1.0-24
1.0-34
1.0-40
2.0 PROJECf DESCRIYTION
2.1 Project Location
2.2 Project Characteristics
2.3 Project Objectives
2.4 Development Phasing
2.5 Associated Planning Documents
2.6 Discretionary Permits Required
2.0-1
2.0-1
2.0-10
2.0-10
2.0-15
2.0-16
3.0 IMP ACf ANALYSIS
3.1 Land Use/Planning and Zoning
3.2 Aesthetics
3.3 Air Quality
3.4 Noise
3.5 Fiscal Impacts
3.6 Traffic/Circulation
3.7 Public Services and Utilities
3.1-1
3.2-1
3.3-1
3.4-1
3.5-1
3.6-1
3.7-1
-
-
TABLE OF CONTENTS
(Continued) ...
Page
.."
4.0 ALTERNATIVES TO THE PROPOSED ACTION
4.1 "Approved Use" Alternative 4.0-1
4.2 "Reduced Scale" Alternative (One Major Use) 4.0-3
-
4.3 "Reduced Scale" Alternative (Two Major Uses) 4.0-5
4.4 "Site Plan Alternative" Alternative 4.0-8
4.5 "Alternative Sites" Alternative 4.0-15
-
5.0 SIGNIFICANT CUMUIATIVE IMPACfS
5.1 List of Past, Present and Reasonably Anticipated -
Future Related Projects 5.0-1
5.2 Summary of Cumulative Impacts of Related Projects 5.0-3
-
6.0 GROwrH INDUCEMENT 6.0-1
7.0 WNG-TERM IMPUCATIONS OF THE PROPOSED PROJECT -
AND OTHER REQUIRED CEQA TOPICS
7.1 Relationship Between Local Short-Term Uses of the Environment
. and the Maintenance and Enhancement of Long-Term Productivity 7.0-1 -
7.2 Significant Irreversible Environmental Changes 7.0-2
7.3 Effects Found Not to be Significant 7.0-3
-
8.0 INVENTORY OF MITIGATION MEASURES 8.0-1
9.0 INVENTORY OF UNAVOIDABLE SIGNIFICANT IMPACfS 9.0-1 -
10.0 SOURCES
10.1 Staff and Agencies Consulted
10.2 Consultants Who Prepared the EIR
10.3 References
10.0-1 -
10.0-3
10-0-4
-
11.0-1
-
11.0 CERTIFICATION STATEMENT BY ENVIRONMENTAL
CONSULTANT
12.0 APPENDICES (Under Separate Cover)
12.1 Notice of Preparation (NOP)/NOP Responses
12.2 Air Quality Data
12.3 Noise Data
12.4 Fiscal Study
12.5 Transportation/Circulation Study
12.6 Correspondence
12.7 Original SPA I EIR Sections
-
-
-
-
11
LIST OF EXIDBITS
RANCHO DEL REY COMMERCIAL CENTER
Page
1. Regional Vicinity Map 2.0-3
2. Site Vicinity Map 2.0-4
3. Existing Land Use Designations 2.0-5
4. Proposed Site Utilization Plan 2.0-6
5. Proposed Land Use Districts 2.0-7
6. Conceptual Site Plan 2.0-8
7. Aerial Photo 3.1-3
8. Site Photos 3.2-3
9. Alternative Site Plan A 4.0-10
10. Alternative Site Plan B 4.0-11
11. Alternative Site Plan C 4.0-12
111
-
-
liST OF TABlES
-
RANCHO DEL REY COMMERCIAL CENfER
-
Page
1. Alternatives Comparison Matrix 1.0-9 -
2. Proposed Land Uses 2.0-9
-
3. Proposed Permitted Land Uses 2.0-11
4. Local Air Quality Levels Measured at the Chula Vista Ambient 3.3-4 -
Air Monitoring Station
5. Project Vehicle Emissions 3.3-11 -
6. Project-Related Power Plant Emissions 3.3-12
-
7. Project-Related Natural Gas Emissions 3.3-12
8. Project Contribution to Total San Diego Air Basin Emissions 3.3-13 -
9. 65 CNEL Projections 3.4-3
-
10. City of Chula Vista 1991-1992 General Fund Direct Service 3.5-3
Activities Full Cost
-
11. Effect of Rancho del Rey Commercial Center Development on 3.5-4
City Operating Expenditure Activities
12. Summary of On-Going Annual City Cost Increments Resulting 3.5-6
From Development of Rancho del Rey Commercial Center
(in Constant 1992 $)
13. Annual Operating Revenue (in 1992 $) 3.5-10
14. Taxable Sales and City Sales Tax Revenue 3.5-11
15. Projected Annual Operating Revenues and Expenditures 3.5-14 -
(In Constant 1992 $)
16. Existing Year 1991 Average Daily Traffic Volumes and 3.6-4 -
Segment Performance Summary
17. Planed TPP "Approved Projects Without Modified Project" 3.6-8 -
(PRE-SR 125) Segment Performance Summary With Adopted SPA
Amendment Area Daily Trip Contribution
-
IV
liST OF TABLES
(Continued)
RANCHO DEL REY COMMERCIAL CENTER
Page
18. Planned TPP "Approved Projects Without Modified Project" 3.6-10
(PRE-SR 125) Base Condition Intersection Performance Summary
(AM Peak Hour)
19. Planned TPP "Approved Projects Without Modified Project" (PRE-SR 3.6-11
125) Base Condition Intersection Performance Summary (PM Peak Hour)
20. Planned TPP "Approved Projects With Modified Project" (PRE-SR 125) 3.6-13
Segment Performance Summary With Daily Trip Contribution From
Proposed SPA Amendment Area
21. Interim (PRE-SR 125) Proposed Project Condition Intersection 3.6-15
Performance Summary (AM Peak Hour)
22. Interim (PRE-SR 125) Proposed Project Condition Intersection 3.6-17
Performance Summary (PM Peak Hour)
23. Trip Generation Rancho del Rey SPA I Amendment Area 3.6-20
24. General Plan Buildout Without Modified Project Base Condition 3.6-23
Segment Performance Summary With Adopted SPA Amendment Area
Daily Trip Contribution
25. General Plan Buildout With SPA Amendment Project Segment 3.6-26
Performance Summary With Daily Trip Contribution From Proposed
SPA Amendment Area
26. General Plan Buildout With Proposed SPA Amendment Area Project 3.6-29
Intersection Performance Summary
27. Projected Annual Operating Revenues and Costs of Alternative Plan 4.0-7
28. Approved Project Forecast 5.0-2
29. Series 7 Forecast for the City of Chula Vista Sphere of Influence 6.0-3
Area
v
Ii
Introduction and Executive Summary
""'''"~~"''.'.'''''''~''.'-'-''''''''''",,",,"-",'--
1.0 INTRODUCflON AND EXECUTIVE SUMMARY
1.1 PROJECf SUMMARY
1.1.1 General Description The project applicant is proposing to convert approximately
55 net acres of the approved Rancho del Rey Business Center from Employment Park to
a mixed-use commercial center. The proposed conversion would allow for the development
of the Rancho del Rey Commercial Center. This development would create parcels suitable
to major retailers, in addition to complementary recreation/ entertainment/retail commercial
uses and smaller retail uses. The proposed project involves amendments to the land use
policy, regulatory, and design documents for the western portion of the approved Business
Center. The Commercial Center project proposes the development of three anchor stores
including anchor store "A", anchor store "B", and anchor store "C", and a commercial retail
"shop" (attached to Anchor Stme "B"). The remaining proposed land uses, which are
intended to represent the character and type of uses which would be permitted by the
amended land use regulations and development standards, include recreation/
entertainment/retail uses and secondary or support retail uses. Refer to Section 2.3,
PROJECT CHARACTERISTICS, for a detailed description of the size and type of land
uses proposed.
1.1.2 Project Location The proposed project is located within the City of Chula Vista,
California, in southwestern San Diego County. The City of Chula Vista is located
approximately seven miles southeast of downtown San Diego and approximately nine miles
north of the United States/Mexico border. The proposed project site is located within
Sectional Planning Area (SPA) I of the EI Rancho del Rey Specific Plan, which is located
southwest of Otay Lakes Road and north of East "H" Street. The site is situated along the
southern border of SPA I and is bordered by East "H" Street to the south while Plaza Court,
Paseo del Rey, Lazo Court and Avila Way travel through the site. Refer to Section 2.1,
PROJECT LOCATION, for additional information regarding the project location.
1.1.3 Project History/Chronology. The proposed project site is part of the 2,450-acre EI
Rancho del Rey Specific Plan which was adopted by the City in 1978 and revised in 1985
(GPA-83-7). The Specific Plan acts as the City's General Plan for the area and allocates
land uses and intensities throughout the planning area and establishes general
regulations/guidelines for development, as well as preservation and conservation of open
space and other onsite resources. The Specific Plan was adopted with ten sectional planning
areas (SPA). An amendment to the Specific Plan combined six out of the 10 SPA's into the
1.0-1
500563-1
lilt
--
Corcoran Ranch SPA, which consisted of 1,673.4 acres. The EI Rancho del Rey Specific
Plan EIR was prepared for the original Specific Plan in 1976, and an EIR was prepared for
the Corcoran Ranch SPA and adopted by the City of Chula Vista City Council in March,
1985. This 1985 EIR incorporated the analysis and conclusions of the 1976 EIR and
comprises a Master EIR for the proposed project area, including the area known as SPA
I.
-
-
-
A comprehensive amendment to the original Specific Plan EIR, known as the EI Rancho
del Rey Specific Plan Amendment Area, was approved in November, 1985. The Specific
Plan Amendment Area Plan consisted of 1,673.4 acres and identified the proposed project
site within SPA I. The Rancho del Rey SPA I is the first development phase of the EI
Rancho del Rey Specific Plan Amendment Area. The SPA I Plan and companion Planned
Community (PC) District Regulations expand upon the provisions of the Specific Plan and
provide more detailed design specifications and regulations. The focus of the SPA Plan is
the delineation of community level facilities (e.g., collector roads, neighborhood parks, trail
and open space systems, etc.) while also providing some site specific information such as
basic grading design, lotting and interior street layouts. The PC Regulations provide the use
and development standards which are applied to individual lots; these regulations are
reviewed during the design process for height, bulk, and setback standards.
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The Final Environmental Impact Report (EIR) for the Sectional Planning Area (SPA) I
Plan (EIR-87-1) was certified by the City of Chula Vista City Council on December 15,
1987, by Resolution No. 13388 (State Clearing House # 87070102). The original EIR
analyzed the implementation of 982 single-family residential units and 1,219 multi-family
units in a variety of density categories on 305.1 acres. Non-residential uses, including an
Employment Park (84.5 acres), community facilities (5.6 acres) neighborhood and
community parks (55.7 acres), a school site (12.6 acres), open space (272.6 acres) and a
circulation system (72.5 acres) were proposed on the remaining 503.5 acres. The original
proposal incorporated density transfers among residential density categories within the SPA
I project site; the concept of transfers was introduced in the EI Rancho del Rey Specific
Plan to allow for site specific adjustments in residential densities as plans were refined. The
density transfers proposed in the original SPA I Plan did not result in an overall increase
in the number of residential units nor did it result in any'transfer of units into or out of the
SPA Plan area. The SPA I EIR serves as a supplement to the EI Rancho del Rey Specific
Plan Amendment EIR certified in November, 1985. The various approvals and agreements
required for the approved SPA I Plan are as follows:
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500563-1
. Approval of the Rancho del Rey SPA I Plan
Chula Vista City Council approved on December 15, 1987, by Resolution No.
13390
. Tentative Map Approvals
Residential Tentative Map
Business Center Tentative Map
. Consideration of Specific Projects by the Design Review Committee
Reviewed on a project-by-project basis
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An Addendum EIR to the original EIR-87-1 was prepared for the Revised Rancho del Rey
SPA I Plan (certified December 15, 1987). The Addendum EIR analyzed the environmental
impacts associated with the development of additional single-family dwelling units and fewer
duplex units, for the identical number of dwelling units as proposed in the original EIR
(2,201).
The adopted land use designation for the Commercial Center project site (located in the
central and western portion of the Rancho del Rey Business Center) is Employment Park,
which was adopted with the previously mentioned 1985 comprehensive amendment to the
Specific Plan. This designation was subsequently implemented in the Rancho del Rey SPA
I Planned Community (PC) District regulations, SPA I Design Guidelines, and approved
tentative and final maps. The currently proposed project would require amendments to the
City of Chula Vista General Plan, EI Rancho del Rey Specific Plan and SPA I Plan to allow
for commercial development in addition to Employment Park uses.
The only facility which has been constructed onsite is a bowling alley which would remain
following project implementation. A second lot has been approved for development of a
car plaza with gas, car wash, lube and tune, etc., located adjacent to the western project
entrance (construction of the car plaza is tentatively scheduled for fall, 1992). It should be
noted that an automobile sales center was recently proposed for development on a portion
of the project site, however, this proposal was not pursued as it was not considered a
compatible land use with the surrounding residential areas.
1.2 PURPOSE OF THE SUPPLEMENTAL EIR
1.2.1 CEQA Requirements. The -9reft Final Supplemental EIR has been prepared in
conformance with State CEQA Guidelines Sections (15000 through 15387). The principle
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500563-1
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CEQA Guidelines Section governing content of this document are sections 15120 through
15132 ("Content of an EIR"). Pursuant to State and local guidelines, the City of Chula Vista
prepared and distributed a Notice of Preparation (NOP) to prepare a Draft Supplemental
EIR on April 29, 1992 (refer to Appendix 12.1, NOTICE OF PREPARATION).
Responsible agencies had 30 days to transmit their concerns and comments on the scope
and content of this Supplemental EIR to the City of Chula Vista, focusing on specific
information related to their own statutory responsibility. As part of the review process, the
Draft Supplemental EIR is was subject to a 45-day review period by responsible and trustee
agencies and interested parties. Following this review period, responses to comments
received from these agencies and interested parties are prepared. The Final Supplemental
EIR will consists of appropriate revisions to the Draft, and responses to comments
addressing any additional concerns of responsible agencies or reviewing parties.
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1.2.2 Scope of the EIR. The purpose of this Supplemental Environmental Impact Report
(EIR) is to revise the original Final EIR prepared for the Rancho del Rey Sectional
Planning Area (SPA) I in December, 1987, summarize existing conditions, analyze potential
environmental impacts, and suggest feasible mitigation measures to reduce significant
adverse environmental impacts resulting from the proposed Rancho del Rey Commercial
Center. The project entails the conversion of approximately 55 net acres of the Rancho
del Rey Business Center (Employment Park) to a mixed use commercial center including
up to three major discount/warehouse retailers and a commerical retail "shop", in
combination with complimentary recreation/entertainment/retail commercial uses and
smaller retail users (for more detailed information regarding the proposed development,
refer to Section 2.0, PROJECT DESCRIPTION). The Supplemental EIR will include a
comprehensive analysis of the potential environmental impacts and suggest feasible
mitigation measures to reduce significant adverse environmental impacts resulting from the
proposed project.
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The EIR has been prepared as a Supplemental EIR (SEIR) addressing the environmental
effects of the proposed revisions to construction-level detail. This includes, but is not
limited to, direct and indirect effects resulting from construction, implementation and
ultimate buildout of the proposed Rancho del Rey Commercial Center. A primary purpose
of the SEIR is to provide decision makers and the public with specific information
associated with development of the proposed Rancho del Rey Commercial Center revisions
compared with the currently approved Rancho del Rey SPA I project. In addition, this
Supplemental EIR will provide recommended mitigation measures that may be adopted as
conditions of approval to reduce project impacts. This analysis is consistent with the
California Environmental Quality Act (CEQA) Guidelines which calls for a level of detail
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1. 0-4
500563-1
in the environmental analysis consistent with the type of approval sought by the project
applicant.
As is stated in Section 15121 of the CEQA guidelines, an EIR is an informational document
which will inform the public agency decision-makers and the public generally of significant
environmental effects of a project, identify possible ways to minimize the significant effects
and describe reasonable alternatives to the project. As is required by CEQA, the City of
Chula Vista will consider the information in this SEIR, along with other information which
may be presented, during their review of the proposed project.
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While the information in this SEIR does not limit the City's discretionary powers for the
project, the City must respond to each significant impact identified in this SEIR by adopting
mitigation measures or by making findings and, if necessary, by issuing a statement of
overriding considerations for any unmitigable significant effects which will occur if the
project is approved.
This Supplemental EIR focuses primarily on changes in the environment that would result
from the proposed project. The Supplemental EIR identifies impacts resulting from the
planning, construction and operation of the proposed project.
The Supplemental EIR addresses potential significant impacts and mitigation measures and
summarizes potential impacts and mitigation measures identified in the previous EIR which
also apply to the proposed revisions in each of the following issue areas:
- Land Use and Relevant Planning
- Aesthetics
- Air Quality
- Noise
- Fiscal
- Traffic/Circulation
- Public Services and Utilities
12.3 Lead Agency and Task Force. The City of Chula Vista is the Lead Agency for the
proposed Rancho del Rey Commercial Center EIR project. Robert Bein, William Frost &
Associates (RBF) is the environmental consultant to the City and was retained in April,
1992 to prepare the Rancho del Rey Commercial Center EIR. RBF's fiscal subconsultant
is John McTighe & Associates. The City also retained JHK & Associates to prepare the
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500563-1
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traffic analysis for the project. The project applicant is the EI Rancho del Rey Partnership.
The following list is the applicant's project team:
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James Leary Architecture and Planning, Project Architect
Cinti & Associates, Project Planner
Nasland Engineering, Project Engineer
Bankston/Pine Associates, Project Traffic Engineer
Otsuji Nakawatase & Associates, Landscape Architect
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1.2.4 EIR Structure. The EIR is organized into the following 12 sections:
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Section 1.0, INTRODUCTION AND EXECUTIVE SUMMARY, provides a project
summary, purpose and scope of the EIR and CEQA process, summary of the project
alternatives, and summary of the environmental impacts and mitigation measures.
In addition, an impact comparison of the previous EIR and current project and
documents incorporated by reference are provided.
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Section 2.0, PROJECT DESCRIPTION, provides a detailed project description,
including project location, background and history, project characteristics, project
objectives, development phasing, associated planning documents and discretionary
permits and actions required.
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Section 3.0, IMPACT ANALYSIS, contains a detailed environmental analysis of the
existing conditions, project impacts, mitigation measures and unavoidable significant
impacts.
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Section 4.0, ALTERNATIVES TO THE PROPOSED ACTION, describes a
reasonable range of alternatives to the project or to the location of the project, which
could feasibly attain the basic project objectives.
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Section 5.0, CUMULATIVE IMPACTS, provides a list of past, present, and
reasonably anticipated future-related projects and a summary of cumulative impacts
of the related projects.
(;.,
Section 6.0, GROWTH INDUCEMENT, describes the growth inducing impacts
associated with implementation of the proposed project.
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500563-1
Section 7.0, LONG-TERM IMPLICATIONS OF THE PROPOSED PROJECT AND
OTHER REQUIRED CEQA TOPICS, discusses the relationship between local
short-term uses of the environment and maintenance and enhancement of long-term
productivity, significant irreversible environmental changes that would be involved
in the proposed action, should it be implemented, and effects found not to be
significant.
. Section 8.0, INVENTORY OF MITIGATION MEASURES, identifies the
recommended project mitigation measures.
. Section 9.0, INVENTORY OF UNAVOIDABLE SIGNIFICANT IMP ACTS,
describes any significant impacts which cannot be reduced to less than significant
levels.
Section 10.0, SOURCES, identifies all federal, state or local agencies, and other
organizations and individuals consulted, provides a list of staff and consultants who
prepared the EIR and identifies reference sources for the EIR.
. Section 11.0, provides the Certification Statement by the Environmental Consultant.
Section 12.0, APPENDICES, contains all technical documentation for the project.
1.3 CEQA SCOPING PROCESS
To initiate the scoping process for the project, the City of Chula Vista prepared and
distributed the Notice of Preparation (NOP) to prepare a Draft Supplemental EIR on April
29, 1992 (refer to Appendix 12.1, NOTICE OF PREPARATION). Pursuant to State and
local guidelines, the NOP included the topics to be analyzed in the EIR, a site vicinity map,
site plan, and the project location and description. Responsible agencies had 30 days to
transmit their concerns and comments on the scope and content of this Supplemental EIR
to the City of Chula Vista, focusing on specific information related to their own statutory
responsibili ty.
A public meeting was held by the applicant on April 29, 1992 to introduce the proposed
project to the public, obtain input on the project concept and design, and determine issues
of concern. The following is a summary of the comments received at that meeting. The
EIR addresses these comments in the appropriate sections of the document, as indicated.
1.0-7
50056~ 1
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Concern was expressed over increased traffic on East "H" Street that the project
would generate, of particular concern were impacts to the East "H" Street/I-80S
Interchange. Please refer to the project traffic report and the traffic section of this EIR
for an analysis of project impacts on traffic and circulation.
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Concern was expressed over the balance of jobs to housing. It was felt that the
employment opportunities offered by the proposed land uses would generally consist
of lower paid jobs, as opposed to the higher paying opportunities represented by the
approved business park uses. It was felt that the pricing structure of the surrounding
residential communities was not consistent with the income levels anticipated to be
generated from the proposed uses. Please see the Growth Inducing section of this EIR
for a discussion of the balance of jobs to housing.
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General concern was raised over the impact of the project on the character of the
community. Please refer to the Land Use section of this EIR for a discussion of land
use compatibility.
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Concern was raised over the potential nOlse impacts of loading and unloading
activities on proposed residential areas. Please refer to the Noise section of this EIR
for a discussion of noise impacts.
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Several people asked if there were other potential sites that would be more
appropriate for the proposed uses. Please refer to the Alternatives section of this EIR
for a discussion of alternative sites.
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1.4 SUMMARY OF PROJECf ALTERNATIVES
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The following is a summary of project alternatives which are described in detail in Section
4.0, ALTERNATIVES TO THE PROPOSED ACTION, which provides a more detailed
discussion. Refer to Table 1, ALTERNATIVES COMPARISON MATRIX, for a summary
of the impacts of the alternatives when compared to the proposed project.
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1.4.1 "Approved Use" Alternative
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The "Approved Use" alternative would permit development of the Rancho del Rey Business
Center in accordance with the approved EI Rancho del Rey Specific Plan, Sectional
Planning Area (SPA) I Plan EIR and associated tentative map. The approved plan includes
development of the Employment Park with limited retail commercial and service com-
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1.0-8
500563-1
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mercial uses established on either side of the main entry road. The "Approved Use", or the
approved project, alternative would result in a project of similar size and scale as the
proposed project. The approved existing land use regulations allow for light industrial and
warehousing activities across the entire site with approximately forty percent of the site also
allowing office and commercial uses. The least impactive average land use scenario
anticipated under the previously approved SPA I Plan would be similar in character to the
currently proposed project from a land use compatibility standpoint. however. traffic. air
Quality and noise impacts would be reduced by this alternative.
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Implementation of this alternative would result in a reduction in air quality impacts when
compared to the proposed commercial uses (however, the approved project would also result
in individual and cumulative significant impacts). Although this alternative would generate
fewer average daily trips and would result in a decrease in noise impacts when compared
to the proposed Commercial Center, the existing and planned circulation system in the
vicinity and offsetting peak hour volumes would accommodate this traffic increase; thus, this
alternative would result in similar net traffic impacts as would the proposed project. As with
the proposed Commercial Center, the approved uses would result in an overall positive
fiscal impact to the City. The demand for public services and utilities are expected to be
similar to the proposed project. Implementation of this alternative would satisfy the goals
and objectives of the Rancho del Rey Specific Plan. However. the "Approved Use"
alternative fails to fulfill the objectives of the proposed project.
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1.4.2 "Reduced Scale" Alternative (One Major Use)
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The "Reduced Scale" (One Major Use) alternative would result in the development of the
Commercial Center establishing only one major use onsite, Major "A" and the remainder
of the site would be developed with community commercial uses and some Employment
Park uses. The total project area would remain approximately 55 net acres, however,
implementation of this alternative would reduce the overall size of the project, establishing
buildings which are on a smaller, community scale. This alternative would develop 125,280
square feet of warehouse/retail commercial uses and 535,527 square feet of Commercial and
Employment Park uses.
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Land Use and Relevant Planning. Under this alternative, impacts to land use would be
reduced, when compared to the current project, as warehouse/retail/shop uses would be
reduced by 269,606 square feet and replaced with 384,591 square feet of community
commercial and employment park uses resulting in 660.807 square feet of total floor area
arranged in smaller buildings than the proposed project.. In addition, this alternative would
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1.0-16
be more compatible with the surrounding residences, as associated impacts to air quality and
noise would be reduced when compared to the proposed project.
Aesthetics. Implementation of the "Reduced Scale" alternative would reduce impacts to
aesthetic resources from the surrounding area onto the site. This alternative assumes
development of lots proposed for Majors "B", "C", and "shop" as community commercial and
Employment Park uses instead of these major use facilities. Aesthetic impacts would be
reduced when compared to the current project as there will be less mass and bulk due to
the elimination of the warehouse/retail uses.
Air Ouality. The "Reduced Scale" alternative would reduce overall impacts to air quality
when compared to the current project. With the replacement of two warehouse/retail uses
and the "shop" with community commercial and employment park uses, vehicle emissions
would be substantially reduced when compared to the proposed project, while emissions
from onsite uses would be slightly reduced under this alternative. However, the alternative
would still result in unavoidable significant impacts to air quality on an individual and
cumulative basis.
Noise. Under this alternative, noise impacts would be less than those identified with the
proposed project. Community commercial uses can be expected to create less traffic and
thus reduce noise impacts when compared to the proposed project. It can be expected that
the community commercial and employment park uses replacing Majors "B", "C", and "shop"
would have similar, though less intensive noise impacts due to delivery traffic to these uses.
This alternative could contribute to existing significant noise impacts.
Fiscal. The "Reduced Scale" alternative would result in a slightly less, although overall
positive fiscal impact on the City of Chula Vista and no significant adverse impacts have
been identified.
Traffic/Circulation. Traffic impacts associated with this alternative would be less than the
proposed Rancho del Rey Commercial Center. Development of this alternative would
produce approximately 14,267 vehicle trips per day. Compared to the proposed project's
37,036 44.952 average daily trips, this alternative is a 6+% 68% reduction in project
generated traffic. This would be a significant decrease. Regional commercial centers attract
users from a much larger area. In addition, this type of use usually requires that a vehicle
be driven to the facility.
1.0-17
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Public Services and Utilities. Under this alternative, similar impacts to public services and
utilities would occur, when compared to the currently proposed project. The site would
require service from all public services and utilities and implementation of this alternative
would not substantially alter service requirements.
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The "Reduced Scale" Alternative (One Major Use) would be environmentally superior to
the proposed project, as many of the environmental impacts would be partially or
substantially reduced with implementation of this alternative. Implementation of this
alternative would satisfy the goals and objectives of the Rancho del Rey Specific Plan.
However. this alternative does not as successfully meet the project objectives of providing
major retail uses to the growing population of the eastern territories. while strengthening
the City's tax base.
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1.43 "Reduced Scale" Alternative (Two Major Uses)
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The "Reduced Scale" (Two Major Uses) alternative would result in the development of the
Rancho del Rey Commercial Center with the establishment of two regional warehouse
retailers onsite. Under this alternative, Majors "A", "B", and the commercial retail "shop"
would be developed and the remainder of the site would be improved with Commercial and
Employment Park uses. Implementation of this alternative would slightly reduce the overall
scale of the project, though the project area would remain approximately 55 net acres. This
alternative would establish 258,086 square feet of warehouse/retail/shop commercial uses
and 352,052 square feet of neighborhood commercial uses totalling 610.138 square feet of
floor area.
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Land Use and Relevant Planning. Under this alternative, impacts to land use would be
slightly reduced, but similar to the proposed project. This alternative would allow additional
commercial square footage to be developed, however, it would be more compatible with
surrounding land uses as the size and dimension of the buildings will be reduced.
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Aesthetics. Implementation of the "Reduced Scale" alternative would have similar impacts
as identified in the proposed project. The elimination of the Major "C" and "shop" uses
would not exclude development of the lots. Commercial and employment park uses would
be developed instead of Major "C" and "shop", and would be of a smaller scale, limiting
overall aesthetic impacts to neighboring residences to the north across Rice Canyon.
However, the mass and bulk of the warehouse/retail facility and "shop" uses is such that the
elimination of these uses would not reduce aesthetic impacts when compared to the
proposed project.
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1.0-18
Air Ouality. The "Reduced Scale" alternative would result in similar impacts to air quality
as identified for the proposed project. Due to the elimination of one warehouse/retail and
a commercial retail "shop", and replacement with smaller scale retail and entertainment
uses, a reduction of vehicle miles travelled per day would occur. Onsite emissions would
be similar under this alternative as with the proposed project. Similar individual and
cumulative unavoidable significant impacts would occur when compared to the current
project.
Noise. Under this alternative, noise impacts are expected to be less than those identified
with the proposed project due to the approximately e% 52% reduction in vehicle trips.
This alternative could contribute to existing significant noise impacts.
Fiscal. Under this alternative, a similar, although slightly less, overall positive fiscal impact
to the City of Chula Vista is anticipated to occur as with the proposed Rancho del Rey
Commercial Center. This alternative would generate a considerable surplus to the City,
although $266,689 less annually than that projected to be generated by the proposed plan.
Traffic/Circulation. Traffic impacts associated with this alternative would be less than the
proposed Rancho del Rey Commercial Center. This is due to the elimination of a major
traffic drawing use. Replacing one of the major uses and the "shop" with neighborhood
commercial uses would reduce overall traffic to the site. Development of this alternative
will produce 21,490 vehicle trips per day. Compared to the proposed project's 37,036
44.952average daily trips, this alternative is approximately a e% 52% reduction in project
generated traffic.
Public Services and Utilities. Under this alternative, similar impacts to public services and
utilities would result when compared to the proposed project. The site would require all
public services and utilities and implementation of this alternative would not substantially
alter service requirements when compared to the currently proposed uses.
The "Reduced Scale" Alternative (Two Major Uses) would be environmentally superior to
the proposed project, as impacts resulting from alternative implementation would generally
be less than those identified for the proposed project. Implementation of this alternative
would satisfy the goals and objectives of the Rancho del Rey Specific Plan.
1.0-19
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1.4.4 "Site Plan Alternative" Alternative
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The "Site Plan Alternative" alternative would permit development of the Rancho del Rey
Commercial Center as described in this SEIR, with a change in the site plan configuration.
Under this alternative, the commercial center would be built accommodating the three
major uses onsite, but a circulation system would be developed to allow traffic to circulate
throughout the project area (from the western to eastern portions of the site). Three
alternative site plans are currently being considered by the City of Chula Vista (see Exhibits
9-11 in Section 4.0 of this EIR).
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Except for impacts regarding site circulation and aesthetics, the "Site Plan" alternative would
result in identical impacts to those of the proposed plan.
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Impacts to offsite traffic and circulation would be similar to those identified in the SEIR.
The onsite circulation system would be revised to include a loop roadway along the northern
boundary of the project site. Due to the inclusion of the loop road around the perimeter
of the site, these three alternatives will create approximately 20 percent less parking spaces
when compared to the proposed project. All three alternatives will require installation of
signals at the Paseo del Rey and Plaza Court intersection and Tierra del Rey and Major C
entrance intersection. Other onsite intersections should be controlled with stop signs and
appropriate pavement markings. Overall project generated traffic would remain the same
as identified in this SEIR. In addition, any of the proposed site plan alternatives can be
accommodated with proper mitigation.
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Alternative Site Plan A proposes to move Majors "B" and "C" toward East "H" Street to
provide room for the loop road along the northern boundary of the site. Alternative Site
Plan A allows for two access points to the project site from East "H" Street. These access
points would be Paseo del Rey on the western portion of the site and Tierra del Rey on the
eastern portion of the site. Alternative Site Plans Band C would involve the connection of
Paseo del Rey, Avila Way and Tierra del Rey to . develop them into a loop road system
along the northern boundary of the project site. These access points would connect with the
loop road to allow passage throughout the project site.
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Alternative Site Plan A proposes to move Majors "B" and "C" south to allow for the loop
roadway along the northern boundary. This relocation of the buildings would not change
views substantially when compared to the proposed project. Alternative Site Plan B
proposes to move Major "C" toward East "H" Street and Major "B" would remain along the
northern boundary of the site. The repositioning of the building footprint of Major "c"
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1.0-20
toward East "H" Street would not change views substantially when compared to the proposed
project. It should be noted that with implementation of either Alternative Site Plan A or
B, views of the buildings for motorists travelling along East "H" Street would be shielded
. upon full growth of landscaping along the site perimeter. The aesthetic impacts associated
with this alternative would be of the same intensity as described in SEIR.
As implementation of "Site Plan Alternative" alternative would not substantially alter
impacts of the project, the alternative is not considered environmentally superior to the
proposed project. Implementation of this alternative would satisfy the goals and objectives
of the Rancho del Rey Specific Plan.
1.4.5 "Alternative Sites" Alternative
All three alternative sites reviewed by the City are located within the City of Chula Vista
and include: the Otay Rio Business Park; the Eastern Urban Center; and the Eastlake
Business Park. The Eastlake Business Park was reviewed by the City and was subsequently
rejected, due to its current development status and inconsistency with the phasing of the
supporting infrastructure with the proposed project objectives.
Otay Rio Business Park
The Otay Rio Business Park is located south of Otay Valley Road, adjacent to the southern
corporate boundary of the City of Chula Vista. The Rancho del Rey Commercial Center
would require an approximately 40 to 50 acre site for development. The Otay Rio Business
Park site has a General Plan Land Use designation of Research and Limited Manufacturing
(RLM). The Rancho del Rey Commercial Center would require an amendment to the land
use designation and a rezoning of the property. Certain commercial uses are currently
permitted conditionally through the Otay Rio Business Park Precise Plan.
Environmental documentation has been completed for the site, and the Final EIR has been
certified by the City of Chula Vista. Currently, the site consists of graded pads, therefore
development of this area would not have significant impacts to earth resources. Other
environmental impacts associated with the Otay Rio Business Park have been identified in
the Final EIR for this alternative site. Implementation of the project on this site may result
in significant traffic impacts due to existing street capacity, however, it should be noted that
widening of Otay Valley Road is currently being planned. However, this alternative would
require a traffic study to accurately define impacts.
1.0-21
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The basic objectives described in this SEIR could be attained at this alternative location.
This alternative could lessen or avoid the land use compatibility, noise and aesthetic impacts
associated the proposed project, however, impacts resulting from increased traffic, and thus
air quality, would still exist, and would be similar to those identified for the proposed
project. The City rejected this site for the proposed Commercial Center, as similar
environmental impacts to those of the proposed site would be anticipated.
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Eastern Urban Center
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The Eastern Urban Center site is located southeast of the future intersection of State Route
(SR) 125 and Orange Avenbe. The Eastern Urban Center site currently has a General Plan
Land Use designation of Research and Limited Manufacturing (RLM).
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The site is currently rural and the property is highly disturbed, therefore, significant
biological impacts are not anticipated. This project would result in the permanent alteration
of the open space character of the area which would be a significant impact to land use and
aesthetics. In addition, developing a commercial center in this location at this time is not
considered feasible as there is insufficient infrastureture and market to support the uses.
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The traffic volume increases would be the same as identified for the proposed project. The
increase in traffic in the area would result in an increase in air quality and noise impacts
beyond existing conditions. However, these impacts are not anticipated to increase more
than what was identified for the proposed project. The primary constraint with this
alternative site is infrastructure extension, as no existing infrastructure systems are currently
located in the project area. This site is potentially feasible, however, due to significant
constraints relating to infrastructure extension and consideration of the site for inclusion in
the Otay Ranch Development, this site has been rejected.
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ENVIRONMENTALLY SUPERIOR ALTERNATIVE
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Among the alternatives analyzed in this EIR, the "Reduced Scale" Alternative (One Major
Use) would result in the least environmental impacts. The "Reduced Scale" Alternative
(One Major Use) would be more compatible with the surrounding residential uses than the
proposed project, limiting land use and compatibility impacts. This alternative would result
in a decrease in traffic, noise and air quality impacts. Impacts to aesthetic resources onsite
would be reduced as a result of the elimination of Majors "B", "C", and the "shop", and
establishment of community commercial uses in a mall-like setting. Therefore, the
"Reduced Scale" Alternative (One Major Use) is considered the environmentally superior
alternative.
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-------------
1.6 IMPACf COMPARISON OF PREVIOUS EIR AND CURRENT
PROJECf
I PREVIOUSEIR1 I CURRENT PROJECf I
Land Use/Planning and Zoning Land Use/Planning and Zoning
. Employment Park uses would be . Proposed mixed-use project would
compatible with surrounding uses be compatible with existing and
proposed onsite uses, although a
substantial change in character
from previous approved use.
. The proposed project would result
in significant compatibility impacts
to surrounding residential areas.
. Commercial Center would require
General Plan Amendment and
amendment to several other
approved planning documents.
. No unavoidable significant impacts . No unavoidable significant impacts
were identified were identified.
Aesthetics Aesthetics
. Short-term construction impacts . Short-term construction impacts
. Project would substantially alter . Site is already graded with
onsite landform building pads for employment
park uses.
. Views of site from adjacent . Significant aesthetic impacts to
residential uses would be surrounding residential areas
permanently altered resulting from no change in
intensity of uses from approved
uses couples with substantial
increase in size of buildings with
proposed project.
1. The SPA I Plan EIR analyzed development of Employment Park uses on the project site.
1.0-34
IN 500563-1
> PREVIOUS Em1 CURRENT PROrnCf
Aesthetics (continued) Aesthetics (continued)
. Project visible from East "H" . Balanced earthwork onsite
Street
. Long-term impacts to existing . Mixed uses would have additional
landform and visual resources significant unavoidable aesthetic,
would be adverse and significant. view, and light and glare impacts
not associated with approved
Employment Park uses
Air Quality Air Quality
. The previous EIR did not address . Temporary construction emissions
air quality impacts (similar to approved project)
. Project would generate 0.11 % of
Basin carbon monoxide, 0.15% of
nitrogen oxides and 0.05% of
reactive hydrocarbons (greater
than approved uses)
. Increased vehicle travel would
lead to overall increases in local/
regional pollutant load due to
direct impacts from vehicle
emissions and indirect impacts
upon electricity and gas
consumption (greater than
approved uses)
. Project would result in
unavoidable significant impacts to
the air basin both on an individual
and cumulative basis (similar to,
but greater than approved uses)
1. The SPA I Plan ErR analyzed development of Employment Park uses on the project site.
1.0-35
IN 500563-1
--
PREVIOUS Em1 ..... CURRENTPRomcr
Noise Noise
. Short-term construction impacts . Short-term construction impacts
(similar to approved uses)
. Noise levels range from 74 dBA . Project would result in 10flg term
CNEL along East "H" Street (no increases in noise onsite and
mitigation measures would be project vicinity (similar to
required for the Employment Park contribution to existin&
area) cumulatively si&nificant impacts in
one location (&reater than
approved uses and would be
mitigated to less than significant
levels)
. Project would generate additional
parking lot noise beyond approved
uses (would be mitigated to less
than significant level)
Fiscal Impacts Fiscal Impacts
. Project would result in overall . Project would have an overall
positive impact to the City and positive fiscal impact on the City
would create minimal fiscal (approximately $2,113,055 greater
impacts to the legislative, than approved uses)
administrative, and community
development activities within the
City
. No unavoidable significant . No unavoidable significant
(adverse) impacts were identified (adverse) impacts were identified
Traffic/Circulation Traffic/Circulation
. Project impacted intersections . Project impacted intersections
would operate at Level of would operate at Level of Service
Service C or better D or better with the implemen-
tation of the required intersection
geometric improvements
1. The SPA I Plan EIR analyzed development of Employment Park uses on the project site.
1.0-36
IN 500563-1
_."
PREVIOUS EIR1 CURRENT PRomCT
..
Traffic/Circulation (continued) Traffic/Circulation (continued)
. Employment Park uses would . Commercial Center uses would
generate approximately 13,380 generate approximately 37,036
average daily trips and 141,828 average daily trips at build out and
vehicle miles travelled 181,476 vehicle miles travelled
(would be mitigated to a less than
significant level)
. Implementation of mitigation . Project impacts would be
measures would reduce the mitigated to a less than significant
impacts to a level of insignificance level and would not create
additional unavoidable significant
.. impacts beyond approved uses
Public Services and Utilities Public Services and Utilities
. Schools = Significant impacts . Schools = Significant impacts
would not occur would not occur
. Telephone = Not addressed in . Telephone = Project would
previous EIR require realignment of the telco
substructure into the project site
(mitigated to a less than
significant level)
. Gas and Electric = Not addressed . Gas and Electric = Project would
in previous EIR not result in significant impacts
. Police = Not addressed in . Police = Design of onsite
previous EIR structures may impact officer's
ability to provide law enforcement
(mitigated to a less than
significant level)
1. The SPA I Plan EIR analyzed development of Employment Park uses on the project site.
1.0- 3 7
IN 500563-1
~>
I PREVIOUS Em1 I CURRENTPROrnCf I
Public Services and Utilities (continued) Public Services and Utilities (continued)
. Fire Protection = The provision of . Fire Protection = No additional
a new facility onsite would significant impacts would occur
compensate for the increased beyond those associated with
demand thus reducing the impact approved Employment Park uses
to a level of insignificance (mitigated to a less than
significant level)
. Solid Waste Disposal = Not . Solid Waste Disposal =
addressed in previous EIR Commercial Center would
generate approximately 9
additional pounds per day when
compared to approved
Employment Park uses. Although
impacts are not individually
significant, the project contributes
to a regionally significant impact.
. Sewer = Facilities would be . Sewer = Project would generate
required to accommodate project the same amount of wastewater as
generated sanitary waste (these would the Employment Park uses.
facilities are now in place). The As facilities have been installed,
Rancho del Rey proposed SPA I the project would not require
Plan would not produce adverse additional sewer facilities; thus,
impacts on the City's sewer impacts would be mitigated to a
infrastructure provided the less than significant level.
developer constructs the required
onsite sewer improvements and all
identified mitigation measures are
implemented.
1. The SPA I Plan EIR analyzed development of Employment Park uses on the project site.
1.0-38
IN 500563-1
I PREVIOUS Em1 I CURRENT. PROJECT I
Public Services and Utilities (continued) Public Services and Utilities (continued)
. Water = Project water demand . Water = Project water demand
would be 0.19 million gallons per would be 0.13 million gallons per
day. No significant impacts to the day (.06 million gallons per day
Otay Water District would occur. less than approved uses).
Although project impacts are not
individually significant, the project
would incrementally contribute to
regionally cumulative significant
impacts on the limited water
supply.
. Parks and Recreation = No . Parks and Recreation = Project
impacts to parks were identified itpprovements within 20 feet of
(park land dedicated as part of Rice Canyon Open Space would
SPA I Plan) be significant (would be mitigated
to a less than significant level)
1. The SPA I Plan EIR analyzed development of Employment Park uses on the project site.
1.0-39
IN 500563-1
1.7 INCORPORATION OF STUDIES AND OTHER REIATED
DOCUMENTS
Pertinent documents relating to this Supplemental EIR (SEIR) have been cited and
incorporated by reference, in accordance with Section 15150 of the CEQA Guidelines as a
means of reducing the redundance and length of environmental reports. The following
documents, which are available for public review at the City of Chula Vista Planning
Department (276 Fourth Avenue), are hereby incorporated by reference into the Final
SEIR. Information contained within these documents has been utilized for each section of
this SEIR. A synopsis of the scope and content of these documents follow:
Final Environmental Impact Report for Rancho del Rey Sectional Planning Area (SPA) I
Plan (EIR-87-1), State Clearing House # 87070102, certified December 15, 1987.
This document, prepared by WESTEC Services Inc. (now Ogden Environmental), in 1987,
analyzes potential impacts associated with implementation of the Rancho del Rey SPA I
within the City of Chula Vista. The project addressed within this Final EIR consisted of 982
single-family residential units and 1,219 multi-family units in a variety of density categories
on 305.1 acres. Non-residential uses, including an Employment Park (84.5 acres),
community facilities (5.6 acres) neighborhood and community parks (55.7 acres), a school
site (12.6 acres), open space (272.6 acres) and a circulation system (72.5 acres) were
proposed on the remaining 503.5 acres. The project incorporated density transfers among
residential density categories within the SPA I Plan project site; the concept of transfers was
introduced in the EI Rancho del Rey Specific Plan to allow for site specific adjustments in
residential densities as plans were refined. The density transfers proposed in the original
SPA I Plan did not result in an overall increase in the number of residential units nor did
it result in any transfer of units into or out of the SPA Plan area. The SPA I EIR serves
as a supplement to the EI Rancho del Rey Specific Plan Amendment EIR certified in
November, 1985. The SPA I environmental document identifies the existing conditions of
the project area, analyzes potential environmental iITlpacts, recommends mitigation measures
to reduce the significance of impacts, and identifies the significance of impacts after
mitigation. Refer to Exhibit 3, EXISTING LAND USE DESIGNA nONS, for the site plan
analyzed in the SPA I Plan EIR.
1.0-40
IN 500563-1
Addendum to EIR-87-1 for the Revised Rancho del Rey Sectional Planning Area (SPA) I
Plan, certified December 15, 1987.
This environmental document, prepared by WESTEC Services, Inc., is an Addendum to
EIR-87-1 prepared for the SPA I Plan. The Addendum EIR analyzed potential impacts
associated with a Revised Rancho del Rey SPA I Plan. The revised plan would allow
additional single family dwelling units and fewer multi-family units when compared to the
original SPA I Plan analyzed in the previous EIR for the project; however, the identical
number of housing units, 2,201, would be permitted within the revised SPA I Plan. The
Addendum EIR found the analysis and conclusions within EIR-87-1 to be adequate for the
revised SPA I Plan.
Growth Management Program. City of Chula Vista. 1989
The purpose of the City's Growth Management Program is to create and implement a
system to meet the General Plan goals and objectives a well as the Growth Management
Element goals and objectives. The Chula Vista Growth Management Program implements
the City's General Plan and Zoning Ordinance by ensuring that development occurs only
when necessary facilities and services exist or are provided concurrent with demands of new
development. City Council Resolution No. 13346 approved eleven public facilities and
services with related threshold standards and implementation measures, which were listed
in a policy statement dated November 17, 1987, issued by the Growth Management
Oversight Committee. Threshold standards were used to identify when new or upgraded
public facilities would be needed to mitigate the impacts of new development. Development
approvals would not be made unless compliance with these standards are met. As the
project would require approval of a revised subdivision map, the project would be subject
to the conditions within the Growth Management Program (GMP), particularly Chapter 3.0,
FACILITIES).
1.0-41
IN 500563-1
Ii
Project Description
..
..' "_",,,~,.'"~'''''''''''''''''''''^''N~"~'~.''"'''__~__'''.,,_~".~..~~.~o,n'_____~_
2.0 PROJECT DESCRIPTION
2.1 PROJECf LOCATION
The Rancho del Rey Commercial Center is located within the central eastern portion of the
City of Chula Vista, California, in southwestern San Diego County. The City of Chula Vista
is located approximately seven miles southeast of downtown San Diego and approximately
nine miles north of the United States/Mexico border. Regional access to the site is
provided by Interstate 805 (Inland Freeway), approximately 2 miles west of the site (refer
to Exhibit 1, REGIONAL VICINITY MAP).
The project site is located within Sectional Planning Area (SPA) I within the EI Rancho del
Rey Specific Plan. SPA I is generally located southwest of Otay Lakes Road and north of
East "H" Street. The proposed Commercial Center is located along the southern border
of SPA I. The site is bordered by East "H" Street to tpe south with onsite access provided
by Plaza Court, Paseo del Rey, Lazo Court and Avila Way (refer to Exhibit 2, SITE
VICINITY MAP). Open space and existing and future residential development are located
to the north with future residential uses to the west. Existing and proposed single-family
residential uses exist south of East "H" Street.
2.2 PROJECf CHARACfERISTICS
The project applicant is proposing to convert approximately 63 gross acres (approximately
55 net acres) of the approved Business Center analyzed in the SPA I EIR from Employment
Park to a mixed-use Commercial Center. Refer to Exhibit 3, EXISTING LAND USE
DESIGNATIONS, for the location of the approved Employment Park designations, within
the project area, Exhibit 4, PROPOSED SITE UTILIZATION PLAN, for the location of
the proposed Community Commercial designation, and Exhibit 5, PROPOSED LAND USE
DISTRICTS, for the project site's proposed use districts. The Rancho del Rey Commercial
Center would include up to three major discount/warehouse retailers and a major
commerical retail "shop" (attached to Anchor Store "B") in combination with complementary
recreation/entertainment/retail/commercial uses. The proposed project involves
amendments to the land use policy, regulatory, and design documents for the western
portion of the approved Business Center in order to allow for the development of parcels
suitable for major retail users. The amended documents would include: the City of Chula
Vista General Plan, the EI Rancho del Rey Specific Plan, the Rancho del Rey SPA
I Plan including the public facilities and financing plan and design guidelines, and PC
2.0-1
IN 500563-2
District regulations. In addition, the current subdivision maps and Employment Park SPA
I Design Guidelines would require modification or replacement. The project would also
require tentative tract map approvals and approvals for street vacations, a drainage
easement vacation, an open space vacation, and public utility easement vacations.
As previously mentioned, the Commercial Center project proposes the development of three
anchor stores as major discount/warehouse retailers and a major commercial retail "shop".
Anchor store "A" would consist of 125,280 square feet (includes Garden Center along the
northern side of the store) and 628 associated parking spaces on approximately 13.5 net
acres. Anchor store "A" is located in the western portion of the site and would front onto
East "H" Street with access via Plaza Court. A truck turning area (120-foot radius) is
proposed to the west of the structure. The second anchor store (store "B") would be located
in the central portion of the site, adjacent to the site's northern boundary. Store "B" would
consist of 107,806 square feet and 543 associated parking spaces on approximately 11.5 net
acres. Attached to Anchor Store "B" (toward the east) would be a 25,000 square foot
commercial retail shop with 125 associated parking spaces on approximately 2.6 net acres.
Anchor store "C" would consist of 130,000 square feet and associated 910 parking spaces,
as well as a 6,800 square foot tire center on approximately 15.4 net acres (an existing
transformer is currently located adjacent to the proposed structure and would be relocated
with project implementation). The structure would be located in the northeastern portion
of the site along the site's northern border (refer to Table 2, PROPOSED LAND USES,
for additional information on the proposed sizes of land uses). In addition, project
implementation would require the vacation of the upper loop of the existing Paseo del
Rey /Tierra del Rey roadway onsite, the westernmost portion of the existing Plaza Court and
the northern portion of the existing Avila Way (see Exhibit 6, CONCEPTUAL SITE
PLAN).
Parcels 5 and 8 along the southern boundary of the site are proposed each to have a 4,500
square foot restaurant. Parcel 5 is 0.60 acres and Parcel 8 is 0.52 acres. Parcels 6 and 7
located between the proposed restaurant uses are the associated parking areas for the
restaurants.
The remaining six lots (lots 5 - 10 in the central portion of the site) are proposed for
recreation/ entertainment/retail uses and secondary or support retail uses. These land uses
are not intended to define the uses proposed, but are intended to represent the character
and type of uses which would be permitted by the amended land use regulations and
development standards.
2.0-2
IN 500563-2
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Table 2
PROPOSED lAND USES
SQUARE FooTAGE/
PARKING
APPROXIMATE
ACREAGE!
Net
MAJOR RETAILERS
Anchor Store "A" · Store Area = 104,740 13.46
· Garden Center = 20,540
· 628 Parkin S aces
Anchor Store "B" · Store Area = 107,806 11.46
. 543 Parkin S aces
"Shop" (attached to Anchor · Store Area = 25,000 2.58
Store "B")
. 125 Parkin S aces
Anchor Store "C" . Store Area = 130,000 15.39
Tire Center = 6,800
· 910 Parkin S aces
OTHER RETAIL
Parcel 5 · 26,321 (4,500 S.F. 0.60
restaurtant)
Parcel 6 . 26,685 (parking only) 0.61
Parcel 7 . 22,235 (parking only) 0.51
Parcel 8 . 22,748 (4,500 S.F. 0.52
restaurant)
Lot 5 1.08
Lot 6 0.59
Lot 7 0.59
Lot 8 1.67
Lot 9 2.37
Lot 10 1.82
TOTAL 54.44
Source: Conceptual Site Plan prepared by James Leary Architecture and Planning, July 2, 1992.
1 Includes required parking areas.
2.0-9
IN 500563-2
-
-
The conceptual site plan for the proposed project is a key component of the planning
process. This plan would be utilized to study and assess design options and project impacts.
A refined site plan would be used as a basis for the document revisions and subdivision
maps. The proposed site plan indicates the locations and uses of the three major anchor
stores, however, the plan indicates the conceptuallocationsjuses for the remaining smaller
uses. Detailed site plans for each of these remaining parcels would be prepared and
approved prior to construction through the City's design review process. Table 3,
PROPOSED PERMITTED LAND USES, provides a preliminary list of potential uses
which may be permitted onsite.
-
-
-
-
Onsite roadways are currently improved and include Paseo del Rey, Plaza Court, Lazo
Court, and Avila Way. Portions of the existing Paseo del Rey and Avila Way would be
vacated with project implementation. Access to the site from East "H" Street would be
provided by Paseo del Rey, Avila Way and Tierra del Rey.
-
-
2.3 PROJECf OBJECfIVES
-
The objectives of the project applicant is to redesignate approximately 63 gross acres of the
808-acre approved SPA I Plan to mixed-use Commercial Center to serve the needs of the
City of Chula Vista by providing major commercial development to serve the growing
eastern Chula Vista area, and to provide a profitable Commercial Center. The objectives
of the City of Chula Vista are to also provide major commercial development to serve the
community, to provide employment opportunities to the existing and future population
within the project vicinity, and to capture the associated public economic benefits (tax
revenues), while maintaining the high quality development and design standards of the
Rancho del Rey Community.
-
-
-
-
2.4 DEVELOPMENT PHASING
-
The project site is currently graded with buildipg pads and improved onsite internal
roadways in accordance with the Employment Park standards approved within the SPA I
Plan. Thus, the proposed mixed-use commercial land uses are planned for development in
a single phase following project approval. Pending the required permits and approvals,
project construction is planned for fall, 1992 1993.
-
-
-
-
-
2.0-10
IN 500563-2
Table 3
PROPOSED PERMUTED LAND USES
Manufacturing
Laboratories: dental, electrical, optical,
mechanical and medical
C
Storage and Wholesale Trades
Recycling collection centers
C
Service and Commercial
Animal hospital or veterinary clinic and/or
office
C
Automobile and/or truck services
C
Automobile rental and towing service
C
Bakery, retail
P
Barber or beauty shop
P
Blueprinting and photocopying
P
Car washing establishment
P
Clothes cleaning pick-up agencies with
incidental pressing
P
Clothing sales
P
Drug store, pharmacy
P
Restaurant, restaurant with cocktail
lounge, coffee shops, and full delicatessens
(may serve alcoholic bevereges)
P
Refreshment stands and snack bars within
a building as accessory to permitted use
p
Night club, cocktail lounge, theater
C
Fast food restaurants with drive-in or
drive -through
P
C
P
Conditional Use Permit
Permitted Use
2.0-11
IN 500563-2
-
-,
Table 3
( continued)
PROPOSED PERMflTED LAND USES
-
-
><<> ........ .- i< ......... ......... ...... ..... >> ......
i .PC-~ II .....
........ ................ .... / ......--:- .. ............ .... .... ................ ... > ....... ...............
Furniture, carpet and appliance sales P
Gasoline dispensing and/or automobile P
service station
General commercial uses P
Grocery, fruit or vegetable store P
Hotel, motel P
Liquor store P
Medical and dental offices, and clinics, C
medical, optical and dental laboratories
Movie theater, multiplex P
Offices P
Plant nurseries and similar outdoor sales P
Recreation, commercial P
Retail commercial P
Roof-mounted satellite dishes P
Retail of furniture, carpets and other P
similar items
Retail distribution centers and P
manufacturer's outlets
Any other retail business or service P
establishment supplying commodities or
performing services for users of the
Employment Park
-
-
-
-
-
-
-
-
-
-
-
-
-
-
C
P
Conditional Use Permit
Permitted Use
-
2.0-12
IN 500563-2
Table 3
( continued)
PROPOSED PERMfl"I'ED LAND USES
Stores, shops and offices supplying
commodities or performing services for
the residents of the city as a whole or the
surrounding community such as
department stores, specialty shops banks,
business offices, and other financial
institutions and personal service
enterprises
P
Any other service commercl'al use which is
determined by the Planning Commission
to be of the same general character as the
above permitted uses
P
Any other retail commercial use which is
determined by the Planning Commission
to be of the same general character as the
above permitted uses
P
Public and Semi-Public Uses
Day nurseries, day care schools and
nursery schools
C
Educational institutions, public or private
including vocational schools
C
Post offices and post office terminals
P
Recreation, private, semi-private, or
commercial
P
Public and quasi-public uses appropriate
to the district, such as professional,
business and technical schools of a public
service type, but not including corporation
yards, storage or repair yards, and
warehouses
C
C
P
Conditional Use Permit
Permitted Use
2.0-13
IN 500563-2
-
-
Table 3
( continued)
PROPOSED PERMUTED LAND USES
..
-
-
School and studio for arts and crafts; C
photography, music, dance and art
galleries -
Any other public or semi-public uses C
which is determined by the Planning -
Commission to be of the same general
character as the above permitted uses
-
Accessory Uses
Accessory structures and uses located on P
the same lot as permitted or conditional -
use
Incidental services for employees on a site P -
occupied by a permitted or conditional
use, including day care, recreational
-
facilities, showers and locker rooms
Wholesale business storage or warehouse P
-
Accessory uses and buildings customarily P
appurtenant to a permitted use, such as
incidental storage facilities -
-
-
-
-
-
C
P
Conditional. Use Permit
Permitted Use
-
2.0-14
IN 500563-2
2.5 ASSOCIATED PLANNING DOCUMENTS
The proposed project is subject to the policies and regulations of the following associated
planning documents (refer to Section 1.7, INCORPORATION OF STUDIES, and 2.7,
DISCRETIONARY PERMITS REQUIRED).
Project Specific Planning Documents
· City of Chula Vista General Plan, Adopted July 11, 1989
· City of Chula Vista Municipal Code (Title 19, Zoning), Revised May, 1991
EI Rancho del Rey Specific Plan, Revised 1985 by Specific Plan Amendment Area
Plan
EI Rancho del Rey Specific Plan Amendment Final Environmental Impact Report
(EIR-83-2), Certified March, 1985
Addendum to EIR-83-2 for the Revised EI Rancho del Rey Specific Plan
Amendment, Certified March, 1985
Rancho del Rey Sectional Planning Area SPA I Plan, Adopted December 15, 1987
PC District Regulations Adopted December 15, 1987.
Rancho del Rey Sectional Planning Area (SPA) I Plan Environmental Impact Report
(EIR-87-1), Certified December 15, 1987.
. Addendum to EIR-87-1 for the Revised Rancho del Rey SPA I Plan, Certified
December 15, 1987.
. Employment Park Design Guidelines for the Rancho del Rey SPA I Plan, Adopted
February 2, 1988
. Public Facilities Plan and Financing Analysis for the Rancho del Rey SPA I Plan,
Adopted December 15, 1987.
Regional Planning Documents
. Final Series 7 Regional Growth Forecast, San Diego Association of Governments
(SANDAG), October, 1988
City of Chula Vista Growth Management Program, 1989
. Regional Air Quality Plan, San Diego Air Quality Management District, 1992
2.0-15
IN 500563-2
-
-
2.6 DISCRETIONARY PERMITS REQUIRED
-
Several agreements, permits and approvals would be required as a part of the proposed
project.
-
Following distribution of the Draft EIR, a 45-day public review period would be was
required to allow for public comment, in accordance with CEQA. At the end of the public
review period and following responses to any comments on the Supplemental EIR, the
Chula Vista Planning Commission would determine the adequacy of the Final SEIR
following public hearings. The Final SEIR includes the revised Draft SEIR, comments
received during the public review period, and responses to the comments. Following a
determination that the Final SEIR is adequate, the Planning Commission will recommend
certification of the SEIR to the City Council. Following certification of the SEIR by the
City Council, a Notice of Determination would be issued by the City. The following is a list
of responsible agencies and the associated approvals and permits anticipated to be required
by the proposed project.
-
-
-
-
-
Lead Agency
Approval/Permit
-
City of Chula Vista,
Planning Commission
.
General Plan Amendment Recommendation
-
. Rancho del Rey Specific Plan Amendment
Recommendation
-
. Rancho del Rey SPA I Plan Amendment
Recommendation
-
. Planned Community District Regulations
Amendment Recommendation
-
. Revised Subdivision Map Recommendation
.
Replaced or Modified Employment Park Design
Guidelines Recommendation
-
.
SEIR Certification Recommendation
-
.
Amend Public Facilities Finances and Phasing
Plan
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Development Agreement Approval
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2.0-16
IN 500563-2
City of Chula Vista,
City Council
+
General Plan Amendment Approval
+ Rancho del Rey Specific Plan Amendment
Approval
+ Rancho del Rey SPA I Plan Amendment
Approval
+ Planned Community District Regulations
Amendment Approval
+ Revised Subdivision Map Approval
+ Tentative Tract Map Approval
+ Final Map Approval1
Street Vacations
Open Space Vacation
Public Utility Easement Vacations
Drainage Easement Vacation
+ Replaced or Modified Employment Park Design
Guidelines Approval
+ SEIR Certification, Adoption of Findings,
Mitigation Monitoring Program.
+ Amend Public Facilities Finances and Phasing
Plan
.! Development Agreement Approval
City of Chula Vista
Design Review Committee
+
Project Plan
City of Chula Vista Department +
of Public Works and Planning
Department +
Building Permits
Grading Permit(s)
+
Reapportionment of Assessment Districts 88-2
and 87-1
1 All vacations requested as a result of this project will occur with the processing of
the Final Maps in accordance with Section 66499.20V2 of the Subdivision Map Act.
Comments from affected utilites will be requested with the Final Map Processing.
2.0-17
IN 500563-2
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In addition to the above approvals and permits, the project would require public services
and utilities beyond those analyzed in the previous EIR. Accordingly, the applicant may be
required to pay mitigation fees and negotiate agreements with the utility and service
agencies as required. This may include assessment fees for water services and sewer
connection fees.
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2.0-18
IN 500563-2
I
Impact Analysis
3.0 IMP ACf ANALYSIS
3.1 LAND USE/PLANNING AND ZONING
The following is a summary of Section 4A, LAND USE, of the Final EIR for the Rancho
del Rey SPA I and an analysis of the proposed changes in land use proposed by the Rancho
del Rey Commercial Center including changes in the existing environmental conditions on
the site. Note that the proposed amended uses cover only approximately 55 net acres of the
SPA I project area. Mitigation measures from the previous EIR have been adapted or
revised to reduce or eliminate impacts associated with the proposed revised land uses.
EXISTING CONDITIONS
Summary of Previous EIR
Onsite and Surrounding Land Uses. The original EIR described the site as undeveloped
with the exception of several dirt roads. The EIR described areas to the west, north and
east of the entire Rancho del Rey SPA I Plan site as developed, primarily for residential
uses, with Bonita Vista Junior High and Senior High Schools on the west and east sides of
Otay Lakes Road, respectively. Land to the immediate south was described as undeveloped
and as being part of future phases of the El Rancho del Rey Specific Plan Area.
Land Use Policies - EI Rancho del Rey Specific Plan. The project was described as being
within the EI Rancho del Rey Specific Plan area and referred to the Specific Plan for land
use designation and density classifications. The area proposed for amendment that is
analyzed in this Supplemental EIR was designated as EP - Employment Park. The previous
EIR provided a comparison of land uses proposed as part of the SPA I to the EI Rancho
del Rey Specific Plan.
Zoning. The SPA I EIR identified the zoning of the project site as PC - Planned
Community and indicated that the land uses designated in the approved Specific Plan
constituted the allowable land uses in the SPA I area. The EIR proceeded to identify the
zoning of surrounding areas; a variety of residential and Planned Community uses.
Current Conditions
Onsite Land Use. The project site consists of a series of terraced graded building pads with
fully constructed and dedicated roadways providing access to the site from two locations
along the northern side of East "H" Street. The only existing structure on the site is a
3.1-1
IN 500563-3.1
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...
43,250 square foot bowling alley and surface parking lot on an approximately 4.3 acre parcel
located adjacent to the site's southern boundary, approximately 600 feet east of the existing
Paseo del Rey project access road. A Car Plaza has been approved and is anticipated to
be under construction in the fall, 1992. An existing transformer and existing dedicated sewer
and drainage easements exist on the site to accommodate the approved business park uses.
-
..
Approved uses for the site include Employment Park related uses which are listed in the
Planning Considerations discussion below. The character of the approved uses could
generally consist of a mix of the following: manufacturing; warehouse; light industrial; office;
commercial; retail and entertainment uses.
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Surrounding Land Use. The project site is bounded to the south by East "H" Street, to the
north by a portion of a natural open space canyon (Rice Canyon), to the east by approved
future business park uses and to the west/northwest by approved future multi-family
residential uses. Further to the north, across Rice Canyon are approved future single-family
residential uses. South of East "H" Street lies existing single-family residential uses and
approved future residential uses included in SPA III of Rancho del Rey (refer to Exhibit
5, AERIAL PHOTOGRAPH). Uses along East "H" Street west of the proposed project,
between the site boundary and the I-80S Freeway, include existing single and multi-family
residential uses of varying densities, and the Terra Nova Shopping Center. Existing and
future single and multi-family residential uses exist to the east of the project. Southwestern
College lies approximately one mile southeast of the project site.
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Planning Considerations. The Rancho del Rey SPA I designates the entire project site as
Employment Park (EP), allowing the following types of uses: Manufacturing, Storage and
Wholesale Trades, Services, Retail/Commercial, and Public/Semi-Public Uses. Specific
limitations and applications of these uses are outlined in the Planned Community District
Regulations approved for the Rancho del Rey SPA I, in accordance with the City of Chula
Vista zoning ordinance requirements for the Planned Community Zone (Section 19.48.090).
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IMPACTS
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Summary of Previous Em
...
The SPA I EIR described the Employment Park uses to be compatible with existing and
planned residential land uses in the vicinity of the plan area and that the land uses were
configured to minimize land use conflicts. The land uses that were analyzed in the SPA I
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'"
3.1-2
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IN 500563-3.1
-'
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a:iQ..
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3.1-3
Exhibit 7
EIR were compared to the Specific Plan and the type, quantity and configuration of land
uses were determined to be compatible with the existing approved plan.
Analysis of Revised Development Plan
Land Use Compatibility
On-site compatibility: The proposed land uses would be compatible with the existing onsite
bowling alley as the uses proposed immediately adjacent to the bowling alley are intended
to be complementary to entertainment type uses. Additionally, the proposed commercial
uses are considered to be compatible with the Car Plaza uses which are also of a
commercial nature. The proposed change from the previously approved project to this
project would result, however, in a fragmentation between this portion of the Rancho del
Rey area. What was once a continuous, interrelated employment park is now two separate,
different types of areas. This is not a significant compatibility concern, as these uses are
considered compatible, yet it should be noted that this is a substantial change in character
within this area of the Rancho del Rey development.
--.
Off-site compatibility: Potential land use incompatibilities are associated with air quality,
noise, aesthetics, and traffic impacts, which are analyzed in sections 3.2, 3.3, 3.4, and 3.6 of
this Supplemental EIR, respectively. The existing approved land use regulations allow for
light industrial and warehousing activities across the entire site with approximately forty
percent of the site also allowing office and commercial uses. The exact mix of land use
types is not specified in the previously approved SPA I plan, however, the character of the
previously approved Employment Park uses is different from the character of the proposed
Commercial Center. The previously approved uses would allow buildings and activities that
are similar to proposed uses, such as loading docks, night lighting, and warehouse style
buildings, however, the scale and intensity of such uses is much greater with the proposed
project. The previously approved project would have resulted in smaller building parcels
over the site as compared to the proposed project, and a corresponding general reduction
in site activity including numbers of people accessing the site, traffic, and noise. For
instance, the previously approved uses would have generated 13,380 daily automobile trips,
whereas the proposed project would generate 44,952 daily trips. With smaller parcels and
buildings, the setbacks, landscaping and building design were easy to manipulate in creating
a project aesthetically compatible with the surrounding residential areas. Thus, the
proposed development, though of a similar nature in the style of buildings and types of uses
allowed, would be of a significantly greater intensity of use than the approved development.
This is because of its commercial nature, versus the light industrial nature of the approved
development. This intensity of use would be significantly incompatible with the surrounding
residential areas.
3.1-4
IN 500563-3.1
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Project Consistency with Applicable Land Use Policies. Designations and Zoning. The
Rancho del Rey Commercial Center is not consistent with the City of Chula Vista General
Plan and would require a General Plan Amendment (from Industrial to Commercial), as
well as amendments to the El Rancho del Rey Specific Plan, Rancho del Rey SPA I Plan
(from EP-l to EP-3), Planned Community District Regulations and Design Guidelines. New
subdivision maps will be filed and may require a realignment of utility infrastructure and/or
easements. In addition, the existing northern loop of Paseo del Rey, the westernmost
portion of Plaza Court, and a portion of Avila Way would be vacated for construction of the
proposed Commercial Center.
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Summary of Significant Impacts
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#1. The proposed change would result in significant compatibility impacts between the
development and the surrounding residential areas due to the proposed increase in
intensity of uses.
...
PROPOSED MITIGATION
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#la. Prior to site plan approval, the project applicant shall prepare design guidelines
which shall include, but not be limited to, setbacks, buffers, building design
requirements, and screening techniques. Specifically, the large mass of the anchor
stores must be designed to present an appearance of smaller pads and buildings.
Techniques could include offsetting wall planes, varying roof heights, and wall
coloring and texturing. Lighting must be directed toward the site and shielded.
These guidelines must be approved in the City's design review process.
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Jill!
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#lb. Additionally, design shall provide for adequate street and parking lot lighting to
promote safety and to discourage noxious and/or illegal activities. Security measures
shall be included as a part of this design review process. The design of the project
or any portion of the project for which a building permit is sought. must be approved
by the City's Design Review Committee.
....
.~
Implementation of these measures, in addition to those required in Sections 3.2, 3.3, 3.4, and
3.6 of this EIR, would reduce the incompatibility impact to a level below significant.
-
UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable significant land use impacts were identified in the SPA I Plan EIR. The
proposed project, with implementation of required mitigation measures, would not create
new unavoidable significant impacts.
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IN 500563-3.1
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3.2 AESTHETICS
Information in this section is a summary of Section 4B, LANDFORM/AESTHETICS of the
Final Rancho del Rey Sectional Planning Area (SPA I) Plan EIR and an analysis of the
proposed changes to aesthetics resources proposed by the Rancho del Rey Commercial
Center. In addition, visual resource information has been compiled from onsite surveys and
site photographs of the project area collected by Robert Bein, William Frost & Associates
(RBF) in April, 1992. The following section is an evaluation of project impacts on
aesthetics from viewshed loss, building construction and alteration of site character.
EXISTING CONDITIONS
Summary of Previous EIR
-,."",,"
At the time the previous EIR was prepared the project site had not been graded and was
part of the north facing slopes of the east-west trending Rice Canyon, which ran along the
northern boundary of the proposed Rancho del Rey Commercial Center site. The area
immediately north of East "H" Street and Paseo del Rey had been previously graded in
conjunction with the widening of "H" Street. The most sensitive viewers of the site were the
residents whose homes face the site and motorists on East "H" Street and Paseo del Rey.
The previous EIR noted that north bound motorists approaching East "H" Street along
Paseo del Rey had unobstructed views of the southern (proposed Commercial Center)
portion of Rancho del Rey SPA I site. East "H" Street had been designated as a potential
Scenic Highway in the Chula Vista Scenic Highway Element (1974). The previous EIR
described sweeping views of the Pacific Ocean, Point Lorna, downtown San Diego, and
mountain ranges to the east from portions to the SPA I site.
Current Conditions
Since 1987, when the Rancho del Rey SPA I EIR was approved, the existing visual
conditions of the Rancho del Rey Specific Plan Area-I have significantly changed. The
approved SPA I Business Center site currently includes paved roads, graded pads, and the
Brunswick Bowling Alley. The bowling alley is a blue and grey structure with an adjacent
parking lot and landscaped areas. In addition, an auto plaza with a gas station, carwash,
lube and tune, and related services has been approved and is anticipated to begin
construction by Fall, 1992.
3.2-1
500563-3.2
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To the north of the site is one leg of Rice Canyon. This leg of Rice Canyon is now a well
defined natural open space area separating the graded, proposed Commercial Center from
the northern residential developments currently under construction. The dwelling units to
the north and southwest would have an unobstructed views onto the Commercial Center site
(see Exhibit 8, SITE PHOTOS).
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Views from the site to the east include the San Miguel Mountain Range and further east,
the Jamul and San Ysidro Mountain Ranges. Views to the east also include Rice Canyon
and partially developed residential projects along the canyon's northern and northeastern
edge.
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East "H" Street is a six-lane arterial which runs along the southern border of the proposed
Commercial Center site. East "H" Street is a Scenic Highway under the Chula Vista Scenic
Highway Element (1989), therefore East "H" Street must possess "pleasing streetscapes
through landscaping techniques and varied building setbacks" or "substantial open space
areas adjacent to scenic routes."
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To the southeast of the project site, across East "H" Street, there is a gradually rising
undeveloped hill which blocks views of the proposed Commercial Center site from the
existing residential uses, located approximately 500 feet south of the project site (see Exhibit
7, AERIAL PHOTO). Southwest of the project site across East "H" Street, existing
residential land uses are located on a higher elevation ridge top which overlook, with a
partially obstructed view, the western end of the proposed Commercial Center site (see
Exhibit 7, AERIAL PHOTO and Exhibit 8, SITE PHOTOS).
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To the west of the site, Rice Canyon continues along the north side of East "H" Street. To
the west are views of the Pacific Ocean and Point Lorna.
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IMPACTS
Summary of Previous EIR
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The original EIR states that development of the Rancho del Rey project would significantly
alter landform on the site. The Employment Park would be situated along East "H" Street
at the southern property boundary to provide easy access. Residential development would
occur primarily on the north and south ridges adjacent to Rice Canyon (and along the mesa
tops in the northeast portion of the property) in order to take advantage of the views from
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3.2-2
500563-3.2
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,
., r " --.-.
11.\..,..- .' >~ .
<'I \ ',l'J: . ~
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Photo Location Map
II View of Plaza Court looking southeast from northwest sid
--'
II looking northwest onto site from East "H" Street.
site from Cassia Place, a residential Cui de sac off East "J"
C"J;lB ~ CJleirz. "William "Rbst t:ac5fssociates
~ 5-92 IN 500563-4025
RANCHO DEL REY COMMERCIAL CENTER EIR
Site Photos
Exhibit 8
the higher elevations. Building pads in the Employment Park would be substantially larger
than those in the residential areas. The previous EIR identified the following impacts:
The primary viewers affected by the landform and aesthetic changes on the project
site would be residents living adjacent to the site who would view the outer slopes
(including southern portion) of the development.
-
. Motorists travelling on East "H" Street would primarily be affected by the landscape
changes within the scenic highway corridor.
Analysis of Revised Development Plan
As the project site has already been graded for use as an Employment Park, the landform
and topography has been significantly altered from the analysis prepared in the original SPA
I EIR. Therefore, this SEIR is analyzing aesthetic and visual resources from the existing
conditions of the graded site (see Exhibit 7, AERIAL PHOTO).
The proposed project would change the approved land use of the Rancho del Rey Business
Center from an Employment Park to a Commercial Center. The development of the
proposed Commercial Center would construct warehouse/distribution/shop uses and
complementary recreation/ entertainment/retail commercial uses. The construction of these
warehouse/distribution/shop uses would require alteration of approximately 15,000 cubic
yards of soil for Major "A" (western portion of site) and approximately 185,000 cubic yards
of soil for Major "B", "C", and "shop" (eastern portion of site). All earthwork for the
proposed project would be balanced onsite (in the respective areas of the site, meaning
grading for Major "A" would be balanced in the western portion of the site), and no export
or import of material would be required. Project site grading would change the character
of the development from smaller parcels and buildings to very large parcels and buildings.
Grading of the site would also create short-term visual impacts due to construction
operations onsite. This is considered a short-term adverse construction impact, but not a
significant impact.
The existing approved land use permits industrial and warehousing type uses across the
entire project site, with portions of the site also allowing for retail commercial and office
uses. The overall visual impact associated with the proposed uses would be similar to the
approved uses as the buildings would be warehouse/distribution oriented, however, the size
and dimensions of the proposed major retail outlets would be substantially greater than
those anticipated under the existing SPA I Plan. There would be fewer buildings with the
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500563-3.2
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proposed project but the buildings would be larger for the three major retail uses. The
remaining proposed commercial/office uses would be similar in size to those proposed in
the previously approved Employment Park plan.
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The change in intensity of uses from Employment Park to Commercial Center, coupled with
the significant increase in size of buildings with the anchor stores, would create significant
aesthetic impacts to surrounding residential areas. In addition, the redesignation of land use
would result in view, and light and glare impacts not associated with Employment Park uses.
Residential uses to the north as well as the southwest would have views of the proposed
commercial uses and would be impacted from the increase in night lighting from parking
lot lights and illuminated store signage. Views would change from the light industrial
character, consisting of smaller parcels and smaller warehouse or office style buildings, to
that of large traditional warehouse structures which are intended to give an impression of
consumer cost savings by being of a large warehouse style. These impacts are considered
significant.
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In summary, as the site has been graded, the existing conditions of the site have been
substantially altered since preparation of the SPA I EIR. Although the site has been
graded, additional grading will be required to accommodate the anchor store uses on the
site which is considered a short-term adverse impact. The significant aesthetic impacts
which would occur with this project include aesthetic, view and light and glare impacts to
adjacent residential uses.
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Summary of Significant Impacts
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#2. Significant view, aesthetic and light and glare impacts to surrounding residences-
would result from the proposed project.
"
PROPOSED MITIGATION
#2a. Prior to site plan approval, the project applicant shall prepare design guidelines that
specify architectural design and building materials to be utilized. Reduction of
appearance of building mass is the goal, and could be achieved through variation in
wall plans and roof heights in the same building, and wall coloring and texturing.
The project will be subject to the City's design review process which will assure
acceptable design standards prior to site plan approval.
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500563-3.2
#2b. The project applicant shall prepare the landscape plan in accordance with the City's
Landscape Manual, prior to site plan approval. On-site landscaping techniques such
as screen landscaping and the provision of a mixture of size, type and variety of plant
species, as listed in tables shall be incorporated throughout the project to soften
visual impacts and enhance the aesthetic character of the project.
#2c. Prior to issuance of building permits, a lighting plan for the development shall be
submitted by the project applicant for approval by the City. The lighting plan shall
demonstrate that lighting is limited to provide adequate security without producing
excessive glare and shall provide for building lighting to be directed at project site
structures. Such lighting plan shall be approved by the police department and the
Design Review Committee.
#2d. Prior to issuance of occupancy permits, the project applicant shall comply with
provisions from the signage requirements of the PC District Regulations (i.e., size
and height).
Implementation of these mitigation measures would reduce the identified significant impacts
to a less than significant level.
UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable significant visual impacts were identified in the SPA I Plan EIR for the
Employment Park. The proposed project would not create additional unavoidable
significant impacts.
3.2-6
500563-3.2
3.3 AIR QUALITY
Information in this section evaluates potential short-term air quality impacts associated with
grading and construction activity, in addition to long-term impacts associated directly with
vehicle emissions and indirectly with energy consumption. The information in this section
is based on the 1991 San Diego Regional Air Ouality Strategy (San Diego Air Pollution
Control District, April 1992), the EI Rancho del Rey Specific Plan Amendment Final EIR
(prepared by WESTEC, Inc., March 1985), and the Air Ouality Handbook for Preparing
EIRs (South Coast Air Quality Management District (SCAQMD), revised April, 1987)1.
The previous SPA I EIR did not include an air quality analysis. Therefore, this section does
not include a summary of the previous EIR and is considered the most up-to-date air quality
analysis for the proposed project.
EXISTING CONDITIONS
Oimate
The climate of the Chula Vista area is characterized by mild year-round temperatures and
light rainfall which occurs primarily during the winter "wet" season. Chula Vista's maximum
rainfall occurs primarily between November and April, although rainfall varies considerably
from year to year. The summer dry season is typically long and uninterrupted. The annual
mean temperature in Chula Vista is 62 degrees Fahrenheit. Temperatures are normally
mild with rare extremes above 100 degrees Fahrenheit or below freezing. The San Diego
area is dominated by the semi-permanent Pacific high pressure cell located over the Pacific
Ocean. This high pressure cell drives the dominant onshore circulation, maintaining clear
skies for much of the year. Chula Vista is dominated by the costal type climate with a
significant amount of oceanic influence on the relative humidity. The relative humidity
ranges from 40% to 80% in the winter, and 30% to 60% in the summer. There is an
average of 250 clear (not overcast) days per year.
Winds
Winds in the City of Chula Vista are almost always driven by the dominant land/sea breeze
circulation system. Regional wind patterns are dominated by daytime onshore sea breezes
up to 20 miles per hour with an average of 7 miles per hour. At night, the wind generally
1
According to the San Diego County APCD, it is sufficient to use the SCAOMD Handbook, Telephone
Conversation, June, 1992.
3.3-1
IN 500563-3.3
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slows and reverses direction travelling towards the sea. Wind direction is altered by local
canyons, with winds tending to flow parallel to the canyons.
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A major source of smog in the San Diego area is transported from the South Coast Air
Basin (greater Los Angeles area) during "Santa Ana" wind conditions. Winds blowing
towards the southwest transport the South Coast smog out over the ocean, and the sea
breeze brings it onshore into San Diego County. When the transported smog cloud is
ground level, the highest smog concentrations are measured at coastal and near-coastal
monitoring sites. When the smog is elevated, coastal sites may be passed over, and the
transported smog is then measured further inland.
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Subsidence and Radiation Inversions
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In conjunction with the characteristics of onshore-offshore wind patterns, the San Diego Air
Basin is subject to two types of ~emperature inversions, subsidence inversions and radiation
inversions. In summer, during periods of onshore winds, the warm sinking air mass of the
Pacific high pressure cell warms by compression. As this warm layer is undercut by a
shallow layer of cool marine air, a marine subsidence inversion is formed. This inversion
forms over the entire coastal plain and allows for mixing below the inversion base at 1,000
to 1,500 feet. The boundary between the two layers of air represents a temperature
inversion which traps pollutants. As the air moves inland and each source adds its
pollutants to the air mass, it becomes progressively more polluted without any vertical
ffilXmg.
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During periods of offshore winds the cold air concentrates in low areas (air in contact with
the cold ground cools while the air aloft remains warm). These radiation inversions are
strongest in winter when nights are longest and air is coldest. Consequently, shallow
radiation inversions form at night and burn off after sunrise. These inversions are most
often associated with locally high levels of vehicular pollutants (carbon monoxide or the
oxides of nitrogen) near areas of traffic concentration and populated areas. Due to the
dominant influence of the onshore flow, marine" subsidence inversion and the offshore
radiation inversion, Chula Vista shows a corresponding level of critical air quality conditions.
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Smog
Smog concentrations in San Diego County exceed both the federal and state standards. In
1990, the federal standard was exceeded on 39 days, while the more stringent state standard
was exceeded on 139 days. In 1991, the number of days exceeding smog standards fell to
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IN 500563-3.3
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their lowest levels since expanded monitoring began in the mid-1970's. The federal standard
was exceeded on 26 days, and the state standard was exceeded on 106 days. While the
combination of industrial and motor vehicle pollution controls have provided a steady,
significant improvement in air quality, dramatic improvements such as 1991 are usually
related to more favorable meteorology. Approximately 40% of the state smog standard
violations, three quarters of the federal smog standard violations, and all the highest smog
alert level concentrations are caused by transported smog from the Los Angeles area.
Ambient Air Quality
The proposed project is located in the San Diego Air Basin and is governed by the San
Diego County Air Pollution Control District (APCD) and the California Air Resources
Board (CARB). It is the responsibility of the Air Pollution Control District to ensure that
state and national air quality standards are achieved. The APCD also sets and enforces
regulations for stationary sources in the basin. The CARB is responsible for controlling
motor vehicle emissions. National Ambient Air Quality Standards (NAAQS) were set by
the Federal Clean Air Act of 1970, as amended in 1977, with states retaining the option to
develop more strict standards. Due to unique air quality problems in California, the
California Air Resources Board has developed additional Ambient Air Quality Standards.
Table 4, LOCAL AIR QUALITY LEVELS MEASURED AT THE CHULA VISTA
AMBIENT AIR MONITORING STATION, lists the currently applicable state and federal
standards.
The San Diego County APCD's 1991 Regional Air Quality Strategy documents the necessary
overall strategy and individual tactics by which the San Diego Air Basin can meet its
attainment goal. Pursuant to the California Clean Air Act's requirements to reduce
emissions starting in 1988, some control measures in the draft 1991 San Diego Regional Air
Quality Strategy have been adopted. Implementing the remaining measures will continue
based on the adopted implementation schedule. San Diego APCD Rules and Regulations
implementing the Strategy will be designed to provide the emission reductions required by
law, while taking into consideration the cost to regulated businesses.
Air quality at a given location is a function of several factors, including the amount and type
of pollutants being emitted into the air, both locally and throughout the basin, and the
dispersion rates of pollutants within the region. The major factors affecting pollutant
dispersion are wind speed and direction, the vertical dispersion of pollutants (which is
affected by inversions) and local topography.c
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Table 4
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LOCAL AIR QUAliTY LEVELS MEASURED AT TIlE CHUIA VISTA
AMBIENT AIR MONITORING STATION
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Federal
California Primary
Pollutant standard Standard -
Ozone 0.09 ppm 0.12 ppm 1987 0.16 15/2
(1 hour avg.) (1 hour avg.) 1988 0.22 17/4
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1989 0.16 21/7
1990 0.15 21/3
1991 0.15 13/3
100 ug/m3 260-ug/m3 -
Particulates 1987 68 0/0
(PM 10) (24 hr avg) (24 hr avg.) 1988 58 0/0
1989 69 0/0
50 ug/m3 150 ug/m3 1990 67 0/0 ...
(24 hr avg) (24 hr avg.) 1991 0/0
Sulfur 0.25/ppm 0.5 ppm 1987 0.04 0/0 -
Dioxide (24 hr avg) (24 hr avg) 1988 0.09 0/0
1989 0.08 0/0
0.05 ppm 0.14 ppm 1990 0.06 0/0 -
(24 hr avg) (24 hr avg) 1991 0.07 0/0
Lead 1.5 ug/m 1.5 ug/m 1987 N/M N/M
monthly quarter 1988 N/M N/M -
average average 1989 N/M N/M
1990 N/M N/M
1991 N/M N/M
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Carbon 20 ppm 35 ppm 1987 7.0 0/0
Monoxide for 1 hour for 1 hour 1988 7.0 0/0
(CO) 1989 8.0 0/0
1990 7.0 0/0 -
1991 7.0 0/0
Nitrogen 0.25 ppm 0.05 ppm 1987 0.15 0/0
Dioxide (1 hour avg.) (Annual 1988 0.21 0/0 -
(NOz) Avg.) 1989 0.16 0/0
1990 0.13 0/0
1991 0.12 0/0 -
Total 50 ug/m3 260 ug/m3 1987 * *j*
Suspended (24 hour (24 hour 1988 109 0/6
Particulates avg.) avg.) 1989 111 0/3 -
(TSP) 1990 163 2/2
1991 110 0/5
Source: Air Ouality Data. San Diego APCD. 1987, 1988, 1989, 1990 and 1991. -
1. Maximum concentration is measured over the same period as the California Standard, although
the Lead Maximum concentration is measured over 24 hours. -
2. Particulate standard for California was changed in 1983 from 100 ug/m3 to 50 ug/m3, including
only matter with an aerodynamic diameter of 10 micrometers or less (PM10) (24-hour State
Standard). The Federal Standard of 150 ug/m3 for particulates became effective in 1986.
Information Not Available. -
* Monitoring Discontinued.
3.3-4 -
IN 500563-3.3
Chula Vista lies within the region designated as the San Diego Air Basin (SDAB). The air
quality for the proposed project is measured at the Chula Vista monitoring station located
on H Street which is centrally located to the project area. Air quality data recorded at the
Chula Vista station from 1987 to 1991 is summarized in Table 4, LOCAL AIR QUALITY
LEVELS MEASURED AT THE CHULA VISTA AMBIENT AIR MONITORING
STATION.
In 1987, the Environmental Protection Agency announced a new particulate standard. The
old standard tended to direct control efforts toward all size particulates although the small
particles in the respirable (breathable) range are of true concern to public health ("PMlO"-
fine particulate matter with a diameter of 10 micrometers or less, or ten-millionth of a
meter). The new standard for respirable particles and air quality monitoring data indicates
that San Diego is in attainment of the new standard and that the current control strategy
is adequate.
The following air quality information focuses on state standards, which are more stringent
and therefore more accurate estimates for worst-case analysis of air quality impacts, as
compared to Federal Standards.
Ozone. Ozone, a colorless gas with a sharp odor, is a highly reactive secondary pollutant
(it is not directly emitted). Ozone is the main constituent of a complex photochemical
reaction among reactive hydrocarbons and oxides of nitrogen in the atmosphere. The results
of those reactions are generally referred to as "smog". In San Diego, ozone is generated by
both local pollution and pollution transported from outside the area (e.g. Los Angeles). The
entire San Diego Air Basin is designated a nonattainment area for ozone. The formidable
goal of the San Diego Regional Air Quality Strategy will be to reduce the locally caused
peak smog concentration to the 0.09 parts per million (ppm) state smog standard as
expeditiously as practicable.
The state standard for Ozone is 0.09 ppm, averaged over 1 hour. The Ozone levels at the
Chula Vista Station have fluctuated from 1987 to 1991, averaging 0.17 ppm. The lowest
concentration, 0.15 ppm of Ozone, occurred in 1990 and 1991. The ozone maximum
concentration was 0.22 ppm in 1988. The state standard was exceeded 21 days in 1989 and
1990.
Total Suspended Particulates (TSP). Total Suspended Particulates (TSP) refers to a wide
range of particles found in the atmosphere. Most of the materials are dust, soot, organic
matter and various sulfur, nitrogen and metallic compounds. Some particulates are formed
3.3-5
IN 500563-3.3
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in the smog production process. The state adopted a new standard for particulate matter
based on the smaller particles which pose the greatest health threat (the "PM 10" standard
is for particles of 10 micrometers or less diameter). The state standard for PM 10 is 50
ugjm3, while the federal standard is 150 ugjm3 (both standards are averaged over 24 hours).
The maximum 24-hour TSP concentration has fluctuated, averaging 123 ugjm3 from 1988-
1991 (monitoring for TSP was discontinued in 1987 at the Chula Vista Air Monitoring
Station). The highest TSP concentration occurred in 1990 with 163 ugjm3.
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Sulfur Dioxide (SOJ. Sulfur Dioxide is one of a number of sulfur compounds found in the
atmosphere. It results from mobile and stationary sources, and has complex diurnal
concentrations that are typically higher at night. The San Diego Air Basin has relatively low
S02 concentrations, as the air has always been healthful in regard to this pollutant. Sulfur
Dioxide levels have remained fairly constant between 1987 and 1991, with an average S02
concentration of 0.07 ppm and a highest maximum concentration of 0.09 ppm in 1988.
However, this elevated reading did not exceed the state or federal standard during this time.
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Lead. The largest source of lead emissions to the atmosphere is the exhaust of motor
vehicles powered by gasoline containing lead additives. However, atmospheric lead
concentrations have been reduced substantially in recent years due to the lower average lead
content in gasoline. Lead concentrations are typically highest in late fall and winter due to
vehicle emissions being trapped by early-morning surface inversions. Lead concentrations
vary diurnally with CO, peaking in the early mornings and late evenings. Lead was not
measured at the Chula Vista Station between 1987 and 1991.
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Carbon Monoxide. Carbon Monoxide (CO) is a colorless, odorless gas produced by
incomplete combustion of carbon-containing fuels, such as gasoline. Resulting primarily
from the incomplete burning of fuels in motor vehicles, Carbon Monoxide concentrations
are generally higher along roadways, especially in the early mornings, late evenings and in
winter. The state standard of Carbon Monoxide (CO) is 20 parts per million (ppm),
averaged over one hour (1984-1986) and 9.0 ppm averaged over eight hours (1987-1988).
As shown in Table 4, LOCAL AIR QUALITY LEVELS, CO levels did not exceed the state
standard of 20 ppm (parts per million averaged over 1 hour) between 1987 and 1991. The
maximum one-hour concentration has fluctuated, averaging 7.2 ppm from 1987-1991. The
highest concentration occurred in 1989 with 8.0 ppm.
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Nitrogen Dioxide (NOJ. The federal nitrogen dioxide standard (0.05 ppm annual average)
has not been exceeded since 1977, however, western San Diego County is a nonattainment
area for the state one-hour standard (25 pphm), based on one violation in both 1987
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3.3-6
IN 500563-3.3
-
(Oceanside Air Monitoring Station) and 1988 (Downtown San Diego Air Monitoring
Station). These were the first violations of the state standard since 1982. There have,
however, been no exceedances since 1988. Three years of no violations qualifies western
San Diego to be redesignated as attainment. As a result, the District will recommend
requesting the Air Resources Board change San Diego's nitrogen dioxide designation
attainment.
Nitrogen Dioxide (NOz) is itself a regulated pollutant, however, it also reacts with
hydrocarbons in the presence of sunlight to form ozone and other compounds that make up
photochemical smog. NOz results from mobile and stationary sources. Seasonal and diurnal
patterns in NOz concentrations vary widely between locations. Nitrogen Dioxide levels have
fluctuated at the Chula Vista Station between 1987 and 1991, averaging 0.15 ppm. The NOz
highest maximum concentration during this period was 0.21 ppm in 1988. The state
standard was not exceeded between 1987 and 1991.
San Diego Regional Air Quality Strategy
The San Diego Air Pollution Control District (APCD), the regional agency responsible for
protecting public health from air pollution in San Diego County, has prepared a revision to
the Regional Air Quality Strategy ("Strategy") in order to comply with the California Clean
Air Act. San Diego County's original Air Quality Strategy was developed in the early-to-mid
1970's, pursuant to the Federal Clean Air Act (FCAA) of 1970. The primary emphasis of
the Federal Act was to control photochemical smog. The Strategy was substantially revised
in 1979 in response to the Federal Clean Air Act of 1977. The 1979 Strategy reflected a
comprehensive air resources management program and included most of the currently
adopted smog control measures. Additionally, the focus was expanded to address other
pollutants for which San Diego County exceeded Federal standards at the time: carbon
monoxide, nitrogen dioxide, and particulates.
As required by the 1977 Federal Clean Air Act, the Strategy was updated in 1982. This
revision was primarily a "fine tuning" of the 1979 Strategy. The 1982 Regional Air Quality
Strategy was primarily based on the Federal Clean Air Act of 1977. The 1977 Federal
Clean Air Act did not address air quality problems beyond the year 1987, unfortunately, and
Congress did not address this problem until 1990 when the Federal Act was finally amended.
As a result of this delay, California adopted the California Clean Air Act (CCAA) of 1988
which required San Diego to update its Regional Air Quality Strategy in 1991. Unlike the
Federal Clean Air Act of 1977, state law does not set deadlines for attaining standards, or
impose sanctions for non-compliance. Rather, it is performance based with performance
3.3-7
IN 500563-3.3
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requirements reflecting the severity of the pollution problem. Generally, provisions of the
California Clean Air Act of 1988 will meet Federal requirements, however, over the next
few years it will be necessary to further revise the 1991 San Diego Regional Air Quality
Strategy to meet unique Federal mandates.
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To assure that the Strategy does not become outdated, the California Clean Air Act of 1988
establishes reporting and Strategy revision schedules. Annually, the San Diego Air Pollution
Control District (APCD) must report progress to the California Air Resources Board
(CARB) in meeting the Strategy's control measures implementation schedules. Every three
years it is required that the overall effectiveness of the Strategy be assessed by the San
Diego APCD and submitted to the California ARB in a report adopted at a public hearing.
The San Diego APCD must also revise the Strategy triennially to ensure that progress
incorporated in the Strategy is maintained, and incorporate new data or projections.
Reflecting the triennial update requirements in the 1988 California Clean Air Act, the Air
Resources Board does not require the 1991 Regional Air Quality Strategy to demonstrate
when air quality standards will be attained. This is to be accomplished in the required first
triennial Strategy revision. Accordingly, this strategy is designed to implement all feasible
measures.
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The San Diego Air Pollution Control District released the Draft 1991 Regional Air Quality
Strategy in July 1991. Following this release, public workshops were held in various parts
of the County during August and September of 1991. Following the workshops, appropriate
revisions were made to the Draft Strategy in response to public comment. The Final 1991
San Diego Regional Air Quality Strategy, along with the Environmental Impact Report, will
be submitted for Board (CARB) consideration and adoption in June 1992.
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In 1978, San Diego County was designated a non-attainment area for state and federal
standards for smog, carbon monoxide, nitrogen oxide, particulates, and lead. The only state
and federal" standards being met at this time was for sulfur dioxide. Since 1978, the state
and federal lead standards and the federal nitrogen dioxide standards have been attained
and maintained. The federal particulate standards were revised in 1987, from total
particulates to a health-based standard for inhalable particulates less than 10 microns
(1/1000 of a millimeter) in diameter. San Diego has not exceeded these new federal
standards for particulates. Therefore, San Diego's current non-attainment problems relate
to the state and federal standards for smog and carbon monoxide and the state standards
for nitrogen dioxide and particulates.
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3.3-8
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IN 500563-3.3
San Diego Air Quality Strategies must strive to meet the air quality standards as early as
possible, and make annual progress towards attainment by using all necessary or feasible
control measures. The 1991 Strategy contains the proposed Transportation Control Measure
Plan which includes the following control measures: trip reduction program, alternative
transportation mode capacity expansion, transportation system management, and land use
measures which are all aimed at facilitating the use of alternative transportation modes to
the maximum extent feasible. The California Clean Air Act of 1988 has established three
area classifications based upon the time necessary to attain the standards. These include
"moderate", "serious", and "severe". "Moderate" areas are those which are able to attain the
standard by the end of 1994. "Serious" areas are those which are able to attain the standard
by the end of 1997. Those areas which are not able to attain the standard by 1997 are
classified as "severe". The California Air Resources Board has designated the San Diego
region as a "severe" area for purposes of Strategy development.
IMPACTS
Short-Term Construction Impacts
Temporary impacts would result from project construction activities due to air pollutants
emitted by construction equipment, exhaust emissions from the construction crew's vehicles
and dust generated during grading and site preparation. Construction activities for
development projects are estimated by the U.S. Environmental Protection Agency to add
1.2 tons of fugitive dust per acre of soil disturbed per month of grading activity. Based upon
the proposed Commercial Center acreage (approximately 55 acres), the dust generation for
the project's construction activities would generate approximately 1.32 tons of dust per day
(assuming .04 tons per day per acre and a 50% reduction). The addition of this fugitive
dust, though temporary, is considered a significant impact. The project must comply with
City Municipal Code and Uniform Building Code (UBC) standard construction requirements
regarding dust control measures for construction sites. Much of the dust generated by
construction activities settles within hours of being generated. Additionally, this material
generally consists of inert silicates, rather than the complex organic particulates released
from combustion sources which are more harmful to health. Dust generated by such
activities usually becomes more of a local nuisance than a serious health problem. This
temporary dust impact is considered significant and would be mitigated by compliance with
local dust control and UBC requirements, and would cease following completion of
construction activities.
3.3-9
IN 500563-3.3
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Implementation of the project would also result in vehicle emissions during grading and
construction activities. Heavy-duty equipment emissions are difficult to quantify because of
day-to-day variability in construction activities and equipment used. Typical emissions rates
(in terms of pounds of pollutant per gallon of fuel burned) for gas-powered and
diesel-powered equipment are provided in Appendix 12.2, AIR QUALITY DATA. At
typical fuel consumption rates, emission rates from construction activities range from about
1 to 7 pounds per hour per piece of onsite equipment, and up to 18 pounds per hour for
gasoline powered equipment. This impact is temporary, and is not considered significant
to the air quality in the Chula Vista area.
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Climate Impacts
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Although the project may result in minor local alterations to wind and temperature patterns,
including effects from building wind deflection and shading (shadows), there are no
anticipated significant impacts to climate as a direct result of the project.
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Ambient Air Quality Impacts
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Increased vehicle travel would lead to an overall increase in the local and regional pollutant
load due to direct impacts from vehicle emissions and indirect impacts from electricity and
gas consumption. Refer to Table 5, PROJECT VEHICLE EMISSIONS, Table 6,
PROJECT-RELATED POWER PLANT EMISSIONS and Table 7, PROJECT-RELATED
NATURAL GAS EMISSIONS. Table 8, PROJECT CONTRIBUTION TO TOTAL SAN
DIEGO AIR BASIN EMISSIONS, shows the forecasted Carbon Monoxide and Reactive
Hydrocarbons emissions for the San Diego Air Basin and the percentage the project will
contribute to the air basin. These tables were prepared using consumption factors and
emissions factors as indicated by the South Coast Air Quality Management District's,
because San Diego Association of Governments (SANDAG) and San Diego Air Pollution
Control District (APCD) do not have consumption factors available. It has been indicated
that South Coast Air Basin factors would be sufficient for the San Diego Air Basin. The
figures presented in Tables 5 through 8 are estimates of pollutant generation, and assume
the SCAQMD emission factors are accurate and the project characteristics (ADT, land use)
and consumption rates will ultimately be comparable to those assumed. Also, Tables 5
through 8 present only primary pollutant generation of the project, as secondary pollutant
generation results from complex factors (sunlight, volume of primary pollutants, wind),
making estimation prohibitive. Therefore, the EIR is limited to primary pollutants in
evaluating air quality impacts.
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3.3-10
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IN 500563-3.3
It should be noted that the figures in Tables 5 through 8 are for 1994 and assume project
buildout. This results in a worst-case assessment as 1994 emissions are anticipated to be
higher than future rates due to lower future emission factors resulting from improved vehicle
exhaust controls, and project buildout contributing a maximum ADT.
Table 5
PROJECT VEmCLE EMISSIONS
I
POLLUTANT
EMISSIONS
(pounds/day)
Year 1994
Carbon Monoxide
Nitrogen Oxides
Sulphur Oxides
Particulates
Total Hydrocarbons
- Reactive Hydrocarbons
2,027
480
96
115
184
164
Year 1996
Carbon Monoxide
Nitrogen Oxides
Sulphur Oxides
Particulates
Total Hydrocarbons
- Reactive Hydrocarbons
1,843
456
96
111
168
148
Year 2000
Carbon Monoxide
Nitrogen Oxides
Sulphur Oxides
Particulates
Total Hydrocarbons
- Reactive Hydrocarbons
1,607
424
96
108
148
132
NOTE:
Figures are based on the "Air Quality Handbook for Preparing EIRs," SCAQMD,
1987. Traffic data is based on the project traffic report, and assumes a 35 mph
average vehicle speed and project buildout by 1994.
3.3-11
IN 500563-3.3
...
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Table 6
PROJECf-RELAlED POWER PLANT EMISSIONS
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POlLUTANT
EMISSIONS (poundsfday)
4.13
23.73
2.48
0.83
0.21
Carbon Monoxide
Nitrogen Oxides
Sulphur Oxides
Particulates
Reactive Hydrocarbons
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Table 7
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PROJECf-RELAlED NATURAL GAS EMISSIONS*
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POlLUTANT
EMISSIONS.(poundsfday)
1.25
7.51
0.00
0.01
0.33
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Carbon Monoxide
Nitrogen Oxides
Sulphur Oxides
Particulates
Reactive Hydrocarbons
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NOTE:
Figures are based on the "Air Quality Handbook for Preparing EIRs," SCAQMD, 1987.
Electricity consumption is estimated at approximately 7,530,902 kwh/year and natural gas
consumption is estimated at approximately 1,876,915 cubic feet per month. Electricity and
natural gas consumption for the proposed commercial shops are based on 243,326 square feet
(assumes a lot coverage of 30% and a two-story building height).
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3.3-12
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IN 500563-3.3
Table 8
PRornCf CONTRIBUTION TO TOTAL
SAN DIEGO AIR BASIN EMISSIONS
-Year 2000-
AVERAGE ANNUAL EMISSIONS (pounds/day)
Carbon Monoxide
Nitrogen Oxides
Sulphur Oxides
Particulates
Reactive H drocarbons
1,787
331
N/A
N/A
356
2,032
511
98
116
164
0.11%
0.15%
N/A
N/A
0.05%
NOTES:
1.
Project emissions are from 1994 vehicle emissions at 35 mph, combined with 1994
emissions from electrical power plants and natural gas.
SDAB emissions are based on the Revised Series VII growth forecasts and the 1991
San Diego Regional Air Quality Strategy Emission Trends.
Estimated figures assume project buildout by 1994 (worst-case).
N/A - Data Not Available.
2.
3.
4.
Sensitive Receptors
Outdoor areas where people congregate are considered sensitive receptors, as are residential
rear yard areas, hospitals, schools, and churches. Since carbon monoxide represents over
80 percent of motor vehicle emissions, it is commonly used as an indicator of a project's
contribution to total ambient pollutant levels in a sensitive receptor area. Air quality
modelling was not conducted to verify potential Carbon Monoxide (CO) impacts, as
maximum I-hour CO concentrations averaged only 7.2 parts per million (ppm) between 1987
and 1991. This average maximum I-hour concentration is below the State I-hour CO
standard of 20 ppm, with typical concentrations substantially lower. The project and
cumulative vehicles emissions are not expected to result in Carbon Monoxide (CO) levels
exceeding state or federal standards, as this would require greater than a 12 ppm increase
in one-hour concentrations over existing maximum levels. Therefore, impacts due to high
carbon monoxide levels are less than significant.
3.3-13
IN 500563-3.3
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Motor Vehide Emissions
Table 5, PROJECT VEHICLE EMISSIONS, indicates the pollutant generation associated
with project vehicle emissions. Due to motor vehicle emission control programs, the
emission rates from motor vehicles in Southern California are lower each year. However,
net emissions are increasing in some areas due to an increase in contributing vehicles
(growth). The amount of motor vehicle emissions associated with the proposed project has
been estimated by employing a methodology developed by the South Coast Air Quality
Management District, which utilizes mobile emission factors determined by the California
Air Resources Board (CARB).
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The amount of motor vehicle emissions associated with the proposed project is calculated
based upon total vehicle miles traveled (VMT) for the project. The VMT can be
determined by multiplying the number of Average Daily Trips (ADT) generated by the
proposed project by the averag~ trip length, in miles.
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The project is estimated to result in approximately 37,036 44.952 total ADT at buildout.
The project's average trip length is estimated to be approximately 4.9 miles2. Therefore,
total VMT is estimated at approximately 181,476 220.265 miles per day. This ADT and
VMT are based on the proposed commercial uses only, and does not include the existing
bowling alley, approved car wash or industrial/business park.
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Table 5, PROJECT VEHICLE EMISSIONS, indicates the pollutant generation and
assumptions associated with the project vehicle emissions. This is a worst-case scenario,
assuming project buildout by 1994 as motor vehicle emission rates in following years are
expected to be lower due to improved emission controls. The Carbon Monoxide emissions
forecast for motor vehicles in the year 1994 is approximately 2,027 pounds per day. Motor
vehicle emissions as a result of the project would emit up to 0.15 percent of the San Diego
Air Basin emissions, which is considered significant. Mitigation measures are intended to
reduce the significant impacts associated with the Rancho del Rey SPA I project, however,
unavoidable adverse impacts to air quality are anticipated to occur as a result of project
implementation.
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2 According to the "Travel Behavior Survey", prepared by SANDAG in 1986, and
phone conversation with Mr. Kent Wits on with SANDAG on June 18, 1992.
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3.3-14
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IN 500563-3.3
Power Plants and Natural Gas Emissions
The proposed project would create a demand for electrical energy and natural gas. The
project is estimated to indirectly generate approximately 4.13 pounds per day of Carbon
Monoxide and approximately 23.73 pounds per day of Nitrogen Oxides as a result of power
plant emissions from project energy demand. This is assuming approximately 7,530,902
kwh/year (kilowatt hours per year) based on SCAQMD emission factors and project land
use data (refer to Table 6, PROJECT-RELATED POWER PLANT EMISSIONS, for other
pollutants). The primary use of natural gas by the project would be for combustion to
produce space heating and cooling as well as water heating. The total Carbon Monoxide
emissions is estimated to be approximately 1.25 pounds per day and the total Nitrogen
Oxide emissions is estimated to be approximately 7.51 pounds per day as a result of natural
gas consumption of the proposed project. This is assuming approximately 1,876,915 cubic
feet per month based on SCAQMD emission factors and project land use data (refer to
Table 7, PROJECT-RELATED NATURAL GAS EMISSIONS, for other pollutants).
Total Emissions
Total emissions of the proposed project are expected to represent no more than
approximately 0.15 percent of projected San Diego Air Basin (SDAB) emissions beyond
existing conditions (actually, emissions should be a substantially lower percentage, as
maximum emissions for the project are assumed by using higher 1994 emission factors).
Mobile vehicle emissions and stationary natural gas and power plant emissions would result
in the following estimated daily pollutant generation: 2,032 pounds of Carbon Monoxide, 511
pounds of Nitrogen Oxides, 98 pounds of Sulfur Oxides, 116 pounds of Particulates and 164
pounds of Reactive Hydrocarbons (refer to Table 8, PROJECT CONTRIBUTION TO
TOTAL SAN DIEGO AIR BASIN EMISSIONS). SCAQMD threshold criteria has been
utilized for this project in order to determine thresholds of significance for air quality
impacts.3 Project emissions including Carbon Monoxide, Nitrogen Oxides, and Reactive
Hydrocarbons exceed the SCAQMD's threshold criteria. Therefore, the project would result
in a significant impact to air quality. Carbon Monoxide, Nitrogen Oxides, and Reactive
Hydrocarbons emissions are compared to year 2000 basin emissions.
3 Phone conversation with Mr. Carl Selnick, Associates Air Resources Specialist with
the San Diego APCD, on June 15, 1992, approved the use of SCAQMD threshold
criteria for determining thresholds of significance for air quality impacts of the
proposed project.
3.3-15
IN 50056>-3.3
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As noted above, the project would exceed the suggested SCAQMD threshold criteria for
Carbon Monoxide, Nitrogen Oxides, and Reative Hydrocarbons, and is expected to have a
significant impact upon the local ambient air quality. The project would also incrementally
contribute to increased degradation of regional air quality as shown in Table 8, PROJECT
CONTRIBUTION TO TOTAL SAN DIEGO AIR BASIN EMISSIONS (0.15 percent of
the projected SDAB emissions). Although the previous SPA I EIR did not address air
quality impacts, the approved commercial uses would result in approximately 23,656
additional average daily trips when compared to the previously approved Employment Park
uses. The proposed commercial uses would have an average trip length of approximately
4.9 miles as compared to the previously approved Employment Park uses which would have
an average trip length of approximately 10.6 miles. However, the proposed project would
generate approximately 181,476 220.265 vehicle miles travelled as compared to the
previously approved project which would generate approximately 141,828 (an increase of
approximately 39,648 78.473 vehicle miles travelled or approximately ~ 55% over the
previously approved Employment Park uses). Thus, this increase in local and regional air
quality impacts are considered significant on both anjndividual and cumulative level (the
approved uses would also result in an unavoidable significant individual and cumulative
impact to air quality).
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The 1991 Regional Air Quality Strategy includes implementation of the Transportation
Control Measures (TCM) Plan. The central component of the TCM Plan is the
Transportation Demand Management (TDM) program which addresses commute travel,
college travel, goods movement/truck travel, and non-commute travel. These measures
along with the other components of the TCM Plan are intended to reduce the significant
impacts associated with the Rancho del Rey SPA I project, however, unavoidable adverse
impacts to air quality are anticipated to occur as a result of project implementation.
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Summary of Significant Impacts
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#3. Increased vehicle travel would lead to an overall increase in the local and regional
pollutant load due to direct impacts from vehicle emissions and indirect impacts from
electricity and gas consumption. This pollutant load would exceed the suggested
SCAQMD threshold criteria for Carbon Monoxide, Nitrogen Oxides, and Reactive
Hydrocarbons and is expected to have an unavoidable significant impact upon the
ambient air quality both on an individual and cumulative level.
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3.3-16
IN 500563-3.3
PROPOSED MITIGATION
Refer to Section 3.6, TRAFFIC/CIRCULATION, for additional Mitigation Measures
related to Air Quality. The first three measures below are standard procedures required
of all projects to reduce impacts associated with construction:
#3a. Prior to the issuance of grading permits, the applicant shall demonstrate to the
Director of the City of Chula Vista Public Works Department that dust generated
by grading activities shall comply with local dust control and Uniform Building Code
(UBC) requirements which include dust control measures for construction sites. Dust
reducing measures shall include regular watering of graded surfaces and restriction
of all construction vehicles and equipment to travel along established and regularly
watered roadways.
#3b. During construction, all grading activities shall cease during periods of high winds
(i.e., greater than 30 mph). To assure compliance with this measure, grading
activities are subject to periodic inspections by City staff.
#3c. Construction equipment shall be fitted with emission control devices and be kept in
proper tune.
The following measures are required of the project to reduce identified significant impacts:
#3d. The applicant shall distribute educational material to all homeowners in the Rancho
del Rey area regarding energy conservation, the availability of public transit,
ridesharing and other alternative transit methods and the location of bicycle routes
in the project vicinity.
#3e. Prior to issuance of occupancy permits, energy conservation practices, as required by
the Subdivision Map Act, Building Energy Efficiency Standards (California Energy
Commission), and State and local laws, shall be incorporated into the design of the
individual projects so that they have the secondary effect of limiting stationary source
pollutants both on and offsite.
#3f. Bicycle racks shall be installed on all commercial sites for use by employees and
patrons. This measure shall be incorporated into the P.e. District Regulations prior
to approval of the SPA Amendment.
3.3-17
IN 500563-3.3
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#3g. On all commercial sites, safe pedestrian walkways between buildings and bus stop
areas, as determined appropriate by the City of Chula Vista Director of Planning,
shall be constructed onsite by the applicant to encourage the future use of public
transit. This measure shall be implemented to the satisfaction of the City prior to
issuance of occupancy permits.
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#3h. The project applicant and future employers of the commercial uses within the
Rancho del Rey SPA I Plan area shall comply with the City of Chula Vista
Transportation Demand Management (TDM) Program, when established, and all
applicable rules and regulations of the San Diego APCD and SANDAG including the
Transportation Control Measure (TCM) Plan as it is implemented.
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Even with the implementation of the above listed measures, the impact to ambient air
quality would remain significant.
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UNAVOIDABLE SIGNIFICANT IMPACTS
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The project would contribute to the significant degradation of the local ambient air quality
and cumulative degradation of regional air quality due to increased vehicle emissions, which
is considered an unavoidable significant impact. Additionally, cumulative effects of all
projects in the San Diego Air Basin are considered significant.
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3.3-18
IN 500563-3.3
3.4 NOISE
This section is based on Section 4.H, NOISE, of the Final Rancho del Rey Sectional
Planning Area (SPA I) Plan EIR and an analysis of the anticipated changes to noise
conditions resulting from the proposed Rancho del Rey Commercial Center. The purpose
of this section is to summarize the existing conditions, impacts and mitigation measures from
the previous EIR and to identify potential additional impacts and mitigation measures
associated with the proposed revisions to the approved project. The noise analysis for the
proposed Commercial Center is based on information from the traffic study using
methodology described in the FHWA Highway Noise Prediction Model (RD-77-108).
The comparison analysis between the previous EIR and the Commercial Center Project is
based on the traffic study's use of the Transportation Phasing Plan (TPP) model. In
addition, the traffic study analyzes the total project Average Daily Trips (ADT) using a
transportation analysis zone (TAZ). This TAZ included the bowling alley, car wash and
..
industrial business park in its total ADT. Therefore, the following analysis includes
additional uses than currently proposed for the approximately 55-acre Commercial Center.
EXISTING CONDITIONS
Sllmmary of Previous EIR
The Noise section from the previous EIR was based on a noise analysis utilizing the Stamina
2.0 noise prediction model (Federal Highway Administration Report Number DF-81j001a).
Noise Environment. Noise sources in and around the project site that were analyzed in the
previous EIR include traffic on East "H" Street. The existing noise environment was
analyzed to determine the noise levels that the project site was exposed to, prior to grading
and development. Noise modeling indicated that onsite noise levels were generally less than
65 dBA CNEL. However, noise levels within approximately 300 feet of the center line of
East "H" Street were 65 dBA CNEL or greater. Ambient noise levels at other portions of
the site were lower, as a result of the topography. The primary noise sensitive use within
the project area was residential use.
3.4-1
IN 500563-3.4
-
Current Conditions
-
Noise Scales. Community noise levels are measured in terms of the "A-weighted decibel"
(abbreviated dBA). A-weighted is a frequency correction that correlates overall sound
pressure levels with the frequency response of the human ear.
-
-
The "equivalent noise level," or Leq, is the average noise level on an energy basis for any
specified time period. The equivalent noise level has the units DBA, therefore, a sound
measured for one house can be expressed as a one hour Leq of 57 DBA.
..
-
The noise rating scale used in California for land use compatibility assessment is the
Community Noise Equivalent Level (CNEL). The CNEL scale represents a time weighted,
24-hour average noise level based on the A-weighted decibel (roughly equivalent to the Day-
Night Average Sound level (Ldn)). CNEL values are based on "penalizing" evening noises
(7 p.m. to 10 p.m.) by 5 DBA and night noise levels (10 p.m. to 7 a.m.) by 10 dBA. CNEL
may be indicated by, "dBA CNEL" or just "CNEL". Ldn is based on night penalties only.
However, Ldn is typically within 1 dBA of CNEL values.
-
-
-
Noise Environment. The proposed Commercial Center site has been graded, altering the
site's topography from the previous EIR analysis. This is expected to increase the potential
for ambient noise levels onsite, due to the change in topography. No other significant
changes to the existing noise environment have occurred.
-
-
Noise Analysis Methodology. Noise levels estimated in this Supplemental EIR for the
current project have been calculated using the FHWA Highway Traffic Noise Prediction
Model, U.S. Department of Transportation (RD-77-108, 1978). This model is a widely
accepted method for estimating traffic noise impacts. Noise level estimates are obtained by
applying average daily traffic (ADT), roadway characteristics, vehicle speed and vehicle mix
to each road segment analyzed (assumptions and results are discussed below in Table 9, 65
CNEL PROJECTIONS). The figures presented in Table 9, 65 CNEL PROJECTIONS, are
for a "soft" site (noise estimates do not account for potential noise reductions due to
topography, barriers, or structures, such as homes and existing noise walls). The analysis
is intended to provide a preliminary assessment of existing noise levels and potential future
noise impacts.
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3.4-2
IN 500563-3.4
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-
Estimates for roadway configurations (width and number of lanes) were developed from
empirical observations and information in the project traffic report. A 45 MPH average
vehicle speed was assumed for the East "H" Street and Telegraph Canyon Road segments
and a 35 MPH average vehicle speed was assumed for the Paseodel Rey segment. Both
are based on posted maximum speeds in the project area, and are considered to be the
actual speeds at project buildout. These vehicle speeds are considered conservative (a high
estimate) as lower average speeds may occur due to the majority of vehicle travel occurring
in the day when congestion causes frequent slowing. Average daily trip (ADT) estimates
were obtained from the project traffic report (refer to Section 3.6,
TRAFFIC/CIRCULATION, and Appendix 12.5, TRANSPORTATION/ CIRCULATION
STUDY). The noise analysis focuses on a comparison between the approved Employment
Park uses and the proposed Commercial Center (the comparison is based upon the City's
Transportation Phasing Plan (TPP) with the approved Employment Park and the TPP with
the proposed Commercial Center). This section also analyzes the existing noise levels
without any of the Transportation Phasing Plan improvements plus the Commercial Center
project.
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Existing Traffic Noise Levels
-
Figures in Table 9, 65 CNEL PROJECTIONS, reflect the distance from the adjusted
roadway centerline to the 65 CNEL for existing roadway right-of-ways (the FHWA model
projects distance to the roadway centerline based on the distance between the midpoint of
vehicle travel lanes in each direction).
-
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The previous EIR estimated that along East "H" Street the 65 CNEL extended
approximately 300 feet beyond the centerline. Currently, along East "H" Street between
Paseo del Rey and Paseo Ranchero, the 65 CNEL extends approximately 118 feet from the
centerline. This difference in distance from the previous EIR to current estimates is
attributed primarily to the widening of East "H" Street from four to six lanes and traffic
redistribution on the roadway system due to new roads developed since 1987. In addition,
the differences between the two models and assumptions used may have also accounted for
these differences. The 65 CNEL extends 145 feet from the centerline along East "H" Street
between Paseo Ranchero and Otay Lakes Road. Along Paseo del Rey, between East "H"
Street and Telegraph Canyon Road residences are set back approximately 75 feet from the
centerline and are not impacted by the existing noise levels as the 65 CNEL is estimated to
extend 36 feet from the centerline. Along Telegraph Canyon Road between 1-805 and Crest
Drive/Oleander Avenue, multi-family residences are set back approximately 94 feet from
the centerline and commercial uses are set back approximately 244 feet from the centerline.
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3.4-4
IN 500563-3.4
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The existing 65 CNEL along this segment extends 143 feet from the roadway centerline,
therefore, significant noise impacts occur to residences along this segment, under current
conditions. Commercial uses are not impacted by the 65 CNEL noise projection and are
not considered noise sensitive land uses.
On the segment of Telegraph Canyon Road between Crest Drive and Paseo del Rey,
residences are set back between 62 and 82 feet from the centerline. As the existing 65
CNEL for this segment extends 123 feet from the centerline, these residences are currently
impacted by noise.
Between Paseo del Rey and Medical Center Drive, churches and a day care center are set
back approximately 132 feet from the centerline on Telegraph Canyon Road. Office and
restaurant uses along this segment are set back approximately 82 feet from the centerline.
Currently, no impacts occur to the church and day care uses as the existing 65 CNEL
extends 104 feet from the centerline along this segment. Office and restaurant uses are not
considered noise sensitive land uses, therefore, these uses are not impacted by existing traffic
noise.
The existing 65 CNEL along the segment of Telegraph Canyon Road between Medical
Center Drive and Paseo Ranchero extends 102 feet from the roadway centerline.
Residential uses along this segment that are set back between approximately 112 feet and
432 feet from the centerline are currently not impacted by existing traffic noise.
Residences situated along the segment of Telegraph Canyon Road between Paseo Ranchero
and Otay Lakes Road are set back approximately 168 feet from the roadway centerline. As
the 65 CNEL extends 95 feet from the centerline, these residences are also currently not
impacted by traffic noise.
It should be noted that this noise analysis assumes that all affected land uses are at street
grade and does not account for any noise attenuation provided by elevation differences.
Therefore, this analysis is a worst case assessement of noise impacts.
IMPACTS
Summary of Previous EIR
The previous EIR states that the Employment Park along East "H" Street would be subject
to noise levels of 74 dBA CNEL. However, this noise level was not considered a significant
3.4-5
IN 500563-3.4
-
impact as industrialj commercial land uses could be exposed to noise levels of up to 75 dBA
CNEL as an acceptable noise level (City General Plan Noise Element).
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Analysis of Revised Development Plan
-
Short-Term Construction Impacts. Construction activities could temporarily exceed City
noise standards. At a distance of 50 feet from the source, noise levels during construction
typically range from 81 dBA to 88 dBA. Construction noise would be exempted in the City
Noise Ordinance provided construction activities adjacent to residential areas are limited
in order to reduce the intrusion of noise in the early morning and late evening hours and
on weekends and holidays. Due to the restricted hours and relatively short period of
construction activity, noise resulting from construction related activities would not be
considered a significant impact. Although adjacent residences would be impacted due to
noise increases as a result of construction, these noise impacts would cease upon completion
of project construction. Although these impacts are not considered significant, construction
activities will be subject to the applicable City noise ordinances to reduce construction noise
impacts.
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Long-Term Impacts. Similar to the Employment Park, ambient noise levels onsite would
increase with the development of the Commercial Center, due to the increase in human
presence and vehicular traffic. Development of the Commercial Center would increase
vehicular noise levels on- and offsite, due to the increase in traffic generation onsite
resulting from implementation of this project.
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The projected traffic changes (volume, speed, centerline location, lanes and gradient) were
applied to the Federal Highway Administration (FHW A) Model to estimate future CNEL
based on traffic noise. Table 9, 65 CNEL PROJECTIONS, shows that existing plus project
traffic would result in increases in noise levels along East "H" Street, Telegraph Canyon
Road and Paseo del Rey. These increases are considered slight to moderate and are not
significant.
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On the average, road segments along East "H" Street result in an approximately 32.5 foot
increase from the centerline in the 65 CNEL distance between existing and existing plus the
Commercial Center. The existing plus project 65 CNEL would extend approximately 161
feet from the centerline along East "H" Street between Paseo del Rey and Avila Way.
Directly north of and adjacent to this segment are proposed commercial shops, the
Brunswick Bowling Alley, and the proposed 9,000 square foot restaurant/fast food lot.
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3.4-6
IN 500563-3.4
-
The 65 CNEL between Avila Way and Tierra del Rey, between Tierra del Rey and Paseo
Ranchero, and between Paseo Ranchero and Otay Lakes Road, would extend approximately
155 feet, 140 feet and 173 feet, respectively, from the centerline. Parking lots and
commercial shops are proposed north of and adjacent to East "H" Street between Paseo del
Rey and Avila Way, however, these uses are not considered noise-sensitive land uses,
therefore, no significant noise impacts would occur as a result of additional project-related
traffic.
When compared to existing conditions, existing plus Commercial Center traffic along the
segments of Telegraph Canyon Road would result in an average 7 foot increase in the 65
CNEL extension from the centerline. Along Telegraph Canyon Road, between I-80S and
Crest Drive/Oleander Avenue and between Crest Drive/Oleander Avenue and Paseo del
Rey, the existing plus Commercial Center project traffic would result in the 65 CNEL
extending approximately 155 feet and 137 feet, respectively, from the centerline. This 65
CNEL projection would further aggravate an existing impacted condition for the residences
that are set back between 62 and 94 feet from the centerline along these segments, with
existing plus Commercial Center conditions. The 65 CNEL between Paseo del Rey and
Medical Center Drive and between Medical Center Drive and Paseo Ranchero would
extend approximately 107 feet and 104 feet, respectively, from the centerline. Residences
along these segments are set back between 112 and 432 feet from the centerline and would
not be impacted by the noise with existing plus Commercial Center conditions. Churches
and a day care center set back approximately 132 feet from the centerline along these
segments would not be impacted with these conditions. The 65 CNEL between Paseo
Ranchero and Otay Lakes Road would extend approximately 99 feet from the centerline.
As residences along this segment are set back approximately 179 feet from the centerline,
noise impacts would not occur with existing plus Commercial Center conditions.
Along Paseo del Rey, between East "H" Street and East J Street, the existing plus project
65 CNEL would extend approximately 59 feet from the centerline. The residential homes
to the west of Paseo del Rey are located approximately 75 feet from the centerline while
the church to the east of Paseo del Rey is located approximately 150 feet from the
centerline. Due to these setbacks, these two uses would not be impacted by traffic
generated noise. Along Paseo del Rey, between East J Street and Telegraph Canyon Road,
the existing plus project 65 CNEL would extend approximately 57 feet from the centerline.
The residential homes along this segment of Pas eo del Rey are setback approximately 75
feet from the centerline and would not be impacted.
3.4-7
IN 500563-3.4
-
The average 65 CNEL increase along East "R" Street between the proposed Commercial
Center and the approved Employment Park is approximately 18 feet from the centerline
(between Paseo del Rey to Otay Lakes Road). The increase along this segment is not
considered significant as commercial land uses may be exposed to noise levels of up to 75
CNEL. When compared to the approved Employment Park use, the 65 CNEL projection
between Paseo Ranchero and Otay Lakes Road, along East "R" Street, is 19 additional feet
from the proposed Commercial Center use. This increase is <considered significant as the
park use and multi-family uses along East "R" Street were significantly impacted, as
identified in the previous EIR. This impact, however, can be mitigated as part of the
standard map approval process for these future projects.
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The 65 CNEL noise level increases between the approved Employment Park and
Commercial Center along Telegraph Canyon Road, between 1-805 and Paseo Ranchero,
average approximately 4.5 feet. This increase is minimal and is not considered significant.
Along Telegraph Canyon Road, from Paseo Ranchero to Otay Lakes Road, the 65 CNEL
extends an additional 21 feet with implementation of the proposed Commercial Center.
This increase would not cause impacts with residences along this segment.
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Along Paseo del Rey, between East "R" Street and East J Street, the increase in the 65
CNEL projection from the original plan is approximately 11 feet from the centerline (60 feet
from the centerline with the proposed Commercial Center). As the residential homes are
set back approximately 75 feet from the centerline, no significant impacts will occur.
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The cumulative conditions with the General Plan Buildout include the construction of State
Route 125 (SR-125). The cumulative 65 CNEL noise levels along the segments analyzed
in this section would all be reduced due to traffic being able to by-pass East "R" Street and
Telegraph Canyon Road.
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Mechanical Equipment. Mechanical equipment such as generators, heating and. air
conditioning equipment are potential noise sources. Since equipment noise would be a
constant noise source, it would have to be in compliance with all nighttime noise standards.
Design of the location of the equipment can reduce this level even further. The proposed
COminercial Center is not expected to produce. significantly more mechanical equipment
noise than the approved project. Implementation of recommended mitigation measures
would reduce potential noise impacts in this regard to a less than significant level.
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Parking Lot Noise. Noise impacts associated with parking lots of the proposed Commercial
Center are expected to increase in comparison to the approved Employment Park. This is
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3.4-8
IN 500563-3.4
-
due to the increase in vehicle trips associated with a Commercial Center. The majority of
this noise would be directed towards East "H" Street. Implementation of recommended
buffering and landscaping mitigation measures would reduce noise impacts associated with
the parking lot to less than significant levels.
Summary of Significant Impacts
#4. As exceedance of the 65 CNEL occurs in areas where the existing conditions are
currently impacted, the project would aggravate existing noise impacts identified for
existing conditions.
#5. Additional noise sources may be attributed to mechanical equipment noise. These
noise sources would be mitigated with implementation of proposed mitigation
measures.
PROPOSED MITIGATION
#4. No feasible mitigation is currently available to reduce impacts resulting from the
projects contribution to existing the significant noise impacts that currently exists
along Telegraph Canyon Road between I-80S and Crest/Oleander Drive and
between Crest/Oleander Drive and Paseo del Rey.
#5. Prior to Building Permit issuance, the City engineer shall approve noise insulation
or attenuation devices which will be implemented to reduce noise impacts due to
mechanical equipment.
Noise impacts can be reduced with implementation of proposed mltlgation. Existing
significant noise impacts exist and any additional impact to noise would be significant.
UNAVOIDABLE SIGNIFICANT IMPACTS
In areas where the project contributes to an existing significant noise impact, the project's
contribution is significant and unavoidable.
3.4-9
IN 500563-3.4
3.5 FISCAL IMPACfS
This section is based on the Fiscal Impact Analysis for the Rancho del Rey Commercial
Center, prepared by John McTighe and Associates on June 5, 1992. The analysis considers
all known non-enterprise fund operating costs and revenues that may be directly attributable
to the development of the proposed project. This section provides a discussion of the
methodology utilized to perform the fiscal analysis and analyzes the impacts on both the
operating expenditures and the operating revenues as a result of the proposed project. In
addition, this section assesses the overall fiscal impact of the project and recommends
mitigation measures to reduce any potential impacts to less than significant levels. The
entire Fiscal Impact Analysis is provided in Appendix 12.4, FISCAL STUDY.
EXISTING CONDITIONS
Summary of Previous EIR
The Fiscal Analysis provided in the previous EIR projected City of Chula Vista operating
costs based on a computer model which took into consideration the City's fiscal year 1986-87
budget. Revenue projections for the previous EIR were based on existing (1987) revenue
sources of the City.
Current Conditions
Methodology. The City of Chula Vista operating costs were projected based on a computer
model which took into consideration the fiscal year 1991-92 budget for the City and input
received from the various City operating departments. The model includes an allocation of
the indirect and overhead costs to direct service activities of the City. In this manner the
projections of added costs attributed to Rancho del Rey will reflect the full costs to the City
of accommodating the proposed project. A comparison of the cost impact of the buildout
of the currently approved land use plan with the proposed plan has been made throughout
the analysis.
Revenue projections were based on the existing revenue sources of the City. Computer
modeling of the relationship of individual revenue accounts to population, land use and
other factors was developed in order to simulate the changes in revenue that could be
expected as a result of project development. A separate model of assessed valuation/
property tax changes was developed to project the effect on City property tax revenues based
on the developer's projection of buildout rate and product pricing. Revenues have been
3.5-1
IN 500563-3.5
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compared between the buildout of the currently approved land use plan and the proposed
land use plan for each revenue category.
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'While every attempt has been made to ensure accuracy in the projections given the
assumptions incorporated in the analysis, unforeseen changes in State law, City Council
policy, the general economy or the rate and type of development .could result in variations
in the projected outcomes.
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IMPACTS
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Summary of Previous EIR
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Based on an analysis of on-going costs and revenues projected from buildout of the project
assessed in the previous EIR, an overall positive fiscal impact to the City of Chula Vista was
anticipated to result. In addition, the previous EIR stated that the Employment Park project
would create minimal fiscal impacts to the legislative, administrative and community
development activities within the City.
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Analysis of Revised Development Plan
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Operating Expenditures. The analysis of municipal operating expenditures is based on a
review of the City of Chula Vista's 1991-92 operating budget and discussions and/or
correspondence with various City departments. To determine the full costs of providing city
services, indirect and overhead costs contained in the City's budget were allocated among
the twenty-two (22) general fund "direct service" activities. The 22 activities and their
associated 1991-92 direct service budgeted expenditures are provided in Table 10, CITY OF
CHULA VISTA 1991-92 GENERAL FUND DIRECT SERVICE ACTIVITIES FULL
COST.
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After all indirect and overhead costs were allocated, the resulting 22 activities were reviewed
to determine which ones would be impacted as a result of development of the proposed
project. The anticipated effect of the project on these activities was divided into three
categories: No Impact, Short-Term (one-time) Impact or Long-Term (on-going) Impact,
(refer to Table 11 EFFECT OF RANCHO DEL REY DEVELOPMENT ON CITY
OPERATING EXPENDITURE ACTIVITIES).
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3.5-2
IN 500563-3.5
-
Table 10
CITY OF CHUIA VISTA
1991-92 GENERAL FUND DIRECf SERVICE ACTIVITIES' FUIL COST
1/ ....... .....j\CflVtlX1DEPAR'fMENT
General Government and Non-Departmental
Planning
Otay Ranch Project
Community Development
Police/ Animal Regulation
Fire Protection
Building and Housing
Public Works/Engineering
1991-19~F'lJl..LCOST($) I
$1,727,363
$1,760,224
$244,513
$1,104,102
$18,114,302
$7,511,855
$1,288,738
.,.
Design Engineering
Advance Planning - Sewer
Land Development
Construction Inspection
Geographic Information System
Traffic Engineering
Public Works
Street Maintenance
Street Sweeping
Street Tree Maintenance
Traffic Operations
Traffic Signal and Street Light
Maintenance
Sewer Systems Maintenance
Pump Station Maintenance
Parks and Recreation
Library
I Total
$645,624
$715,670
$925,843
$924,636
$193,629
$629,979
$1,847,005
$343,940
$703,549
$647,454
$1,159,558
$1,312,354
$221,404
$4,982,667
$3,131,577
$50,198.987 .1
Source: City of Chula Vista 1991-1992 Amended Budget; John McTighe and Associates
3.5-3
IN 500563-3.5
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Table 11
EFFECf OF RANCHO DEL REY DEVEWPMENT
ON CITY OPERATING EXPENDITURE ACfIVITIES
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Legislative &
Administrative *
Community
Development
Otay Ranch Project
Park & Recreation
Library Operations
Short-Tet'lllImpact
Planning
Building & Housing
Engineering
Fire Prevention
I.otlg-T~l1I1lIr1pact
Public Works Operations
Police / Animal
Regulation
Fire Prevention
Fire Suppression
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Source: John McTighe & Associates
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· Approximately $5,560,458 of Legislative & Administrative costs have been allocated as overhead to other activities.
-
Short- Tenn
Short-term fiscal impacts on the City of Chula Vista, resulting from the proposed project,
include those associated with planning, building inspection, engineering and fire prevention.
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· Planning
-
Planning would experience a short-term impact as the plans for the development of the
Rancho del Rey area are formalized and processed. Since the buildout of this project is
anticipated to extend over an eight year period, this impact is not anticipated to have a
significant impact at any particular point in time. At the moment, it is not possible to
quantify the cost of this impact on the current planning activity. However, Chula Vista's
planning fees have been established at a level intended to recover the full cost of the
Planning Department's processing resulting in no net cost to the City.
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· Building Inspection
-
The building inspection activity provides structural plan check and field inspection services
on all new construction within the City. This activity would experience a short- term impact
as project construction takes place. However, neither the magnitude nor the cost of this
activity can be estimated without specific construction plans for the site. The full costs for
these services are anticipated to be recovered through the levying of fees prior to the
-
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3.5-4
-
IN 500563-3.5
issuance of building permits and other construction-related approvals. As a result, no net
costs are assumed to be incurred by the City for building inspection services provided during
the buildout of Rancho del Rey .
. Engineering
There would be a short-term impact upon City engineering services during the development
of the proposed project. As development plans are currently in the preliminary stage, it is
not possible to quantitatively project the impact on these services at this time. However,
the City's engineering fees have been established on a full cost recovery basis thereby
assuring that the costs to be incurred by the City for engineering services will be fully offset
by the imposition of fees upon the development requiring the expenditures to be made.
.
Fire Prevention
Fire prevention would experience short-term costs for review of the building plans for all
structures proposed for the property site inspections and compliance approvals for Uniform
Fire Code requirements. The costs for these services cannot be estimated at this time due
to the preliminary stage of the building plans for the project.
Long- Term
Table 12, SUMMARY OF ON-GOING ANNUAL CITY COST INCREMENTS
RESULTING FROM DEVELOPMENT OF THE RANCHO DEL REY COMMERCIAL
CENTER summarizes the projected annual costs for the first seven years of buildout and
at the point of ultimate development of the project. Long-term costs anticipated to be
incurred by the City of Chula Vista as a result of the proposed project include services
provided for public works operations, police and animal regulation and fire protection.
. Public Works Operations
Public works operations consist of a variety of maintenance functions, primarily street
maintenance and repair. The following describes anticipated operating expenses associated
with specific public works activities including, street maintenance, street sweeping, street tree
maintenance, traffic signal and street light maintenance and traffic operations.
3.5-5
IN 500563-3.5
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Table 12
SUMMARY OF ON-GOING ANNUAL CITY COST INCREMENTS RESULTING
FROM DEVELOPMENT OF RANCHO DEL REY COMMERCIAL CENTER
(IN CONSTANT 1992 $)
-
-
-
-
PUBLIC WORKS
Street Maintenance $14,745 $33,657 $18,912 -
Street Sweeping $1,751 $1,001 ($750)
-
Street Tree Maintenance $3,582 $2,047 ($1,535)
T.SjSt. Lt. Maintenance $5,903 $3,373 ($2,530) -
Traffic Operations $5.169 $11.798 $6.629
SUB-TOTAL PUBLIC WORKS $31,149 $51,875 $20,726 -
POLICE AND ANIMAL $94,932 $125,378 $30,446
-
REGULATION
FIRE PROTECTION $30,713 $51,188 $20,475
-
I TOTAL $156,7941 $228,4421 $71,6481
-
-
Street Maintenance. Street maintenance costs were estimated using a combination of the
projected number of miles of public streets and the-projected average daily trips (ADT).
-
One-half of the cost of street maintenance was projected on the basis of the current annual
cost per mile of maintaining the 275 miles of streets in the City's maintained system
($3,358.19). This cost was multiplied by the estimated number of miles of public streets to
arrive at half of the annual cost of street maintenance. According to the engineers for the
Rancho del Rey Partnership, buildout of the project area as Employment Park would add
1.4 miles to the City's street system, while build out of the retail uses as proposed in the
Rancho del Rey project would add only 0.8 mile to the street system.
-
-
-
3.5-6
IN 500563-3.5
-
The other half of the projected street maintenance cost was based on the projected number
of ADT to be generated within the project area. For purposes of this analysis, the
assumption of 700 ADT per acre of retail land use and 227 ADT per acre of Employment
Park was used. The current projected volume of ADT within the City is 1,169,792. One-
half of the estimated 91-92 cost of street maintenance divided by the estimated current ADT
yields an average annual maintenance cost per ADT of $0.80. This factor of $0.80 was
applied to the estimated annual ADT to arrive at the portion of the street maintenance
costs attributable to actual travel trips.
When compared to the existing plan, the proposed plan is anticipated to have a $18,912 per
year greater impact on street maintenance costs incurred by the City. It should be noted
that projections reflected in the table have been rounded off.
Street Sweeping. The cost of street sweeping has been projected on the basis of $1,250.69
per mile of public street. This cost was determined by dividing the City's full cost budget
for street sweeping by the 275 miles of public streets in the City. In comparison to the
approved uses, th proposed project would have a $750 per year less impact on City street
sweeping services due to fewer street miles.
Street Tree Maintenance. Street tree maintenance projection was based on a current (1991-
1992) average annual cost per mile of public streets of $2,558.36. This was derived by
dividing the full cost of this activity by the 275 miles of streets estimated in the City's
maintained system in 1991-92. This cost per mile of $2,558.36 was applied to the 0.8 mile
of public streets estimated for the proposed plan, to arrive at an estimated annual cost of
$2,047 for street tree maintenance in the Rancho del Rey. When compared to the existing
plan, the proposed plan would have a $1,535 per year less impact on the City for this activity
due to fewer street miles. It should be noted, however, that this cost estimate is probably
high for the first few years, since the maintenance of young trees is not as labor intensive
as for more mature trees. However, on a long-term basis, the average maintenance costs
would be applicable.
Traffic SiIJflal and Street Light Maintenance. Traffic signal and street light maintenance costs
were calculated on the basis of the number of miles of public streets based on the 1991-92
budget for an annual cost of $4,216.57 per mile. When compared with the existing plan, the
proposed plan would cause a $2,530 per year less impact on the City as a result of traffic
signal and street light maintenance costs due to fewer street miles.
3.5-7
IN 500563-3.5
-
Traffic Ooerations. The traffic operations costs were projected on the same basis as street
maintenance. That is, one-half of the current year's cost was calculated on a per mile of
public street basis of $1,172.19 and the other half was equated to be approximately $0.28
per average daily traffic trip (ADT). These factors were then applied to the projected
increases in miles of public streets and ADTs to arrive at the projections shown. When
compared to the existing plan, the Rancho del Rey plan would have.a $6,629 per year
greater impact on City traffic operations costs.
· Police and Animal Regulation
-
Police and animal control services costs were allocated using the methodology developed
by the City's Policy Analysis and Program Evaluation unit for allocation of police costs
related to the port district activities. This methodology was chosen because of the
disproportionate share of non-residential development included within the study area.
Accordingly, costs were allocated on the basis of commercial and industrial acres. The
amount of costs allocated were $2,279.60 per commercial acre, and $1,726.04 per industrial
acre. As indicated in Table 12, the proposed plan is anticipated to result in an annual cost
increment to the City of $125,378 for police and animal regulation services. This indicates
a $30,446 increase over the existing plan.
-
-
.
Fire
-
Fire suppression costs were allocated to the proposed Rancho del Rey Commercial Center
based on a methodology developed for allocation of fire services costs to the updated East
Lake I fiscal impact analysis prepared in February, 1988. An equivalent dwelling unit for
fire services purposes was derived based on projections of City-wide growth of dwelling
units, commercial acres and industrial acres. The SANDAG Series 7 growth rates were
applied to the 1987 base number of dwelling units (45,101), commercial acres (786.7) and
industrial acres (562.03) to project the future number of City-wide fire equivalent dwelling
units. The cost of providing fire protection services was kept constant through 1992 and
then increased by the cost of one additional engine company. The cost per equivalent
dwelling unit (EDU) was determined by dividing this annual cost by the number of EDUs
in any particular year. For the existing plan, 330 EDU were used and for the proposed, 550
EDU were used. For both plans, the cost per EDU was calculated at $93.07. When
compared to the existing plan, the proposed plan is projected to have a $20,475 per year
greater impact on the City's fire protection services. The resulting cost per EDU was then
applied to the number of fire EDUs that were projected to exist in the Rancho del Rey
Commercial Center in that particular year based on the earlier described buildout scenario.
-
-
-
-
-
3.5-8
IN 500563-3.5
In addition to the fire suppression costs, fire prevention costs will be incurred for annual fire
safety inspections of all businesses. In addition, there may be a need for investigative and
educational services. The extent of these costs are not known at this time.
Operating Revenues
Short- Term Impacts
The City receives one-time (short-term) revenues associated with the processing of land
development projects. Fees for building, plumbing, electrical, housing and sewer connection
permits along with charges for environmental reviews, plan checks, zoning and engineering
fees, etc., have been established by the City to recover costs incurred for these activities.
The one-time revenues from these sources are expected to offset the City's expenditures
resulting in no net costs to the City.
Long-Term Impacts
.,.
Table 13, ANNUAL OPERATING REVENUE, shows the revenues projected during the
first ten years. The following paragraphs describe how the revenues for each source were
projected.
· Property Tax
Property taxes for general government purposes are limited to a total of 1 % of the assessed
market value. The taxes collected are apportioned among several different local
government agencies in whose jurisdiction the property lies. The basis for apportionment
of taxes has been established by formula for each tax rate area (TRA) based on the pre-
1978 ratio of taxes within that TRA.
The entire project area was annexed into the City of Chula in 1978 and has therefore been
subjected to the property tax allocation agreement between the City and County of San
Diego. As a result, the City of Chula Vista receives approximately 13.7% of the 1%
property tax collected on all of the property contained within the boundaries of Rancho del
Rey. This percentage figure represents the projected distribution from the tax rate area
(#1245) which covers the proposed Rancho del Rey Commercial Center site.
Property taxes were projected based on discussions with representatives of McMillin
Communities, as well as, assumptions developed by John McTighe & Associates. Because
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IN 500563-35
-
Table 13
-
ANNUAL OPERATING REVENUE
(IN 1992 $)
-
i< ...... .......< Existing Plan Proposed Plan Difference ($)
i. --
GENERAL FUND
Property Taxes $77,938 $72,846 ($5,091)
Sales and Use $71,874 $2,253,002 $2,181,128
Franchise Taxes $16,223 $16,223 0
Property Transfer $29,463 $27,539 ($1,925)
Utility Users $154,242 $35,867 ($118,376)
Business Licenses $20,730 $20,730 0
Investment Earnings $13,889 $142,855 $128,966
GENERAL FUND TOTAL $384,359 $2,569,062 $2,184,702
-
....
-
-
-
...
-
-
the property tax yield to the City is dependent on the assessed value of the property, a series
of computer models was developed which projected assessed value and property tax based
on various assumptions.
....
The assessed valuation for the major retail stores was based on the assumption that all
buildings would be classified as Class III-A construction and, therefore, would have a value
of $47.60 per square foot. The average values for the Employment Park uses were
determined from researching the assessed value of similar uses in the Chula Vista area.
Annual revenue to the City from property taxes assessed on proposed uses within the project
site was projected at $72,846 ($5,091 less than the existing plan).
-
-
-
Appendix B of Appendix 12.4, FISCAL STUDY, provides specific property tax projections
and a discussion of models used.
~-
-
-
3.5-10
IN 500563-3.5
-
.
Sales and Use Tax
Sales tax revenues for the Rancho del Rey Commercial Center were projected based on
. estimating the amount of taxable sales per square foot for the proposed uses. The City
receives the sales tax based on one percent of the taxable sales that take place within the
City limits. Information was gathered from a review of City sales tax receipts for similar
uses. Conservative estimates of sales per square foot were used for the balance of the retail
uses. Table 14, TAXABLE SALES AND CITY SALES TAX REVENUES, shows these
assumptions and calculations.
Table 14
TAXABLE SALES AND CITY SALES TAX REVENUE
Sales Tax . Related Taxable Sales per Total Annual >.AnnualCitySales
.....
to: Square Foot .. Taxable Sales Tax Revenue
...
Major 'A' $510 $63,892,800 $638,928
Major 'B-1' $250 $26,951,500 $269,515
Major 'B-2' $150 3,750,000 37,500
Major 'c' $805 $104,650,000 $1,046,500
Other Retail $150 $13,721,400 $137,214
Fast Food $200 $900,000 $9,000
Restaurant
Entertainment/
Recreation/Retail $100 $11.434.500 $114.345
TOTAL $225,300,200 $2,253,002
Sales tax related to Employment Park uses was assumed to be generated at the annual rate
based on $10.00 of taxable sales per square foot of building area. This amounted to $1,308
per acre per year of sales tax revenue related to existing plan Employment Park uses on
3.5-11
IN 50056~35
-
average, (a total annual operating revenue from sales and use tax of $2,181,128 less than the
proposed plan).
-
-
· Business Licenses
....
The City projected receiving $876,750 from business license tax revenues in 1991-92. This
amount has been calculated to average $376.91 per acre of land in the City utilized for
commercial or industrial purposes. This amount was multiplied by the number of acres of
commercial and industrial development within Rancho del Rey to project the amount
attributed to these uses. The proposed plan is projected to generate an annual operating
revenue from business licenses equal to that of the existing plan.
....
'-
""'"
· Franchise Taxes
Franchise Tax revenue is derived from taxes placed on cable television, sanitary and gas &
electric services provided within the City. The estimated City-wide revenue for 1991-92
from this source is $1,565,000.
...
-
The projections for this revenue source were based on a breakdown of the current charges
for each of the three utilities among residential and non-residential users and then on the
average per dwelling unit and/or developed non-residential uses. This results in an average
of $294.97 per acre of commercial and industrial land use. When compared to the existing
plan, revenues from franchise taxes are not anticipated to be greater or less with the
proposed plan.
...
-
....
Property Transfer Taxes
-
Property transfer tax revenue is based on a rate of $0.55 for each $1,000 of unencumbered
real property value transferred. To be conservative, the projections have been based on
50% of the projected value of turnover property transactions and 100% of new property
transactions. The existing plan is projected to generate $1,925 more than the proposed plan
in annual property transfer taxes.
-
..
-
Utility Users Tax
The City levies taxes on the consumption of natural gas and electricity and on the gross
revenue for telephone billings within the City. The current rates of these taxes are $0.0025
'-
-
3.5-12
IN 500563-3.5
...,
per kilowatt hour (KWH) of electricity, $0.00919 per therm of gas and 5% of the gross
telephone revenues.
Electricity and natural gas usage factors for retail, office and industrial land uses that were
derived in a Los Angeles study were used as the basis for estimating these rates. This
analysis has assumed retail space consumption of electricity of 15 KWH per square foot per
year and gas consumption of 0.75 therms per square foot per year. These rates of
consumption times the current tax rates yield a tax revenue of $0.0444 per square foot per
year of retail space. Assuming a 30% lot coverage of one story structure, this equates to
$580.12 per year per gross acre of retail land use.
Industrial uses were assumed to consume 50.1 KWH per square foot per year and 0.40
therms per square foot per year. This equates to $2,246.41 per acre, assuming 40% lot
coverage for industrial uses.
.....,J<o1
An average monthly retail phone bill was assumed to be $50.00 and average monthly
industrial phone bills were assumed to be $300.00. An average occupancy of 3.1 industrial
tenants per gross acre and 2.4 retail tenants per gross acre was assumed. This resulted in
the utility users tax on telephones equating to an average of $558 per gross acre of industrial
use and $72 per gross acre of retail use.
Annual operating revenue from utility users tax, as a result of the proposed plan, IS
projected at $35,867 ($118,376 less than the existing plan).
. Investment Earnings
The City places its idle funds in interest bearing investments. Generally, as a City's total
revenue increases, the amount of money available for investment also increases. This
analysis, however, has assumed that only the net positive difference between annual revenue
and expenditures would be available to earn interest. A rate of 6.5% has been assumed on
this balance. Therefore, the projections of interest earnings attributed to Rancho del Rey
represent 6.5% of the difference between the amount of total revenue and the amount of
total costs in anyone year. The proposed plan is anticipated to generate an annual
revenue from investment earnings of $128,966 greater than the existing plan.
Conclusions. The development of Rancho del Rey Commercial Center is projected to have
an overall positive fiscal impact on the City of Chula Vista. Cumulative operating revenues
are projected to exceed cumulative operating costs over the period of time analyzed. The
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IN 500563-3.5
..
Commercial Center's annual impact after buildout is projected to be a positive $2,340,620
per year in current 1992 dollars. This is an increase in the positive impact over what would
be expected if the area were to build out as Employment Park by $2,113,055.
-
-
The proposed Commercial Center development is expected to have a neutral effect on the
City's capital expenditures and revenues, in that the development would provide public
facilities financed either from the developer of the property or from the property itself
through the use of public debt mechanisms tied to the property (Le.1913 Act assessment
districts). The Rancho del Rey Public Facilities Financing Plan is expected to be revised
to cover any changes attributed to the amendment of the Rancho del Rey SPA I for the
Commercial Center. The Public Facilities Financing Plan will detail the methods to be used
to finance the affected public facilities.
"'
....
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-
-
Table 15, PROJECTED ANNUAL OPERATING REVENUES AND EXPENDITURES
(In Constant 1992 $), shows the projected combined operating funds costs and revenues over
the buildout period and for five years beyond. The funds included in this grouping are the
General Fund, Special Gas Tax, Traffic Safety Fund and State Library Act Fund.
-
-
...
Table 15
PROJECfED ANNUAL OPERATING REVENUES AND EXPENDITURES
(In Constant 1992 $)
....
-
Annual Annual Annual Net Revenue/Cost
Revenue Cost Impact Ratio
Existing Plan $384,360 $156,794 $227,565 2.45
Proposed Plan $2,569,062 $228,442 $2,340,620 11.25
-
...
..
Summary of Significant Impacts
-
As the Rancho del Rey Commercial Center is projected to have an overall positive fiscal
impact on the City of Chula Vista, no significant adverse impacts have been identified.
..-"
..
3.5-14
IN 500563-3.5
...
PROPOSED MITIGATION
No significant impacts have been identified, therefore, no mitigation measures are required
or recommended.
UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable significant impacts have been identified.
"'
3.5-15
IN 500563-3.5
.:--
.~.....
3.6 TRAFFIC/CIRCULATION
The purpose of this section is to analyze the expected impacts and mitigation measures for
the project as well as the cumulative impacts of the revised Rancho del Rey project. This
traffic section is supplementary to the previous traffic study performed in 1987 by Urban
Systems Associates, Inc. and reviewed by Willdan Associates in April 1987, for the approved
Environmental Impact Report of the original Rancho del Rey project. This traffic update
is based on the June 15, 1992 Rancho del Rey SPA I Amendment Traffic Analysis prepared
by JRK and Associates (refer to Appendix 12.5, TRAFFIC/CIRCULATION STUDY).
This section presents a comparison of the Proposed Commercial Center trip generation
potential to the trip generation value for the site under the following development scenarios
which have been approved by the City of Chula Vista: 1) Interim (Pre-SR 125) TPP
Approved Projects without Modified Project; 2) Interim (Pre-SR 125) TPP Approved
Projects with Proposed Project; 3) General Plan Buildout without Modified Project; and 4)
General Plan Buildout with Proposed Project. For purposes of the impacts analysis for the
proposed project, all four scenarios have been analyzed in this section. It is important to
recognize that the land use development scenarios for this site (as defined above) which are
analyzed in this section, form the basis for determining the impact of the proposed Project.
Thus, the "Approved Projects" scenario land use assumption and the adopted General Plan
Buildout land use assumption represent base conditions for identifying project impacts and
ultimately recommending project related mitigation measures. The "Approved Projects"
scenario, as developed by the City of Chula Vista Planning Department was utilized in the
TPP interim (Pre-SR 125) condition. For this TPP analysis the "Approved Projects" version
of projected land use for the Rancho del Rey I site was coded into a transportation analysis
zone (T AZ) in the TPP travel forecast model. This T AZ included the bowling alley, car
wash and industrial business park, which are additional uses beyond the approximately 55
acre commercial center project analyzed in this EIR.
The "Approved Projects" and "General Plan Buildout" scenarios utilized the Transportation
Phasing Plan (TPP). The purpose of the Transportation Phasing Plan is to define the
transportation infrastructure improvements required for new development projects in the
Eastern Territories. The TPP incorporates all existing and approved development projects
in the Eastern Territories and estimates the level of daily and peak hour traffic demand on
the circulation network.
3.6-1
IN 500563-3.6
-
EXISTING CONDITIONS
-
Sllmm;ny of Previous EIR
...
Existing regional access to the Rancho del Rey project vicinity was provided by 1-805 via
interchanges with East "H" Street, Bonita Road and Telegraph Canyon Road. Direct access
to the project site was provided via East "H" Street.
.;;,j
......
East "H" Street varied from two to four lanes in width and carried 29,300 ADT west of 1-
805 and 30,800 ADT east of 1-805. East "H" Street was planned as a six-lane prime arterial
from 1-805 east to Otay Lakes Road. There were existing traffic signals at the intersections
of East "H" Street and Otay Lakes Road, East "H" Street and Hidden Vista Drive, East "H"
Street and Paseo del Rey, and East "H" Street and the 1-805 northbound ramps.
-
...
Current Conditions
....
The proposed project is located in the easternmost portion of the City of Chula Vista and
is situated on "H" Street between Terra Nova Road and Paseo Ranchero. The study area
for this project is bordered by Broadway to the west, Otay Lakes Road to the east, State
Route 54 (SR 54) to the north and Telegraph Canyon Road to the south.
'-
-.
In order to correlate numerical traffic-volume data to subjective descriptions of traffic
performance at intersections, the concept of "Level of Service" is utilized. This analysis of
flow examines the operating conditions of critical intersections during peak flow periods.
In rating an intersections' ability to accommodate peak hour traffic volumes, LOS A through
F are used; LOS A indicates little or no congestion and LOS F indicates severe congestion.
The LOS is related to the ratio of intersection capacity to intersection use, or "intersection
capacity utilization", (lCU). For the analysis of major signalized intersections under existing
conditions, the City of Chula Vista Traffic Engineering Division Guidelines for Preparing
Traffic Impact Studies recommends that existing operating conditions at signalized
intersections be maintained at LOS D or better during either A.M. or P.M. peak hours. For
roadway segments, the City of Chula Vista General Plan Circulation Element recommends
that arterial segments maintain Levels of Service (LOS) C or better. However, the actual
functional capacity of roadway facilities are based on the ability of arterial intersections to
accommodate peak hour volumes.
-
,
-
-
...
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-
..
3.6-2
IN 500563-3.6
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Existin& Year 1991 Conditions. This analysis of the existing study area freeway and arterial
segments as well as major signalized intersections is provided to indicate existing circulation
network deficiencies and areas requiring improvements.
Sewnent Capacity Analvsis. Average daily traffic (ADT) volume data were taken from the
"Traffic Flow Summary Report" prepared by the City of Chula Vista in November 1991.
Arterial levels of service (LOS) were calculated based on a comparison of the ADT values
and the functional classification of the roadway and the recommended maximum ADT
volumes (refer to Table 2.1 in Appendix 12.5 of this EIR which indicates segment capacity
and LOS standards for ADT traffic volumes). Table 16, EXISTING YEAR 1991
AVERAGE DAILY TRAFFIC VOLUMES AND SEGMENT PERFORMANCE
SUMMARY, provides a summary of the operating performance of each major study area
roadway segment. The roadway segment on East "H" Street between Hilltop Drive and
Hidden Vista Drive exceeds the maximum recommended ADT volume (using overall
planning guidelines) for its functional classification at LOS D or worse.
Signalized Intersection Capacity Analvsis. Traffic volume counts from previous traffic studies
completed in the study area in 1991 indicate that the following intersections operate below
the City of Chula Vista Traffic Engineering Division's minimum peak hour operating
threshold value of LOS D during the P.M. peak hour: "H" Street/Hilltop Drive operates
at LOS E and East "H" Street/Hidden Vista Drive operates at LOS E.
No intersections exceeded the minimum threshold value during the A.M. peak hour. Based
on the segment and intersection capacity analysis that was conducted, the roadway segments
and intersections located on "H" Street/East "H" Street between Hilltop Drive and Hidden
Vista Drive will require some form of mitigation with or without the construction of any
further development projects in Eastern Chula Vista.
IMPACTS
Summary of Previous EIR
The Specific Plan was approved for a total of 44,322 trips while SPA I was proposed to
generate 41,054 trips for the same area. This represented a decrease in trip generation of
about seven percent which was caused by a reduction in acreage planned for the
Employment Park plus the varied density planned for the residential element of the
proposed SPA I Plan.
3.6-3
IN 500563-3.6
-
Table 16
-
EXISTING YEAR 1991 AVERAGE DAILY TRAFFIC VOLUMES AND
SEGMENT PERFORMANCE SUMMARY
...
-
.....
1-805 -
State Route 54 to Bonita Road Freeway (8 LN) 157,000 Under
Bonita Road to East "H" Street Freeway (8 LN) 145,000 Under
East "H" Street to Telegraph Canyon Road Freeway (8 LN) 131,000 Under i..oo
H Street
1-5 to Broadway Major (4 LN) 27,810 Under
Broadway to Fourth Avenue Major (4 LN) 25,040 Under -
Fourth Avenue to Third Avenue Major (4 LN) 26,470 Under
Third Avenue to Second Avenue Major (4 LN) 26,470 Under
Second Avenue to First Avenue Major (4 LN) 26,350 Under
First Avenue to Hilltop Drive Major (4 LN) 29,500 Under -
Hilltop Drive to 1-805 Major (4 LN) 36,670 Over
1-805 to Hidden VISta Drive Prime (6 LN) 52,000 Over
Hidden Vista Drive to Paseo del Rey Prime (6 LN) 33,700 Under ...
Paseo del Rey to Paseo Ranchero Prime (6 LN) 25,000 Under
Paseo Ranchero to Otay Lakes Road Prime (6 LN) 34,700 Under
L Streetffelegraph Canyon Road -
1-805 to Crest Drive/Oleander Avenue Prime (6 LN) 33,500 Under
Crest Drive/Oleander Avenue to Paseo del Rey Major (4 LN) 26,600 Under
Paseo del Rey to Medical Center Drive Major (4 LN) 20,800 Under "'"
Medical Center Drive to Paseo Ranchero Major (4 LN) 20,100 Under
Paseo Ranchero to Otay Lakes Road Collector (3 LN) 18,100 Under
Crest Drive/Oleander Avenue -
Douglas Street to Telegraph Canyon Road Collector (3 LN) 2,180 Under
Paseo del Rey "'-
East "H" Street to Telegraph Canyon Road Collector (4 LN) 7,900 Under
Otay Lakes Road
Bonita Road to East "H" Street Major (4 LN) 20,100 Under ....
East "H" Street to Telegraph Canyon Road Major (4 LN) 17,500 Under
1. Bold print indicates critical freeway and arterial segments which currently operate below the City of
Chula Vista Traffic Engineering Division minimum ADT volume operating threshold values for long- -
range planning purposes.
Source: City of Chula Vista "1991 Traffic Flow Summary" dated December 18, 1991, JHK & Associates -
vpd = vehicles per day
"...
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3.6-4 IN 500563-3.6 .-
Recent revisions (March 1987) have increased the total number of average daily trips by 376
over the 41,054 ADT figure. This increase of less than 4 percent was not considered a
significant or substantial increase and did not warrant a modification to the traffic analysis
(Willdan 1987).
Peak Hour Analysis at I-80S/East "H" Street Interchange. The East "H" Street northbound
off-ramp intersection was projected to operate at least at LOS "C" during the horizon year
(1993) morning (A.M.) peak hour. The eastbound and northbound off ramp traffic flows
were projected to operate less than the P.M. peak hour flows, and would therefore have
decreased the intersection utilization projected for the P.M. peak hour, which was projected
to result in LOS "C" at the ramp intersection. Widening East "H" Street in the eastbound
direction would have improved the LOS in that direction.
Other impacts identified in the SEIR include:
'~
The phased development of the Rancho del Rey SPA I may have been
accommodated without any uninitiated transportation impacts provided the
recommended street system was constructed.
· The phased street system improvements necessary to accommodate the phased
development of SPA-I included widening East "H" Street to six lanes from 1-805 to
Otay Lakes Road, along with modifications to the "H" Street/I-80S intersection at
both Bonita Road and Telegraph Canyon Road.
With interchange improvements and the widening of East "H" Street for eastbound
traffic, LOS "D" was projected for East "H" Street west of the project.
Analysis of Revised Development Plan
Since the commission of the Rancho del Rey I SPA Amendment Project, the Kaiser Medical
Center has been approved. This approval was contingent on the limitation of the level of
trip generation to approximately the level approved under the TPP as an Approved Project
under Eastlake I. Thus, the same number of trips will be generated under the Kaiser
Medical Center as was approved for the Eastlake Commercial Center. However, since the
type of land use has changed for this portion of the Eastlake I SPA, the peaking
characteristics of trips to be generated from this site has also changed. The originally
approved commercial center would experience high peak hour trip generation factors (10%
to 12% in the AM and PM peak hours), while the Medical Center facility would generate
3.6-5
IN 50056~3.6
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lower peak hour trips (Approximately 7% in the AM and PM peak hours). Thus, even
though the average daily traffic volumes (ADT) are expected to remain the same, the
impacts from this portion of the Eastlake I project site assumed in the evaluation of
cumulative impacts contained in this report are representative of the "worst case" analysis
and a reanalysis of the Interim (Pre-SR 125) TPP Approved Project conditions is deemed
unnecessary for inclusion in this document.
-
.....
-
Interim (Pre SR-l25) Impact Analysis Without Modified Project (Base Condition). This
development scenario represents approximately 193,230 additional daily trips in Eastern
Chula Vista. The original land use of this proposed project area comprises approximately
13,380- daily trips or 7 percent of the entire TPP trip generation forecast under the current
land use assumption for this site. The "Approved Project" scenario travel forecast model
formed the future base condition. It is assumed that circulation improvements which are
necessary to accommodate the "Approved Projects" volume conditions would be provided
with or without the Proposed Rancho del Rey SPA I Amendment Project. Thus, any
deterioration in the performance of the future circulation system beyond the levels reported
in this chapter are considered project related impacts.
--
.....
..
'-
-
-
Segment Cavacity Analvsis. Arterial levels of service (LOS) were calculated based on a
comparison of the ADT values and the functional classification of the roadway as well as
the maximum recommended ADT values. The following roadway segments including
Interstate 805 from State Route 54 to Telegraph Canyon Road, "H" Street from Hilltop
Drive to 1-805, and Telegraph Canyon Road from 1-805 to Crest Drive/Oleander Avenue
exceed the maximum recommended ADT volumes for their functional classification (refer
to Table 17, PLANNED TPP "APPROVED PROJECTS WITHOUT MODIFIED
PROJEIT' (PRE-SR 125) SEGMENT PERFORMANCE SUMMARY WITH ADOPTED
SPA AMENDMENT AREA DAILY TRIP CONTRIBUTION, which shows a summary of
the results of the TPP segment capacity analysis).
~ .
...
-
-.
-
"""
Signalized Intersection Cavacity Analvsis. To analyze the Interim (Pre-SR 125) conditions of
the critical signalized intersections within the study area, A.M. and P.M. peak hour traffic
volume counts from the TPP report were used. Figure 4-3 in Appendix 12.5 of this
document shows the location of the major signalized intersections analyzed under the
Interim (Pre-SR 125) condition analysis. The intersection geometries are shown in Figure
4-4, also found in Appendix 12.5, TRAFFIC/CIRCULATION STUDY. Table 18,
PLANNED TPP "APPROVED PROJECTS WITHOUT MODIFIED PROJECT" (PRE-SR
125) BASE CONDITION INTERSECTION PERFORMANCE CRITERIA (A.M. PEAK
HOUR), and Table 19, PLANNED TPP "APPROVED PROJECTS WITHOUT
-
....
-
-.
-
3.6-6
IN 500563-3.6
-
MODIFIED PROJECT" (PRE-SR 125) BASE CONDITION INTERSECTION
PERFORMANCE SUMMARY (P.M. PEAK HOUR), summarize the Interim (PRE.SR
125) base condition A.M. and P.M. peak hour operating conditions at the major signalized
intersections in the study area. Under the Interim (PRE-SR 125) base condition without
~, the modified project, the network classifications and intersection geometries recommended
by the TPPresult in acceptable peak hour levels of service at all study area intersections.
Summary-Interim (Pre-SR 125) Base Conditions. These analyses revealed that geometric
requirements are necessary to fully mitigate the cumulative peak hour volume loadings
associated with the planned. TPP (refer to Figure 4-4 in Appendix 12.5,
TRAFFIC/CIRCULATION STUDY). The remainder of this Interim traffic analysis
assumes that these intersection improvements will be in place prior to the implementation
of the proposed SPA I Amendment Project.
Relationshio to Threshold Standards. As the development of this project occurs in phases,
the annual Traffic Monitoring Program will be conducted by the City of Chula Vista in
conformance with the requirements of the Growth Management Plan. This annual Traffic
Monitoring Program is intended to insure that Threshold Standards as documented by the
Growth Management Plan are not exceeded. Thus, the timing for implementing any of the
required geometric improvements shown on Figure 4-4, in Appendix 12.5,
1RAFFIC/CIRCULATION STUDY, must be determined by the City.
Interim (Pre-SR 125) Impact Analysis with Proposed Project. The planned geometric
configuration of the circulation system and signalized intersections within the study area for
this Rancho del Rey I SPA Amendment Traffic Analysis, resulting from the implementation
of the "Approved Projects" in Eastern Chula Vista, formed the basis for determining project
impacts. The following analysis has been prepared to document the impact of the increase
in trip generation from the SPA Amendment Area and the remainder of the Rancho del
Rey SPA I.
.L..>_
Segment Caoacity Analvsis. To analyze the Interim~(Pre-SR 125) with the proposed project
conditions on study area freeway and arterial segments, ADT volume data were taken from
the TPP report and modified to include project trips. Arterial levels of service were
calculated based on a comparison of the ADT values and functional classification of the
roadway and the recommended maximum ADT volumes. The projected SPA Amendment
Area site traffic distribution percentages of project generated traffic that was added to the
3.6-7
IN 50056~3.6
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Table 18
-
PLANNED TPP "APPROVED PRorncrs WITHOUT MODIFIED PROrnIT'
(PRE-SR 125) BASE CONDmON
INTERSECI10N PERFORMANCE SUMMARY (AM PEAK HOUR)
....
..
-
1. H Street Fourth Avenue 22.8
2. H Street Third Avenue 23.8
3. H Street Second Avenue 11.7
4. H Street First Avenue 11.7
5. H Street Hilltop Drive 19.5
6. East "H" Street SB I-80S Ramps 8.8
7. East "H" Street NB I-80S Ramps 12.2
8. East "H" Street Hidden Vista Drive 19.0
9. East "H" Street Terra Nova Road 10.4
10. East "H" Street Del Rey Boulevard 10.2
11. East "H" Street Paseo del Rey (Western Access
Point) 39.9
12. East "H" Street Avila Rey (Central Access Point) (1)
13. East "H" Street Tierra del Rey (Eastern Access
Point) 18.6
14. East "H" Street Paseo Ranchero 17.9
15. East "H" Street Otay Lakes Road 24.9
16. Bonita Road Otay Lakes Road 18.0
17. Telegraph Canyon Road SB 1-805 Ramps 13.0
18. Telegraph Canyon Road NB 1-805 Ramps 31.4*
19. Telegraph Canyon Road Halecrest Drive 11.1
20. Telegraph Canyon Road Crest Drive/Oleander Ave 29.4
21. Telegraph Canyon Road Paseo del Rey 20.6
22. Tele a h Can on Road Ota Lakes Road 16.0
C
C
B
B
C
B
B
C
B
B
..
-
-
-
D
-
C
C
C
C
B
-
-
D*
B
D
C
C
-
-
1.
Indicates intersection which would not exist under the TPP Without Modified Project condition.
-
*
The Northbound on-ramp to 1-805 will require special design treatment to accommodate
overlap phasing for the westbound double right turn movement. This special design treatment
may include ramp widening and lengthening.
"""
These analyses revealed that the geometric requirements are necessary to fully mitigate the
cumulative peak hour volume loadings associated with the TPP.
-
Source: JHK & Associates.
sec/veh = seconds per vehicle
...
3.6-10
IN 500563-3.6
....
Table 19
PlANNED TPP "APPROVED PROJECTS WTIHOUT MODIFIED PROJEer'
(PRE-SR 125) BASE CONDmON
'INTERSECTION PERFORMANCE SUMMARY (PM PEAK HOUR)
Iii . . 'Intersection
F.IW Street N/SStI"eea: . . ) [)clay.
(sec/veh)
1. H Street Fourth Avenue 37.1
2. H Street Third Avenue 32.6
<- ~,
3. H Street Second Avenue 15.9
4. H Street First Avenue 15.2
5. H Street Hilltop Drive 26.6
6. East "R" Street SB 1-805 Ramps 14.5
7. East "R" Street NB 1-805 Ramps 17.3
8. East "H" Street Hidden Vista Drive 24.7
9. East "H" Street .. Terra Nova Road 9.1
10. East "H" Street Del Rey Boulevard 9.0
11. East "H" Street Paseo del Rey (Western Access
Point) 38.9
12. East "R" Street Avila Rey (Central Access Point) (1)
13. East "R" Street Tierra del Rey (Eastern Access
Point) 27.3
14. East "H" Street Paseo Ranchero 23.8
15. East "R" Street Otay Lakes Road 23.1
16. Bonita Road Otay Lakes Road 24.3
17. Telegraph Canyon Road SB 1-805 Ramps 14.0
18. Telegraph Canyon Road NB 1-805 Ramps 24.4*
19. Telegraph Canyon Road Halecrest Drive 11.5
20. Telegraph Canyon Road Crest Drive/Oleander Ave 37.8
21. Telegraph Canyon Road Paseo del Rey 23.0
22. Telelrranh Canvon Road Otav Lakes Road 27.1
~I
D
D
C
C
D
B
C
C
B
B
D
D
C
C
C
B
C.
B
D
C
D
1. Indicates intersection which would not exist under the Interim (PRE-SR 125) Without Modified Project
condition.
*
--'
The Northbound on-ramp to 1-805 will require special design treatment to accommodate
overlap phasing for the westbound double right turn movement. This special design treatment
may include ramp widening and lengthening.
These analyses revealed that the geometric requirements are necessary to fully mitigate the
cumulative peak hour volume loadings associated with the TPP.
Source: JHK & Associates.
sec/veh = seconds per vehicle
3.6-11
IN 500563-3,6
-
TPP base condition can be found on Figure 6.1 in Appendix 12.5, TRAFFIC/
CIRCULATION STUDY. Table 20, PLANNED TPP "APPROVED PROJECTS WITH
MODIFIED PROJECT' (PRE-SR 125) SEGMENT PERFORMANCE SUMMARY WITH
DAILY TRIP CONTRIBUTION FROM PROPOSED SPA. AMENDMENT AREA,
provides a summary of the operating performance of each major study area freeway and
arterial segment and a comparison with the TPP base.. The following roadway segments are
expected to exceed the maximum recommended ADT volume for their functional
classifications as a result of the TPP base conditions or impacts related to the increased
level of traffic activity associated with the proposed project: Interstate 805 from SR 54 to
Telegraph Canyon Road, "H" Street from Hilltop Drive to Hidden Vista Drive, and
Telegraph Canyon Road from 1-805 to Crest Drive/Oleander Avenue.
-
....
-
-
...
-
SifJnalized Intersection Caoacity Analvsis. To analyze the Interim (Pre-SR 125) with Proposed
SPA Amendment conditions of the critical signalized intersections within the study area,
A.M. and P.M. peak hour traffic volume counts taken from the TPP report were modified
to include project traffic. The same intersections that were analyzed under the Interim (Pre-
SR 125) Impact Analysis without the proposed Project were reanalyzed with project traffic
added to the network. Figures 4-3 and 6-3 (refer to Appendix 12.5,
TRAFFIC/CIRCULATION STUDY), show the intersection locations and geometries used
for this analysis. Table 21, INTERIM (PRE-SR 125) PROPOSED PROJECT CONDITION
INTERSECTION PERFORMANCE SUMMARY (AM PEAK HOUR), and Table 22,
INTERIM (PRE-SR 125) PROPOSED PROJECT CONDITION INTERSECTION
PERFORMANCE SUMMARY (PM PEAK HOUR), summarize the Interim (PRE-SR 125)
with the proposed SP A Amendment A.M. and P.M. peak hour conditions at the major
signalized intersections in the study area. Additionally, Tables 21 and 22 compare the TPP
Base ''without'' and the TPP Base "with" the proposed SPA Amendment conditions. The
following intersections exceed the City of Chula Vista Traffic Engineering Divisions
minimum peak hour operating threshold value of LOS D: East "H" Street/Paseo del Rey
(western access point) at LOS E and Telegraph Canyon Road/Paseo del Rey at LOS F
during the A.M. peak hour and East "H" Street/Paseo del Rey (western access point) at
LOS F, East "H" Street/Tierra del Rey (eastern access point) at LOS F, Telegraph Canyon
Road/Crest Drive/Oleander Avenue at LOS E, and Telegraph Canyon Road/Paseo del Rey
at LOS E during the P.M. peak hour. Under Interim (Pre-SR 125) Conditions with the
Proposed Project the intersection geometrics recommended for the TPP base condition
provide adequate capacity to serve the increased traffic generation from the site and allow
acceptable peak hour Levels of Service to all study area intersections.
...
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3.6-12
IN 500563-3.6
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Model Peiformance. As indicated in Table 23, TRIP GENERATION, the project Traffic
Study is based on a total trip generation of 44,952 ADT. This figure includes 7,916 ADT
for the existing onsite bowling alley, approved onsite car wash and adjacent industrial parcel;
therefore, the proposed Commercial Center would result in the generation of 37,036 ADT
(44,952 ADT minus 7,916 ADT for approved uses). This is an increase of 23,656 ADT over
the approved onsite Employment Park uses (37,036 project ADT minus 13,380 ADT for
Employment Park). However, the TPP traffic model figured project generated traffic and
land uses by the following: 44,952 ADT (Commercial Center plus existing/approved
bowling alley, car wash and industrial uses) minus the 13,380 for the Employment Park uses
for a project difference of 31,572 ADT. This figure, however, includes the previously
mentioned 7,916 ADT from the approved/existing bowling alley, car wash and industrial
uses. This traffic analysis is based on an ADT increase of 31,572 beyond the Employment
Park uses to represent a worst case impact scenario and to accommodate TPP model
requirements. (Please note, however, the actual increase is 23,656 ADT). This additional
traffic of 31,572 represents an increase of approximately 236% over the previously approved
value of 13,380 trips under the original Rancho del Rey SPA I (this increase could also be
viewed as a decrease of 18,192 ADT or 58% from tHe 31,572 ADT). Tables 23, TRIP
GENERATION RANCHO DEL REY SPA I AMENDMENT AREA, documents the
estimated trip generation for the proposed project site. It also documents the peak hour
level of traffic activity which is estimated for the project site. The impact of an additional
31,572 daily trips on this segment of East "H" Street as well as the entire Eastern Chula
Vista circulation network was anticipated to be significant. However, the travel forecast
model that was used to define the future travel conditions in Eastern Chula Vista for this
project indicates a more balanced condition in this region of Chula Vista in terms of
production and attractions. The previous use for this site consisted primarily of a light
industrial Employment Park (76 acres) and a neighborhood shopping center (7 acres). The
change in land use from employment center to commercial center has resulted in a different
set of travel patterns in this region of Chula Vista. The heavy concentration of residential
units in Eastern Chula Vista which produce high levels of daily trip activities were attracted
to this site to satisfy a large number of the shopping related trips which are projected to
occur on a daily basis. Plus, this proposed commercial center assisted in reducing the longer
employment type trip associated with the previously approved project for the site, and
substitutes those longer employment type trip associated with the previously approved
project for the site, and substitutes those longer employment trips with shorter local
shopping related trips. The substitution of these shorter trips resulted in travel patterns
creating balanced network volumes in Eastern Chula Vista and retains a significantly higher
percentage of local shopping trips than previously tested.
3.6-19
IN 500563-3.6
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Summary - Interim fPre-SR 125) Conditions. These analyses revealed that the geometric
requirements which will be provided by the TPP base condition are not fully adequate to
serve the increased traffic levels resulting from the implementation of the Proposed SPA
Amendment Project. However, with implementation of the proposed mitigated intersection
geometries, all intersections under the proposed project conditions would operate in
conformance with the City of Chula Vista adopted threshold standards of LOS D or better
during the A.M. and P.M. peak hours. Thus, no additional project related intersection
impacts will occur under Interim (Pre-SR 125) conditions with the proposed project. This
finding assumes that the intersection improvements recommended for the TPP base
condition will be in place prior to construction of the proposed Rancho del Rey SPA I
Amendment Project prior to their need based on the report of cumulative development
which is monitored on an annual basis by the City of Chula Vista via the Growth
Management Plan.
Relationshiv to Threshold Standards. As the development of this project occurs in phases,
the annual traffic monitoring program will be conducted by the City of Chula Vista in
conformance with the requirements of the Growth Management Plan. This annual traffic
monitoring program is intended to insure that Threshold Standards, as documented by the
Growth Management Plan, are not exceeded. Therefore, the timing for implementing the
required geometric improvements, shown on Figure 6-3, in Appendix 12.5,
TRAFFIC/CIRCULATION STUDY, must be determined by the City of Chula Vista prior
to the point in time when the demand for these improvements is generated by cumulative
development, including this SPA Amendment Project.
General Plan Buildout Impact Analysis Without Modified Project (Base Condition). For
the accurate determination of impacts resulting from the approval of the proposed Rancho
del Rey SPA I Amendment at Buildout it was necessary to establish the Buildout "No
Project" conditions in the study area. For the buildout time-frame, the adopted Chula Vista
General Plan land use and circulation network conditions were used to define the base
condition, which included the original Rancho del Rey SPA I Amendment. In summary, any
deterioration in the performance of the buildout circulation system beyond levels reported
here is considered a project-related impact. However, it is assumed that circulation
improvements whieh are necessary to accommodate the General Plan Buildout volume
conditions would be provided with or without the proposed Rancho del Rey SPA I
Amendment Project.
Since the adoption of the Chula Vista General Plan in 1989, a series of General Plan
Amendment projects have been approved by the City of Chula Vista, including the recent
3.6-21
IN 500563-3.6
..
-
approval of the Kaiser Medical Center as part of the Eastlake I SPA Amendment project.
In addition to various amendments to the General Plan, the City of Chula Vista has also
approved a variety of projects which are in conformance with the Chula Vista General Plan.
. The approval" of these projects modifies the level of traffic generation that was forecasted
on the Adopted General Plan, due to the fact that the General Plan forecast was based on
General Plan level of land use allocation- and trip generation rather than project-specific
information.
-
-
-
For the purposes of conducting cumulative analysis on the General Plan Buildout condition,
it is not recommended that the General Plan be updated upon the approval of each and
every SPA project or SPA Amendment project. This recommendation is supported by the
fact that the Chula Vista General Plan Circulation Element was based on the coding of land
use estimates at the highest allowable intensity within the range of densities called for in the
General Plan. The use of highest density reflected a conservative estimation of cumulative
traffic volumes for long-range transportation planning in the General Plan. Thus, the
General Plan forecast typically generates cumulative traffic volumes in excess of volumes
that would result from periodic updates to the General Plan, incorporating approved SPA
projects and approved SPA Amendment projects. For consistency purposes, then it is
recommended that the Buildout analysis of specific SPA projects or SPA Amendment
projects utilize the Adopted General Plan as the base for cumulative analysis. A true
updating of the existing General Plan to incorporate city approvals will occur in the mid-
1990s when the General Plan is reviewed and updated by the City Planning Department.
-
-
-
-
-
-
Segment CaDacity Analvsis. To analyze the buildout conditions on study area freeway and
arterial segments, ADT volume data were taken from the Chula Vista General Plan
Circulation Element results based on the Combined Southbay Transportation Model
provided by SANDAG. Arterial levels of service (LOS) were calculated based on a
comparison of the ADT values and the functional classifications of roadways as well as the
maximum recommended ADT volumes (refer to Table 2.1, in Appendix 12.5,
TRAFFIC/CIRCULATION STUDY). Figure 7-2, also m Appendix 12.5,
TRAFFIC/CIRCULATION STUDY, shows the adopted General Plan Circulation Element
network alignments and functional classification of roadways analyzed under this condition.
Table 24, GENERAL PLAN BUILDOUT WITHOUT MODIFIED PROJECT (BASE
CONDITION) SEGMENT PERFORMANCE SUMMARY WITH ADOPTED SPA
AMENDMENT AREA DAILY TRIP CONTRIBUTION, provides a summary of the
General Plan Buildout segment capacity analysis and performance criteria. The following
roadway segments exceed the maximum recommended ADT volume for their functional
classification: I-80S from SR 54 to Telegraph Canyon Road (3 segments), "H" Street from
-
-
-
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-
-
3.6-22
IN 500563-3.6
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Hilltop Drive to Hidden Vista Drive (2 segments), and Future SR 125 from SR 54 to San
Miguel Road.
Signalized Intersection Capacity Analvsis. All major study area signalized intersections were
screened using the intersection screening methodology to analyze total daily entering
volumes and identify potential impacts. Using this screening analysis technique, no high
volume intersections were found under the General Plan Buildout Without Modified Project
(Base Condition).
General Plan Buildout Impact Analysis with Proposed Project. The planned geometric
configuration of the circulation system and signalized intersections within the study area
based on the Chula Vista General Plan have formed the basis for determining project
impacts. The following documents the impact of the increase in trip generation from the
SPA Amendment Area and the remainder of the Rancho del Rey SPA I Amendment Area
totalling 35,672 daily trips.
Segment Capacity Analvsis. To analyze the General'Plan Buildout with proposed SPA
Amendment Project conditions on the study area freeway and arterial segments, the General
Plan Circulation Element was modified by replacing the original land use assumptionswithin
the SPA Amendment Area with the land use assumptions of the proposed Project. Based
on these assumptions, the Combined Southbay Transportation Model was remodelled and
forecasted ADTvolumes were provided by SANDAG. Arterial and freeway levels of service
were calculated based on a comparison of the ADT values and functional classification of
roadways as well as the recommended maximum ADT volumes. Figure 8-1 in Appendix
12.5, TRAFFIC/CIRCULATION STUDY, shows the percentages of project generated
traffic that was added to the General Plan Buildout base condition and Figure 8.2, also in
Appendix 12.5, TRAFFIC/CIRCULATION STUDY, shows the General Plan Buildout with
project operating conditions. Table 25, GENERAL PLAN BUILD OUT WITH SPA
AMENDMENT PROJECT SEGMENT PERFORMANCE SUMMARY WITH DAILY
TRIP CONTRIBUTION FROM PROPOSED SPA AMENDMENT AREA, provides a
summary of the operating performance for each "major study area freeway and arterial
segment and a comparison with the General Plan Buildout base. The following roadway
segments are expected to exceed the maximum recommended ADT volume for their
functional classifications: I-80S from SR 54 to Telegraph Canyon Road (3 segments), "H"
Street from Hilltop Drive to Hidden Vista Drive (2 segments), and Future SR 125 from SR
54 to San Miguel Road. No additional project-related segment impacts were found under
the General Plan Buildout under the proposed project condition.
3.6-25
IN 500563-3.6
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Signalized Intersection Caoacity Analvsis. To analyze the General Plan Buildout with the
proposed SPA Amendment project conditions of the major signalized intersections within
the study area, forecasted ADT volumes were taken from the Combined Southbay
Transportation Model.
-
-
-
All major signalized intersections analyzed under the General Plan Buildout base condition
were reanalyzed with project traffic added to the network to analyze total daily entering
volumes and identify potential impacts. Using the screening analysis to analyze total daily
entering volumes and potential impacts, no intersections were forecasted to operate with
entering volumes greater than 65,000 ADT which is the maximum desirable ADT volume
for at-grade intersections. In addition, the HCM intersection operational analysis for
determining peak hour level of service was utilized for the following six intersections
adjacent to the project site on East "H" Street: "H" Street/Hilltop Drive, East "H"
Street/Hidden Vista Drive, East "H" Street/Paseo del Rey, East "H" Street/Avila Way, East
"H" Street/Tierra del Rey, and East "H" Street/Otay Lakes Road.
...
-
-
...
Table 26, GENERAL PLAN BUILDOUT WITH PROPOSED SPA AMENDMENT
AREA PROJECT INTERSECTION PERFORMANCE SUMMARY, summarizes the AM
and PM peak hour levels of service at these intersections for the General Plan Buildout with
SPA Amendment Project scenario. As shown on this table, three of the six critical
intersections selected for peak hour analysis are forecasted to operate below the adopted
threshold standard of LOS D during the AM and PM peak hours. The intersections
anticipated to operate below the adopted threshold standard of LOS D include the
following: "H" Street/Hilltop Drive at LOS E, East "H" Street/Paseo del Rey at LOS F, and
East "H" Street/Tierra del Rey at LOS F during the P.M. peak hour.
-
-
-
...
-
Model Perfonnance. This project results in an increase in daily trip generation from the
project site of approximately 35,672 daily trips (please see discussion under previous Model
Performance section). This additional traffic represents an increase of approximately 384%
over the previously approved value of 9,280 trips under the original Rancho del Rey I SPA.
The impact of an additional 35,672 daily trips on this segment of East "H" Street as well as
the entire Eastern Chula Vista circulation network was anticipated to be significant.
However, the travel forecast model that was used to define the future travel conditions in
Eastern Chula Vista for this project indicates a more balanced condition in this region of
Chula Vista in terms of production and attractions. The previous use for this site consisted
primarily of single family residential (16 units), light industry Employment Park (70 acres),
and a neighborhood park (4 acres). The change in land use from a mixed use
residential/light industrial center to commercial center has resulted in a different set of
-
-
-
-
...
3.6-28
IN 500563-3.6
-
Table 26
GENERAL PlAN BUllDOUT WITH PROPOSED SPA AMENDMENT AREA
PROrnCf INTERSECTION PERFORMANCE SUMMARY
"H" Street Hilltop Drive
East "H" Street Hidden Vista Drive
East "H" Street Paseo del Rey
East "H" Street Avila Way ..
East "H" Street Tierra del Rey
East "H" Street Otay Lakes Road
Intersection
Delay
. (sec/veb)l
30.0
16.1
36.1
8.8
375
24.3
PM Peak Hour3
With PropoSed Project
Intersection .
Delay
(sec/veb)l
46.2
D
C
D
B
D
C
E
34.4
(1)
17.9
61.8
23.3
D
F
C
F
C
1
When the volume to capacity ratio is greater than 1.20, delay equation is invalid.
2
Bold print indicates critical signalized intersections which currently operate below the City of Chula Vista Traffic
Engineering Division's minimum peak hour operating threshold value of Level of Service D.
3
These calculated intersection delay values and LOS assume the same intersection geometric configurations used for the
Interim (PRE-SR 125) with the proposed project condition.
Source: JHK & Associates
sec/veh = seconds per vehicle
LOS = Level of Service
3.6-29
IN 500563-3.6
-
travel patterns in this region of Chula Vista. The heavy concentration of residential units
in Eastern Chula Vista which produces high levels of daily trip activities were attracted to
this site to satisfy a large number of the shopping related trips that are projected to occur
on a daily basis. Plus, the proposed commercial center assisted in reducing the longer
employment type trip associated with the previously approved project for the site, and
substitutes those longer employment trips with shorter local shopping related trips. The
substitution of these shorter trips resulted in travel patterns creating balanced network
volumes in Eastern Chula Vista and retains a significantly higher percentage of local
shopping trips than previously forecasted.
-
-
-
...
-
Summary of Buildout Conditions. These analyses revealed that the network improvements
which will be provided by the Buildout General Plan base condition are not fully adequate
to serve the increased traffic levels resulting from the implementation of the proposed SPA
Amendment Project. However, mitigation measures including mitigated intersection
geometric improvements under the proposed project conditions to the "H" Street/Hilltop
Drive, East "H" Street/Paseo del Rey, and East "H" Street/Tierra del Rey intersections
would operate in conformance with the City of Chula Vista adopted threshold standard of
LOS D or better during the A.M. and P.M. peak hours. Thus, no additional project related
network or intersection impacts would occur under Buildout conditions with the proposed
Project. This finding assumes that the intersection improvements recommended for the TPP
base condition will be in place prior to construction of the proposed Rancho del Rey SPA
I Amendment Project.
-
...
-
-
-
The project is subject to, as a part of standard City Building Permit procedures, to pay
assessed development impact fees and taxes to mitigate traffic impacts.
...
....
Internal Circulation. Four alternatives were studied for internal site circulation issues as
well as parking requirements. Analysis of these alternatives included sight distance, signal
warrants, geometric design and striping requirements, queuing, and traffic control device
needs. All four alternatives require installation of signals at two locations; Paseo del Rey
& Plaza Court and Tierra del Rey & Major C Entrance. Other onsite intersections should
be controlled with Stop signs and appropriate pavement markings. As for parking
requirements, the City's alternatives, Alternative Site Plans A, B, and C, create
approximately 20 percent less parking spaces when compared to the proposed project (see
Section 4.4, "Site Plan Alternative" Alternative of this EIR). This is due to the inclusion of
a loop road around the perimeter of the site.
-
-
-
-
....
3.6-30
IN 500563-3.6
-
East "H" Street Segment Traffic Operations. An analysis of traffic operations was conducted
for the segment of East "R" Street between Paseo del Rey and Tierra del Rey. This analysis
was conducted using the PASSER signal timing model and the arterial street capacity
procedure of the Highway Capacity Manual. The analysis showed that the best plan of
traffic control for East "H" Street was to provide signalized intersections at Paseo del Rey
and Tierra del Rey and right in/right out intersections at Avila Way and a mid-block project
driveway east of Avila Way. This plan of traffic control forms the basis of the mitigation
measures proposed.
It should be noted that although ~he recommended mitigation plan (i.e., no signal at East
"H" Street and Avila Way) provides the best overall traffic operations, there would be some
advantages in installing a signal at East "H" Street/Avila Way. The signal would provide
more convenient access to some areas within the project site and would slightly improve
delays for vehicles exiting the project site at Paseo del Rey and Tierra del Rey. If the above
considerations were considered to override the need to provide for through movements on
East "R" Street, the installation of a signal at East "H" Street and Avila Way would be the
logical course of action.
JHK & Associates analyzed an additional alternative to determine whether relocation of the
Avila Way signal would affect traffic operations on "H" Street. This analysis assumed
relocation of the signal to a point 1/4 mile west of Tierra del Rey and the resulting
PASSER analysis indicated system delay of 316.3 vehicle hours per hour and system stops
of 19,333. This is essentially the same level of traffic operations along East "R" Street as
under the Proposed Project.
Secondary Impacts. The proposed mitigation measures require additional through lanes on
East "R" Street and Paseo del Rey. East "R" Street widening could be accomplished by a
retaining wall and fill which would encroach approximately 15 feet into an adjacent canyon.
Without the retaining wall, the encroachment would be approximately 80 feet. Paseo del
Rey widening could be accomplished with a retaining wall and fill resulting in a 28 foot
encroachment into the adjacent canyon. Without the retaining wall, the encroachment
would be approximately 120 feet. Potentially significant impacts could result from
construction of these improvements without the retaining wall, therefore, retaining walls
shall be incorporated into the design of these improvements.
3.6-31
IN 500563-3.6
-
Summary of Significant Impacts
-
#6. The traffic impact analysis determined that geometric requirements for the TPP base
condition (without the project) are necessary to fully mitigate the cumulative peak
hour volume loadings. Implementation of the TPP approved basic roadway
improvements will reduce the impacts to the base conditions toa less than significant
level.
...
-
-
#7. Summary - Interim (Pre-SR 125) Conditions. The geometric requirements which will
be provided by the TPP base condition are not fully adequate to serve the increased
traffic levels resulting from the implementation of the Proposed SPA Amendment
Project. However, with implementation of the proposed mitigated intersection
geometrics, all intersections under the proposed project conditions would operate in
conformance with the City of Chula Vista adopted threshold standards of LOS D or
better during the A.M. and P.M. peak hours. Thus, with implementation of
mitigation measures, no additional project related intersection impacts would occur
under Interim (Pre-SR 125) conditions with the proposed project.
-
-
-
-
#8. Summary of Buildout with Proiect Conditions. This analysis revealed that roadway
improvements were not required for the Buildout with Project Conditions. However,
additional geometric enhancements will be required at one study area intersection
as a result of project related impacts ("H" Street/Hilltop Drive). Mitigation
measures including mitigated intersection geometric improvements under the
buildout conditions to the "H" Street/Hilltop Drive intersection would operate in
conformance with the City of Chula Vista adopted threshold standard of LOS D or
better during the A.M. and P.M. peak hours.
-
-
-
-
#9. Development of the project will create internal traffic and circulation impacts on the
project site and along East "H" Street adjacent to the project. No significant internal
circulation impacts will occur with implementation of proposed mitigation.
-
...
PROPOSED MITIGATION
-
The following mitigation measures are based on the analysis which showed that the best
plan of traffic control for East "H" Street was to provide signalized intersections at Paseo
del Rey and Tierra del Rey and right in/right out intersections at Avila Way and a mid-
block project driveway east of Avila Way.
-
-
3.6-32
IN 500563-3.6
-
To mitigate traffic impacts associated with the Rancho del Rey Commercial Center Project,
it was considered necessary to provide level of service D operating conditions at
intersections in the study area. Based on the analysis presented in this EIR, the following
intersection improvements are recommended for both the Interim and Buildout Conditions,
however, only mitigation that would result in the improvement of project impact to LOS D
or better is considered. acceptable.
#6. Prior to issuance of Building Permits, the project applicant shall contribute a fair
share portion to the following TPP Approved Basic Roadway Improvements to the
satisfaction of the City Engineer:
East "H" Street/Southbound 1-805 Ramps: Add third northbound exclusive right turn
lane and add one eastbound exclusive right turn lane.
East "H" Street/Northbound 1-805 Ramps: Add third eastbound through lane.
East "H" Street/Paseo Ranchero: Add one northbound exclusive left turn lane.
East "H" Street/Otay Lakes Road: Add third northbound through lane, add third
westbound through lane, add third southbound through lane, and add third eastbound
through lane.
Bonita Road/Otay Lakes Road: Add second westbound exclusive left turn lane.
Telegraph Canyon Road/Northbound 1-805 Ramps: Add a second westbound
exclusive right turn lane and a third eastbound through lane. Restripe northbound
approach to allow left/right combination lane and an exclusive right turn lane.
Telegraph Canyon Road/Halecrest Drive: Add third westbound through lane.
Telegraph Canyon Road/Crest Drive/Oleander Avenue: Add a second northbound
exclusive left turn lane and add one eastbound exclusive right turn lane.
Telegraph Canyon Road/Paseo del Rey: Add third westbound through lane.
3.6-33
IN 500563-3.6
-
ilfuh The timing and/or phasing of this project shall be adjusted in accordance with the
results of the interim SR-125 study which is currently being conducted. The project
shall be assessed a fair share of necessary improvements so that significant impacts
of cumulative traffic are avoided and Chula Vista thresholds are met. If such timing
or phasing will not mitigate any identified significant cumulative impacts and not
result in a less than significant impact. the City shall withold the issuance of building
permits.
-
-
-
-
#7. Prior to issuance of Building Permits, the project applicant shall complete and/or pay
a fair share portion of the following intersection improvements, including, site
roadway lane geometry, pavement markings and signing, to the satisfaction of the
City Traffic Engineer:
-
-
East "H" Street/Paseo del Rey: Add second northbound exclusive left turn lane, add
northbound exclusive right turn lane, add westbound exclusive right turn lane, add
second southbound exclusive left turn lane, add second southbound through lane, and
add one eastbound exclusive right turn lane. Retaining walls shall be incorporated
into the design of improvements that require roadway widening.
-
-
East uH" Street/Tierra del Rey: Add a southbound exclusive right turn lane, add a
second southbound exclusive left turn lane, and add a second eastbound exclusive left
turn lane.
-
-
East uR" Strectl.t-ivila V/ay: Delete the proposal to install a traffic signal and retain
the existing traffic control and lane geometry.
-
Telegraph Canyon Road/Crest Drive/Oleander Avenue: Add a second westbound
exclusive left turn lane and a westbound exclusive right turn lane.
-
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Telegraph Canyon Road/Paseo del Rey: Add a second eastbound exclusive left turn
lane. Restripe southbound approach to allow a left turn, through/right combination
lane, and an exclusive right turn lane.
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IN 500563-3.6
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#8. Prior to Building Permit issuance, the project applicant shall be responsible to a pay
fair share portion of the following intersection improvement for buildout conditions
to the satisfaction of the City Traffic Engineer:
"H' Street/Hilltop Drive. Add third westbound through lane and add third
eastbound through lane.
#9. Prior to issuance of Building Permits and to the satisfaction of the City of Chula
Vista Traffic Engineer, the project applicant shall be responsible for the following
internal project site traffic signals:
· Installation of a traffic signal at the internal project site intersection located
on Paseo del Rey just north of East "H" Street.
· Installation of a traffic signal at the internal project site intersection located
on Tierra del Rey just north of East "R" Street.
Implementation of revised lane geometry, pavement marking, and signing on
the project site as detailed in Appendix 12.5, TRAFFIC/CIRCULATION
STUDY.
Implementation of these mitigation measures provide a level of service D or better and,
therefore, no significant impacts to traffic and circulation will occur.
UNAVOIDABLE SIGNIFICANT IMPACTS
No significant unavoidable impacts to Traffic/Circulation would occur with implementation
of the proposed Commercial Center project.
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IN 500563-3.6
3.7 PUBLIC SERVICES AND UTILITIES
Information in this section is based on the Final Rancho del Rey Sectional Planning Area
(SPA I) EIR and correspondence received from Public Service and Utility agencies and
conversations with agency staff (refer to Appendix 12.6, CORRESPONDENCE). It should
be noted that all information in this section is through Public Services and Utilities contacts.
SCHOOlS
EXISTING CONDITIONS
Summary of Previous EIR
The previous EIRaddressed impacts associated with the residential development included
in the Rancho del Rey SPA I project and the impact of future school children, from these
units, on the Chula Vista Elementary School District, which serves grades kindergarten
through sixth grade, and Sweetwater Union High School District, which provides education
to junior high and senior high school students. The Final SPA I EIR did not address the
previous Employment Park land use designation in this section.
Current Conditions
The project site is located in the Chula Vista Elementary School District and Sweetwater
Union High School District. Bonita Vista Junior High School and Bonita Vista High School
are within the attendance area of the project site. Additionally, Southwestern Community
College serves the project area.
Construction of a new elementary school in Rancho del Rey commenced in spring of 1992.
The elementary school is scheduled to open in July, 1993, on a year-round schedule. This
elementary school will accommodate all students anticipated to be generated from Rancho
del Rey.
The entire Rancho del Rey project area is within Sweetwater Union High School
Community Facilities District No.3 and Chula Vista Elementary School Community
Facilities District No.3 (Mello-Roos Assessment Districts).
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IMPACTS
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Summary of Previous EIR
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It was anticipated that impacts on existing educational facilities would be mitigated by the
construction of new educational facilities (described in the previous EIR). A Mello-Roos
Community Facility District, where the community facilities district would issue bonds or
levy special taxes, was planned to finance the additional educational facilities.
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Analysis of Revised Development Plan
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As discussed above, the proposed Commercial Center site is within two school Mello-Roos
Community Facilities Districts and all properties, including non-residential, are assessed a
special tax. Additional educational facilities would not be required to accommodate the
proposed commercial project. Impacts on elementary, junior high and senior high school
facilities have been mitigated through implementation of the Mello-Roos Community
Facilities Districts, therefore, no significant impacts or mitigation measures have been
identified with development of the proposed project. The project applicant shall pay the
assessment associated with Sweetwater Union High School District Community Facilities
District No.3 and Chula Vista Elementary School District Community Facilities District No.
3. These fees are based on a commercial/industrial use tax rate which have been
established within the Community Facilities District and will not change for the proposed
Commercial Center.
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Summary of Significant Impacts
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None.
TEIEPHONE
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The previous SPA I Plan did not address telephone service. The following is a description
of current telephone utilities and services for the proposed Commercial Center.
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EXISTING CONDITIONS
The project site is located within the Pacific Bell Company service area. Currently, there
is no teIco substructure to feed this project from "H" Street. The existing substructure along
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Paseo del Rey is the only backbone feed to developments off the eastern streets including
Plaza Amena, Canarios Court and Amena Court.
IMPACTS
Providing telephone service to this area would require the relocation of the telco
substructure. The project applicant would be responsible for funding the relocation.
Following relocation of the telco substructure, project impacts to telephone service would
be less than significant.
Summary of Significant Impacts
#10. The proposed project would require the realignment of the telco substructure into
the project site.
PROPOSED MITIGATION
# 10. Prior to building permit issuance, the project applicant shall be responsible for the
cost (plus tax) for the relocation of te1co substructures to service the proposed
Commercial Center site to the satisfaction of Pacific Bell. Implementation of this
measure will reduce the impact to a level below significance.
GAS & ELECfRlC
The previous SPA I Plan did not address gas and electric services. The following is a
description of current gas and electric utilities and services for the proposed Commercial
Center.
EXISTING CONDITIONS
The San Diego Gas & Electric Company is responsible for providing natural gas and
electricity services and utilities to the proposed Commercial Center site. Although no
additional facilities would be required to service the site, in the near future an additional
sub-station in planned to be installed at the east end of the project site.
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IMPACTS
The San Diego Gas & Electric Company has existing infrastructure to service the project
site and does not anticipate adverse impacts due to the implementation of the proposed
Commercial Center plan, therefore no mitigation measures have been identified.
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Summa')' of Significant Impacts
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None.
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POLICE PROTECTION
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The previous SPA I Plan did not address police protection. The following is a description
of current police protection services for the proposed Commercial Center.
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EXISTING CONDITIONS
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General law and traffic enforcement for the City of Chula Vista is provided by the City of
Chula Vista Police Department, located at 276 Fourth Avenue, Chula Vista, which is
approximately four miles from the project site. The Chula Vista Police Department covers
a geographical area of approximately 33.5 square miles and serves a population of
approximately 141,000. The City is currently staffed with 153 sworn officers and owns 47
patrol cars. The project area is currently served by two officers with two cars per shift.
There are five shifts per day. The maximum response time to this area is four minutes and
thirty seconds, with an average response time (in 1989) of four minutes and twenty-one
seconds. The Growth Management Program threshold standard requires emergency
response times of seven minutes or less with an average response time of four minutes and
thirty seconds.
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IMPACTS
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The proposed Commercial Center development would not place a significant demand for
services beyond the currently approved Employment Park uses. As the Maximum response
time to this area is four minutes and twenty-one seconds, no significant impacts will occur
with this project. However, the design of the structures in the proposed Commercial Center
may impact the officers' ability to provide law enforcement. Implementation of the
recommended mitigation measures would reduce this impact to a less than significant level.
In addition, the proposed project would be required to adhere to the project processing
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requirements within Chapter 3.3, POLICE, of the City's Growth Management Program,
which includes the applicant confirming adequate police service for the project during each
stage in the development process.
Summary of Significant Impacts
# 11. The design of the structures in the proposed Commercial Center may impact the
officers' ability to provide law enforcement.
PROPOSED MITIGATION
# 11. The Chula Vista Police Department shall be given the opportunity to review the site
plan for each individual building in the proposed Commercial Center prior to
building permit issuance. The site plan will be reviewed for the following items;
11a. Adequate lighting shall be provided by the developer to enhance crime
prevention and law enforcement efforts.
11b. The address signs of the buildings shall be situated for easy identification by
police officers during emergencies, to the satisfaction of the Police
Department.
Implementation of recommended mitigation measures would reduce potential impacts to a
less than significant level.
FIRE PROlECTION
EXISTING CONDITIONS
Summary of Previous EIR
At the time the previous EIR was written, the project site was within the service area of the
City of Chula Vista Fire Department. The Rancho del Rey SPA I site could be served by
Station No.4, located at 861 Otay Lakes Road, or Station No.2, located at 80 East "J"
Street. The previous EIR stated that both stations operated at a response time of 2 to 3
minutes to the project site and vicinity. According to the Safety Element of the General
Plan (1974), a response time of four or less minutes was considered acceptable, and fire
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stations should be geographically distributed to provide for the appropriate response. The
previous SPA I met these requirements.
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Current Conditions
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The proposed Commercial Center site is served by the City of Chula Vista Fire Department.
Station No.2, located at 80 East "J" Street, would be the first unit to respond to the project
site, and Station No.4, located at 861 Otay Lakes Road, would be the second responding
unit. The response time from Stations No.2 and No.4 is five to six minutes. Both of these
stations are equipped with a 1,500 gallon per minute (gpm) triple combination pumper and
are staffed with three personnel. The staff is trained as Emergency Medical Technicians
(EMT) certified to use the defibrillator, which is a medical device typically used in the case
of heart failure. Both units carry defibrallators.
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The City of Chula Vista Growth Management Program threshold standard for fire and
medical services states that properly equipped and staffed fire and medical units shall
respond to caller throughout the City within seven minutes in 85 percent of the cases.
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IMPACTS
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Summary of Previous EIR
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The conclusion of the previous SPA I EIR was that there would be an incremental increase
in the demand for fire protection services within the project vicinity. In addition, it would
contribute to the cumulative impact of growth in eastern Chula Vista on fire facilities. The
SPA I included plans for future expansion and relocation of fire facilities. The conclusion
of the SPA I EIR was that the project would not create any additional impacts on new
facilities beyond those anticipated in the EI Rancho del Rey previous Specific Plan EIR.
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Analysis of Revised Development Plan
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The existing Station No.4 on Otay Lakes Road is proposed to be relocated in order to meet
increased fire service demands in eastern Chula Vista. It will be relocated to Paseo
Ranchero, north of East "H" Street. It is not known when the relocation of this station will
be completed, however, the training tower is currently in the process of being constructed.
When Station No.4 is relocated to the Paseo Ranchero site there would be a two minute
response time to the proposed Commercial Center site.
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As indicated in the correspondence letter from the City of Chula Vista Fire Department,
effective May 15, 1992, fees for fire related plan reviews will be assessed by the Fire
Department. The City Fire Department has also indicated that prior to any combustible
materials being placed on the proposed Commercial Center site, there must be water supply
and roadway access to the site. The project applicant would also be required to comply with
the Uniform Building Code and install automatic fire-extinguishing systems within the
buildings. Overall, impacts to fire service resulting from the proposed commercial project
would not exceed those anticipated for the approved Employment Park uses. As no
significant impacts have been identified to fire services with implementation of the proposed
Commercial Center project, no mitigation is necessary. Although no mitigation measures
are necessary, the development is subject to, as part of a standard City building permit
procedure to:
Payment of assessed development impact fees and taxes to mitigate increase demand
on fire services.
· Demonstration to the City and Fire Department that an adequate water supply and
roadway access to the proposed Commercial Center site has been provided.
Summary of Significant Impacts
None.
SOLID WASTE DISPOSAL
The previous SPA I Plan did not address solid waste disposal. The following is a description
of solid waste disposal services and facilities for the proposed Commercial Center.
EXISTING CONDITIONS
The County of San Diego's Otay landfill, located in'Chula Vista on Maxwell Road (off Otay
Valley Road), is the solid waste disposal site for the proposed Commercial Center site. This
landfill is expected to close in the year 2003. Currently no new landfill sites have been
determined for the South Bay area. However, several sites in the South Bay are under
investigation for future landfill and solid waste transfer sites. Construction and demolition
debris could be disposed of at any of the regional landfills.
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All refuse collection in the City of Chula Vista is provided by Laidlaw Waste Systems, Inc.
It is mandatory in the City of Chula Vista that all refuse be picked up on a weekly basis
(minimally) by the franchised hauler, Laidlaw. Laidlaw will provide commercial refuse
collection for the proposed Commercial Center on a fee per bin and number of pickups
basis.
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IMPACTS
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Waste generated by the implementation of the proposed Commercial Center would
incrementally shorten the life of the landfill. In general, retail employees generate
approximately four pounds. of waste per day while food and beverage industry employees
generate approximately 14 pounds of waste per day. In general, office workers generate 1.7
pounds of waste per day, of which approximately .5 pounds is high grade recyclable paper.
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The approved Employment Park uses would generate approximately 4,887 pounds of waste
per day, based on 2,875 employees (refer to Section 6.0, GROWTH INDUCEMENT).
Based on the retail generation factor of four pounds of waste per day, the proposed project
would generate approximately 4,896 pounds of waste per day (based on 1,224employees).
Thus, implementation of the currently proposed project would generate approximately 9
additional pounds per day when compared to the approved onsite land uses. The increase
is not significant. The total generation is considered an incremental addition of solid waste,
which is not considered significant on a project level, however, is considered to be a
regionally significant cumulative impact.
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Regarding recycling efforts, the State Law Assembly Bill (AB) 939 requires all cities and
counties to reduce generated waste 25 percent by 1995 and 50 percent by 2000. The
proposed Commercial Center may be monitored by the City in order to meet diversion
goals, although the existing County Ordinance does not require mandatory recycling for
commercial uses.
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A County of San Diego Mandatory Recycling Ordinance prohibits designated recyclables
from being disposed of at all County-owned landfills under a phased implementation
schedule. The City of Chula Vista has adopted and will enforce a mandatory recycling
ordinance in the City which will prohibit the designated recyclables from being disposed of
at all County-owned landfills.
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Recycling for commercial uses is currently required, however, the collection of the recycled
materials is the responsibility of the businesses until 1993. By 1993 a decision will be made
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500563-3.7
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by the City Council regarding commercial recycling collection, and whether the City is going
to franchise with one hauler for recycling collection or allow multiple haulers to collect on
a permit basis.
Summ~ITY of Significant Impacts
# 12. The proposed Commercial Center would generate approximately 4,896 pounds of
waste per day (9 additional pounds per day as compared to the approved uses).
Although impacts are not individually significant, the project contributes to a
regionally significant impact.
PROPOSED MITIGATION
#12a. The proposed Commercial Center shall comply with the County of San Diego
Mandatory Recycling Program for commercial uses if adopted. If adoption occurs,
the applicant shall submit evidence of compliance to the City.
#12b. Beginning July 1993, the project will be required to contract with Laidlaw or another
hauler for collection of recyclables from the site.
#12c. Prior to issuance of Certificates of Occupancy, the project applicant shall
demonstrate to the City that the proposed Commercial Center will have two or more
dumpsters ("three yard bins") placed next to trash dumpsters for recycling collection.
Additionally, it is recommended that in-house storage areas (next to in-house trash
bins) for recycling bins shall be set up to facilitate recycling efforts.
Implementation of these measures would reduce the project's contribution of the cumulative
impacts to a level below significance.
.
SEWER
EXISTING CONDITIONS
Summary of Previous EIR
The previous EIR stated that there are two drainage systems in the project area: Rice
Canyon north of the site, and Telegraph Canyon to the south of "H" Street and the site.
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The City of Chula Vista transports sewage to the City of San Diego Metropolitan Sewer
System (Metro). The Metro Sewer System provides advanced primary treatment facilities,
as well as interceptors and pump stations.
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The previous Rancho del Rey SPA I Technical Appendix "E" gives the design flow for the
Business Center at approximately 540,000 gallons per day (gpd). The previous EIR stated
that the Metro system treated its sewage at the Point Lorna Sewage Treatment Plant, which
was operating at 160 million gallons per day (mgd) capacity.
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Current Conditions
The Metro System treats its sewage at the Point Lorna Sewage Treatment Plant, which in
April, 1992 operated at 180 million gallons per day (mgd) capacity. The maximum capacity
under the Metro sewer systems current permit is 219 mgd.
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The Rancho del Rey Business Center is currently served by sanitary sewer facilities as
outlined in the Rancho del Rey SPA I EIR, Technical Appendix "E", Sewer Service Study.
These sewer facilities were constructed in 1989 and are shown on the improvement plans
for Chula Vista Tract 88-2, City of Chula Vista Drawings No. 88-288 to 88-289.
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IMPACTS
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Summary of Previous Em
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The previous Rancho del Rey SPA I EIR addressed a number of improvements which were
proposed to transport project-generated waste into the Metro System via City of Chula Vista
sewage infrastructure. The Rice Canyon System would be comprised of two trunk sewers,
North and South, that were proposed onsite. The North Trunk of Rice Canyon would be
located in the canyon running east-west between the northern and central ridges. The South
Trunk of Rice Canyon would be constructed within the residential neighborhoods on the
south side of East "H" Street. The system would carry flows generated from both existing
and proposed residences, the Employment Park, school properties, and the existing pump
station. The North and South trunks would merge at a point west of the proposed
Employment Park, ultimately connecting the existing 12-inch line in "H" Street at Terra
Nova.
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The developer was responsible for construction of all onsite sewage infrastructure, and any
offsite improvements that may be necessary for adequate service.
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Analysis of Revised Development Plan
The City of Chula Vista generation rates for a Commercial Center land use designation are
the same as the generation rate for a Employment Park land use designation; 2,500 gallons
per day per acre. The sewer system for the SPA I Employment Park has been approved and
implemented; thus, sufficient sewer capacity for the proposed Commercial Center project
exists within the system.
As the sewer improvements identified in the previous EIRhave been constructed for the
project area, no significant impacts or mitigation measures have been identified with
implementation of the proposed Commercial Center project.
Summary of Significant Impacts
None.
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WATER
EXISTING CONDITIONS
Summary of the Previous EIR
The previous EIR stated that the project was located within the jurisdiction of the Otay
Water District (OWD), Improvement District (I.D.) No. 22, which was formed to provide
a vehicle for financing facilities to provide water to EI Rancho del Rey. In addition, the
existing conditions of the previous EIR discussed water availability for the SPA I project,
water master plans which identified facilities required for full development of the project
area, the project contribution to offsite facilities, and the division of the project into pressure
zones for planning purposes.
Current Conditions
The water facilities identified in the previous EIR have been constructed within the project
area. The proposed commercial site is in Pressure Zone 624. Pressure Zone 624 receives
water from the eight million gallon (mg) Reservoir 22-3, located approximately five miles
east of the project site, north of Otay Lakes Road. For secondary sources, Pressure Zone
624 utilizes the 0.95 mg Reservoir 5-1 and the 12.2 mg Patzig Reservoir, both located
approximately five miles east of the project site and south of Otay Lakes Road.
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IMPACTS
Summary of Previous EIR
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As stated in the previous EIR, no significant impacts to own facilities were expected to
occur provided the modifications and facilities within the Final Central Water Master Plan
Update were constructed in response to demand, and that financing and construction of the
Rancho del Rey transmission line was provided by the applicant. The project water demand
for the Employment Park resulted in a demand factor of 3,500 gallons per acre per day
(g/ac/day) equalling a total demand of 0.19 mgd (based on 55 net acre site). The previous
EIR stated that the projected water consumption of the entire project (SPA I area)
represented only a minor contribution to regional water use (approximately three-tenths of
one percent of annual water consumption in San Diego County), therefore, this impact was
not considered significant. The previous EIR recommended water conservation measures
be implemented.
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Analysis of Revised Development Plan
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Based on development of approximately 55 net acres of commercial uses and utilizing a
consumption factor of 2,000 gpdjac for potable water use and 357 gpd/ac for non-potable
use, the projected water demand associated with the proposed project is 0.13 mgd. Thus,
implementation of the proposed commercial uses would consume approximately .06 mgd
(60,000 mgd) less water per day than the approved Employment Park uses. This would be
a significant individual reduction in water use when compared to the approved land uses.
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Although the proposed Commercial Center would consume less water than the approved
uses, any new water use in the region is considered to incrementally contribute to regionally
significant cumulative water impacts. No new facilities, in addition to those already in place,
would be required for the proposed Commercial Center project and additional assessments
or fees would not be required for this project. The project is located within a water
allocation area of theOtay Water District. The District has stated that adequate water
supply would be available to serve the project site.1 However, the applicant would be
responsible for the normal capacity fees which are paid when a service connection is
requested, and the annual pro rate share of Improvement District No. 22 Bond Payments
which are still applicable. It is anticipated that if sufficient water supply is available from
the San Diego County Water Authority, Metropolitan Water District, and the State Water
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1 Telephone conversation with Bart Mumford, Otay Water District, June 18, 1992.
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500563-3.7
Project, then Otay Water District would be able to serve this project. Under an existing
agreement (The Triad Agreement), sufficient storage would be available to serve this
project.
Summary of Significant Impacts
#13. Although project impacts are not individually significant, the project would
incrementally contribute to regionally cumulative significant impacts on the limited
supply of water (similar to approved land uses).
PROPOSED MITIGATION
#13. The project applicant shall comply with any water conservation programs of the
Water District and the City of Chula Vista. Such programs may include payment of
water offset fees, incorporation of water saving devices and appliances and
landscaping with drought tolerant plant materials (landscape plan to be approved by
the City Landscape Architect). Compliance with City or Water District requirements
will mitigate the project's contribution to the cumulative impact to a level below
significance.
PARKS AND RECREATION
EXISTING CONDITIONS
Summary of Previous EIR
At the time of the previous EIR, there were no parks or organized recreational facilities
located within the SPA I Plan project site. The Rancho del Rey SPA I project site was
within neighborhood and community park districts established under the City of Chula Vista
General Plan Parks and Recreation Elements (1974 as amended). The General Plan calls
for a system of parks designed to serve as many diverse areas and needs in the community
as possible.
Current Conditions
The closest park site from the proposed Commercial Center project is Discovery Park. This
is a community park of approximately 13.5 acres, and is located approximately one and one
half mile from the site. Two additional neighborhood parks are also located in the vicinity,
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including Terra Nova Park, which is seven acres, one and a half miles away; and Sunridge
Park, which is five acres, and one mile away from the site.
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S~lmmary of Previous EIR
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Based on the City of Chula Vista parks and recreation standards, the previous EIR required
the dedication of land for public parks with the implementation of Rancho del Rey SPA 1.
However, this dedication was not required by the Employment Park area, therefore, no
impacts to parks were identified in the previous EIR, due to the Employment Park use.
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Analysis of Revised Development Plan
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The implementation of the currently proposed project could impact open sp'ace that is part
of a leg of Rice Canyon, which is situated directly to the north of the proposed Commercial
Center site. It is essentially an undisturbed open space area with some grading on the upper
reaches of the slopes. The proposed development plan will encroach upon less than 0.25
acres of area currently designated open space. A reciprocative adjustment is also proposed
to result in no net change in open space acreage. No significant impact will result from this.
It is recommended that the site plan does not allow site improvements within 20 feet from
the top of the slope. With implementation of the proposed mitigation measure, impacts to
Rice Canyon would be less than significant.
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Summary of Significant Impacts
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#14. Project improvements within 20 feet of Rice Canyon Natural Open Space is
considered significant. This impact will be reduced to less than significant with
implementation of the proposed mitigation measure and design guideline mitigation
measures identified in Sections 3.1, LAND USE, and 3.2, AESTHETICS.
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PROPOSED MITIGATION
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#14. Prior to SPA Amendment approval, a 20-foot set-back between the proposed site
structures and Rice Canyon shall be incorporated into the PC District Regulations.
The adjustment in open space will require revegetation of any new open space areas.
Such revegetation will be completed to the satisfaction of the City's Open Space
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Coordinator and Landscape Architect. This will reduce impacts to a level below
significance.
Implementation of the proposed mitigation measures will reduce impacts to public services
and utilities to a less than significant level.
UNAVOIDABLE SIGNIFICANT IMPACTS
Implementation of the proposed commercial uses are not anticipated to create additional
unavoidable significant impacts to public services, utilities, parks and recreation.
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Ii
Alternatives to the Proposed Action
4.0 ALTERNATIVES TO THE PROPOSED ACTION
In conformance with the California Environmental Quality Act (CEQA) Guidelines, Section
15126 (d), the following discussion addresses alternatives to the proposed development
project. CEQA Section 15126(d) states that an EIR must "describe a range of reasonable
alternatives to the project, or to the location of the project, which could feasibly attain the
basic objectives of the project and evaluate the comparative merits of the alternatives." The
discussion must focus on alternatives which are capable of either eliminating significant
adverse environmental effects or reducing them to a level of insignificance, even if the
chosen alternative would be more costly or restrict the project's objectives.!
The previous SPA I EIR addressed the "No Project" Alternative which compared the
Employment Park uses to the conditions of the project site prior to the grading of the pads.
The discussion of the "No Project" Alternative in the previous EIR is adequate and is,
therefore, not addressed in this Supplemental EIR.
Five feasible alternatives to the proposed project are evaluated in this section. These
include: 4.1 "Approved Use" Alternative; 4.2 "Reduced Scale" Alternative (One Major Use);
4.3 "Reduced Scale" Alternative (Two Major Uses); 4.4 "Site Plan Alternative" Alternative;
and 4.5 "Alternative Site" Alternative. These alternatives are presented in an effort to
determine whether environmental impacts could be reduced because of project redesign or
relocation to a different site. Refer to Table 1, ALTERNATIVES COMPARISON
MATRIX, for a summary of the impacts of alternatives when compared to the project.
4.1 "APPROVED USE" ALTERNATIVE
The "Approved Use" alternative would permit development of the Rancho del Rey Business
Center in accordance with the approved EI Rancho del Rey Specific Plan, Sectional
Planning Area (SPA) I Plan EIR and associated tentative map. The SPA I Plan Final EIR
identifies impacts related to the approved project,. and Section 3.0, IMPACT ANALYSIS,
of this Supplemental Environmental Impact Report (SEIR) summarizes issues which were
previously addressed in the certified Environmental Impact Report. The "Approved Use"
alternative would result in the identical impacts as described in the summary sections of this
SEIR.
! Guide to the California Environmental Ouality Act (CEOA), Remy, Thomas and
Moose, 1992
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The approved plan includes the development of the Employment Park with limited retail
commercial and service commercial uses established on either side of the main entry road.
The "Approved Use" alternative, or the approved project, would result in a project of similar
size and scale as the proposed project as discussed in Sections 3.1, LAND USE, and 3.2,
AESTHETICS. It should be noted, however, that the approved existing land use regulations
allow for light industrial and warehousing activities across the entire site with approximately
forty percent of the site also allowing office and commercial uses. The exact mix of land
use types is not specified in the previously approved SPA I Plan. However, even the least
impaetive the average land use scenario anticipated under the previously approved SPA I
Plan would be similar in character to the currently proposed project from a land use
compatibility standpoint. however. increased air quality and noise impacts would be reduced
by this alternative.
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Although the previous EIR did not address impacts to air quality, the approved uses would
result in approximately 23,656 31.572 fewer average daily trips when compared to the
proposed commercial uses (37,036 44.952 Commercial Center ADT minus 13,380
Employment Park ADT). The approved Employment Park would have an average trip
length of 10.6 miles whereas the proposed commercial uses would have a 4.9 mile average
trip length. The proposed project, however, would generate approximately 181,476220.265
vehicle miles travelled (an increase of ~ 55% or 39,648 78.437 vehicles miles travelled
over approved uses). Thus, implementation of this alternative would result in a reduction
in air quality impacts when compared to the proposed commercial uses; however, the
approved project would also result in an individual significant impact. Although this
alternative would generate fewer average daily trips and slightly decrease noise impacts
when compared to the proposed Commercial Center, the existing and planned circulation
system in the vicinity and offsetting peak hour volumes would accommodate this traffic
increase; thus, this alternative would result in similar traffic impacts as would the proposed
project. The approved uses would result in an overall positive fiscal impact to the City, as
would the proposed Commercial Center (the proposed uses would generate additional funds
than the approved project). The demand for public services and utilities are expected to be
similar to the proposed project. It is anticipated that this alternative would satisfy the goals
proposed by the approved EI Rancho del Rey Specific Plan. In addition However, the
"Approved Use" alternative fails to fulfill the objectives of the proposed project which are
to provide a Commercial Center in combination with complementary
recreation/entertainment/retail commercial uses. Additionally. this alternative fails to
significantly reduce impacts. Therefore. this alternative is not the environmentally superior
alternative.
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4.2 "REDUCED SCALE" ALTERNATIVE (One Major Use)
The "Reduced Scale" (One Major Use) alternative would result in the development of the
Commercial Center establishing only one major use onsite, Major "A". Under this
alternative, the remainder of the site would be developed with community commercial uses
and some employment park uses. Implementation of this alternative would reduce the
overall size of the project, establishing buildings which are on a smaller, community scale.
The total project area would remain approximately 55 net acres.
This alternative would develop 125,280 square feet of warehouse/retail commercial uses and
535,527 square feet of commercial and employment park uses. The "Reduced Scale"
alternative square footage was determined by subtracting the square footage of Majors "B"
(including the "shop") and "C" from the total project acreage and assuming a floor area ratio
(FAR) of 30% for the remaining "other" commercial uses. Compared to the proposed
project, this is a reduction in warehouse/retail/shop uses of 269,606 square feet (Majors "B",
"C", and "shop", or 29.43 acres), and replacing this same area with 384,591 square feet of
commercial and employment park uses. This alternative would develop 5.23% of the site
with major uses and 22.35% of the site with community commercial uses.
Land Use and Relevant Planning. Under this alternative, impacts to land use would be
reduced, when compared to the current project, as warehouse/retail/shop uses would be
reduced by 269,606 square feet and replaced with 384,591 square feet of commercial uses
and employment park uses. The "Reduced Scale" alternative would be more compatible
with the surrounding residences, as associated impacts to air quality and noise would be
reduced when compared to the proposed project. Although more square footage would be
developed than the current project (an additional 114,986 square feet), a Community
Commercial Center would create uses which are much less intense than warehouse/retail
uses (this would not be a significant decrease). It is anticipated that this alternative would
satisfy the goals proposed by the approved El Rancho del Rey Specific Plan.
Aesthetics. Existing aesthetic resources on and offsite are identified in Section 3.2,
AESTHETICS. Implementation of the "Reduced Scale" alternative would reduce impacts
to aesthetic resources from the surrounding area onto the site. Although two
warehouse/retail uses and the "shop" would be eliminated from the plan, this would not
defer development of these lots. This alternative assumes development of these lots as
community commercial and employment park uses instead of the major use facilities.
Although no specific design guidelines are established, the commercial and employment
park uses established are assumed to be single story, limiting overall aesthetic impacts. In
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addition, aesthetic impacts would be reduced when compared to the current project as there
would be less mass and bulk due to the elimination of the warehouse/retail uses.
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Air Ouality. The "Reduced Scale" alternative would reduce overall impacts to air quality.
Due to the replacement of two warehouse/retail uses and the "shop" with community
commercial and employment park uses, the vehicle miles travelled (VMT) would be reduced
from 181,476 miles per day to 69,908 miles per day, thus, a reduction of approximately
111,568 vehicle miles travelled per day would occur with implementation of this alternative.
Vehicle emissions would be substantially reduced when compared to the proposed project,
while emissions due to onsite uses would be slightly reduced under this alternative.
However, despite the comparative reduction, this alternative would still result in an
individual and cumulative unavoidable significant air quality impact.
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Noise. Under this alternative, noise impacts would be less than those identified with the
proposed project. The warehouse/retail uses will be replaced with community commercial
.,.
and employment park uses, which can be expected to create less traffic, and thus reduced
noise impacts when compared to the proposed project. It can be expected that the
commercial and employment park uses replacing Majors "B", "C" and "shop" would have
similar, though less intensive, noise impacts due to traffic and deliveries to the uses. This
alternative could contribute to existing significant noise impacts.
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Fiscal. The "Reduced Scale" alternative would result in a slightly less, although overall
positive fiscal impact on the City of Chula Vista and no significant adverse impacts have
been identified.
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Traffic/Circulation. Traffic impacts associated with this alternative would be less than the
proposed Rancho del Rey Commercial Center. The elimination of Majors "B", "c" and
"shop", and their replacement with neighborhood commercial and employment park uses
onsite would decrease the traffic entering and circulating throughout the project area by
approximately 61 % (see below). This is due to the elimination of two warehouse/retail
uses, Major "B" and "C", as well as the commercial retail "shop". Regional Commercial
Centers attract users from a much larger area, enticing people to drive from outside areas
to shop. Also, this type of use usually requires that a vehicle be driven to the facility.
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When comparing trip generation rates, the commercial shops have a generation factor of
500 vehicles/acre/day, while a discount club (warehouse/retail center) has a trip generation
rate of 70 vehicles/l,OOO square feet/day and a garden center has a trip generation rate of
40 vehicles/l,OOO square feet/day (to represent a worse-case scenario, commercial traffic
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generation rates were utilized for the 384,591 square feet of replacement uses). Replacing
Majors "B", "C", and "shop" with commercial shop and employment park uses would reduce
overall traffic to the site. Implementation of the "Reduced Scale" alternative (one major
use) would establish 104,740 square feet of warehouse uses, 20,540 square feet of garden
center uses and 12.29 acres of commercial shop uses (accounts for 30% lot coverage and
535,527 square feet). Development of this alternative would produce approximately 14,267
vehicle trips per day. Compared to the proposed project's 37,036 average daily trips, this
alternative is a 61% reduction in project generated traffic. This would be a significant
decrease.
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Public Services and Utilities. Under this alternative, similar impacts to public services and
utilities would occur, when compared to the currently proposed project. The site would
require service from all public services and utilities and implementation of this alternative
would not substantially alter service requirements.
The "Reduced Scale" Alternative (One Major Use) would be environmentally superior to
the proposed project, as many of the environmental impacts identified in the SEIR would
be partially or substantially reduced with implementation of this alternative. Impacts
reduced include: land use compatibility, aesthetics, air quality (see discussion), noise and
traffic. This alternative is consistent with the goals and objectives of the Rancho del Rey
Specific Plan and would establish the desired Commercial Center and Employment Park
with complementary recreation/entertainment/retail commercial uses.
4.3 "REDUCED SCALE" ALTERNATIVE (Two Major Uses)
The "Reduced Scale" (Two Major Uses) alternative would result in the development of the
Rancho del Rey Commercial Center with the establishment of two regional warehouse
retailers onsite. Under this alternative, Majors "A", "B", and "shop" would be developed and
the remainder of the site would be improved with commercial and employment park uses.
The area where Major "C" is currently proposed would be developed with commercial and
employment park uses. Implementation of this alternative would slightly reduce the overall
scale of the project, though the project area would remain approximately 55 net acres.
This alternative would establish 258,086 square feet of warehouse/retail/shop commercial
uses (Majors "A", "B", and "shop"), and 352,052 square feet of neighborhood commercial and
employment park uses. The Reduced Scale Alternative square footage was determined by
subtracting the eliminated Major "e" use from the total project acreage, and assuming a
floor area ratio (FAR) of 30% for the remaining commercial/employment park onsite.
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Compared to the proposed project, this is a reduction in warehouse/retail uses of
approximately 136,800 square feet (Major "C"), and replacing the area with approximately
201,117 square feet of commercial and employment park uses. This alternative would
, develop 10.77% of the site with warehouse/retail uses and 14.7% of the site with community
commercial/employment park uses.
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Land Use and Relevant Planning. Under this alternative, impacts to land use would be
slightiy reduced, but similar to the proposed project. This "Reduced Scale" alternative would
allow additional commercial square footage to be developed (64,317 square feet), however,
this alternative would be more ,compatible with surrounding land uses as the size and
dimension of the buildings would be reduced (this reduction would not be significant). In
addition, warehouse/retail uses are land use intensive, primarily established in large
warehouse facilities and draw patrons from a regional area. It is anticipated that this
alternative would satisfy the goals proposed by the approved El Rancho del Rey Specific
Plan.
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Aesthetics. Implementation of the "Reduced Scale" alternative would have similar impacts
as identified in the proposed project. The elimination of the Major "C" and "shop" uses
would not exclude development of the lots. As discussed previously, due to the nature of
warehouse/retail uses, the elimination of one of these uses and the "shop" would slightly
reduce the scale and overall aesthetic impact of the project. Commercial and employment
park uses would be developed instead of Major "C" and "shop", and would be of a smaller
scale, thus, limiting overall aesthetic impacts to neighboring residential units to the north
across Rice Canyon. The mass and bulk of the warehouse/retail facility and "shop" is such
that the elimination of these uses would not reduce aesthetic impacts when compared to the
proposed project.
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Air Ouality. This "Reduced Scale" alternative would result in similar impacts to air quality
as identified for the proposed project. Due to the elimination of one warehouse/retail use
and a commercial retail "shop", and its replacement with commercial/employment park uses,
the vehicle miles travelled would be reduced from 181,476220.265 miles per day to 105,301
miles per day. A reduction of 76,175 114.964 vehicle miles travelled per day would occur
with implementation of this alternative. This reduction would be significant when compared
to the current project due to the e% 52% reduction in vehicle trips. Onsite emissions
would be similar under this alternative as with the proposed project.
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Noise. Under this alternative, noise impacts are expected to be less than those identified
with the proposed project due to the e% 52% reduction in vehicle trips. Major "e" would
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IN 500563-4
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be replaced with community commercial uses, which would create less traffic, and thus less
noise impacts. Surrounding residents would be impacted most by the project generated
noise. This alternative could contibute to existing significant noise impacts.
Fiscal. Under this alternative, a similar although slightly less overall positive fiscal impact
to the City of Chula Vista is anticipated to occur as with the proposed Rancho del Rey
Commercial Center. Table 27, PROJECTED ANNUAL OPERATING REVENUES AND
COSTS OF ALTERNATIVE PLAN, shows the resulting fiscal impact of the "Reduced
Scale" alternative on the City. Tables IV-2 and IV-3, provided in Appendix 12.4, FISCAL
Table 27
PROJECTED ANNUAL OPERATING REVENUES
AND COSTS OF ALTERNATIVE PLAN
(in constant 1992 $)
.. ....
Annual Annual Annual Net Revenue/Cost
Revenue Cost finpact Ratio
Existing Plan $384,334 $157,187 $227,147 2.45
Alternative Plan $$2,280,204 $206,274 $2,073,931 11.05
STUDY, show the breakdown of the annual cost and revenue projections resulting from this
alternative. These projections are compared to the existing and proposed plans. As
indicated on Table 27, this alternative still generates a considerable surplus to the City,
although $266,689 less annually than that projected to be generated by the proposed plan.
Traffic/Circulation. Traffic impacts associated with this alternative would be slightly less
than the proposed Rancho del Rey Commercial Center. The elimination of Major "C" and
the replacement with additional neighborhood commercial and employment park uses onsite
would slightly decrease the traffic entering and circulating throughout the site. This is due
to the elimination of a major traffic drawing use. Generation rates for both facilities were
previously identified.
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IN 500563-4
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Replacing one of the major uses with neighborhood commercial uses would reduce overall
traffic to the site. Implementation of the "Reduced Scale" alternative (two major uses)
would develop 237,546 square feet of warehouse/retail uses, 20,540 square feet of garden
center uses, and 8.08 acres of commercial shop uses (accounts for 352,052 square feet of
uses and 30% lot coverage). Development of this alternative would produce 21,490 vehicle
trips per day (to represent a worst case scenario, the commercial/employment park uses to
replace Major "C" and the "shop" were calculated as commercial trip generation rates).
Compared to the proposed project's 37,036 44.952 average daily trips, this alternative is a
e.% 52% reduction in project generated traffic. It is also anticipated that the establishment
of neighborhood commercial uses would encourage use of alternative forms of
transportation due to the site's proximity to residential uses.
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Public Services and Utilities. Under this alternative, similar impacts to public services and
utilities would result when compared to the proposed project. The site would require all
public services and utilities and implementation of this alternative would not substantially
alter service requirements when compared to the currently proposed uses.
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The "Reduced Scale" Alternative (Two Major Uses) would be environmentally superior to
the proposed project, as impacts resulting from alternative implementation would be less
than those identified in the SEIR. The elimination of Major "C" and the "shop" would
reduce impacts to air quality, noise and traffic and slightly reduce impacts to land use
compatibility and aesthetics. Implementation of this alternative would satisfy the objectives
of the Rancho del Rey Specific Plan.
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4.4 "SITE PLAN ALTERNATIVE" ALTERNATIVE
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The "Site Plan Alternative" alternative would permit development of the Rancho del Rey
Commercial Center as described in this SEIR, with a change in the site plan configuration.
Under this alternative, the Commercial Center would be built accommodating the three
major uses onsite, but a circulation system would be developed to allow traffic to circulate
throughout the project area (from the western to eastern portions of the site). Refer to
Exhibits 9,10 and 11, ALTERNATIVE SITE PLAN A, ALTERNATIVE SITE PLAN B,
AND ALTERNATIVE SITE PLAN C, respectively, for a graphic representation of three
conceptual site plan alternatives.
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To accommodate the circulation system onsite, three potential building location alternatives
are being examined to provide the room necessary to establish a loop roadway on the
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4.0-8
IN 500563-4
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northern portion of the site. The relocation of the structures, as shown in Exhibits 9-11,
would not significantly impact existing circulation systems on or offsite.
Section 3.0, IMP ACT ANALYSIS, of this Supplemental Environmental Impact Report
(SEIR) describes impacts associated with implementation of the proposed Commercial
4.0-9
IN 500563-4
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4.0-12.
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Center project. Except for impacts regarding site circulation and aesthetics, the "Site Plan"
alternative would result in identical impacts as described in the impact analysis of the SEIR.
Impacts to offsite traffic and circulation would be similar to those identified in the SEIR in
Section 3.6, TRAFFIC/CIRCULATION. The onsite circulation system would be revised
to include a loop roadway along the northern boundary of the project site. The loop system
proposed in the three alternative site plans would allow vehicles entering the access points
of the project site to easily travel to any point on the project site. This would establish not
only a circulation system helping those entering the site, but also those travelling from one
point to another within the Commercial Center. Due to the inclusion of the loop road
around the perimeter of the site, these three alternatives will create approximately 20
percent less parking spaces when compared to the proposed project. All three alternatives
will require installation of signals at the Paseo del Rey and Plaza Court intersection and
Tierra del Rey and Major C entrance intersection. Other onsite intersections should be
controlled with stop signs and appropriate pavement markings. Overall project generated
traffic would remain similar to that identified in this SEIR. In addition, any of the proposed
site plan alternatives can be accomodated with proper mitigation.
Alternative Site Plan A proposes to move Majors "B" and "C" toward East "H" Street to
provide room for the loop road along the northern boundary of the site. In addition,
Alternative Site Plan A reverses the positions of Majors "B" and "C". Major "B" will be in
the southern corner of the project site. This alternative site plan allows for two access
points to the project site from East "H" Street. These access points would be Paseo del Rey
on the western portion of the site and Tierra del Rey on the eastern portion of the site.
Paseo del Rey and Tierra del Rey would be connected with the new loop road along the
northern boundary of the site. In addition, a new access road would be extended west into
the Major "A" area. The two cul-de-sacs in the western portion of the site would remain as
proposed.
Alternative Site Plans Band C would involve the connection of Paseo del Rey, Avila Way
and Tierra del Rey to develop them into a loop road system along the northern boundary
of the project site. The difference between these two site plans is that in Alternative Site
Plan B, Major "C" is moved forward toward East "H" Street and Major "B" remains in the
same location along the northern boundary of the site. Although the building locations are
different, the proposed circulation plan does not differ. There would be three access points
from East "H" Street. These access points would connect with the loop road to allow
passage throughout the project site.
4.0-13
IN 500563-4
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Implementation of Alternative Site Plans A and B would alter impacts to aesthetic resources
onsite. This is due to the repositioning of the building footprints. The building footprints
for Alternative Site Plan C will not be changed from the proposed plan. Alternative Site
Plan A proposes to move Majors "B" and "C" south to allow for the loop roadway along the
northern boundary. This relocation of the buildings would not change views substantially
when compared to the proposed project. Views looking to the site from the residences to
the north would be slightly altered due to the buildings situated toward the south of the.
project site. Moving Majors "B" and "C" buildings closer to East "H" Street may make the
buildings appear more pronounced when travelling along East "H" Street. With this
alternative, the buildings may be more visible from East "H" Street than with the current
project. Residences to the north of the project would experience similar aesthetic impacts
as identified in this SEIR. Relocating the buildings south would not alter views from the
north considerably.
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Alternative Site Plan B proposes to move Major "C" toward East "H" Street and Major "B"
would remain along the northern boundary of the site. The repositioning of the building
footprint of Major "C" toward East "H" Street would not change views substantially when
compared to the proposed project. Major "C" may appear more pronounced when travelling
along East "H" Street and views looking onto the site from the residences to the north would
be altered with Major "C" being moved toward the south. It should also be noted that with
implementation of either Alternative Site Plan A or B, views of the buildings for motorists
travelling along East "H" Street would be shielded upon full growth of landscaping along the
site perimeter. The aesthetic impacts associated with this alternative would be of the same
intensity as described in SEIR.
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Overall, the "Site Plan Alternative" would provide circulation throughout the project site,
without requiring any of the Commercial Center traffic to utilize East "H" Street. However,
motorists travelling along East "H" Street may have limited views to the site due to the
warehouse/retail structures adjacent to the roadway. As implementation of "Site Plan
Alternative" alternative would not substantially alter impacts of the project, the alternative
is not considered environmentally superior to the proposed project.
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Other project impacts relating to land use, air quality, noise, fiscal and public services and
utilities would be the same as those identified in the SEIR (see Table 1, ALTERNATIVES
COMPARISON MATRIX). All proposed improvements to the site would be implemented,
as identified in the SEIR. Thus, all other impacts would be the identical to the currently
proposed project. These three alternative site plans are potentially feasible and are being
considered by the City of Chula Vista.
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4.0-14
IN 500563-4
45 "ALTERNATIVE SITES" ALTERNATIVE
The court has found that the goal of minimizing environmental impacts under CEQA
warrants consideration of alternative project sites. Pursuant to this ruling, the City of Chula
Vista reviewed three alternative sites for the proposed project. The alternative sites
reviewed by the City are located within the City of Chula Vista and include: the Otay Rio
Business Park; the Eastern Urban Center; and the Eastlake Business Park.
Given the presence of undeveloped open space in southern San Diego County, it is expected
that alternative sites are available on which a similar project could be developed. However,
the availability of alternative sites does not in itself reduce impact potential. An alternative
site may avoid environmental impacts and constraints which pertain specifically to the
proposed project site. However, it is expected that developing a similar project would result
in a similar array of project impacts and would simply transfer this impact potential to areas
surrounding the alternative site ..Iocation.
The Eastlake Business Park was reviewed by the City as an alternative site and was
subsequently rejected. This alternative site was rejected due to its current development
status and inconsistency with the phasing of supporting infrastructure with the proposed
project objectives.
Otay Rio Business Park
The Otay Rio Business Park is located south of Otay Valley Road, adjacent to the southern
corporate boundary of the City of Chula Vista. The Rancho del Rey Commercial Center
would require an approximately 40 to 50 acre site for development. The Otay Rio Business
Park site has a General Plan Land Use designation of Research and Limited Manufacturing
(RLM). The Rancho del Rey Commercial Center would require an amendment to the land
use designation and a rezoning of the property. Certain commercial uses are currently
permitted conditionally through the Otay Rio Business Park Precise Plan. Under this Plan
the following uses are permitted, subject to design review:
1. Stores, shops and offices supplying commodities or performing services for workers
and/ or users of the Business Park such as restaurants, banks or automatic teller
machines, financial institutions and other related business service support enterprises.
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IN 500563-4
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2.
Any other retail business or service establishment determined by the Planning
Commission to be of the same general character of the above conditional uses.2
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Environmental documentation has been completed for the site, and the Final EIR has been
certified by the City of Chula Vista. Currently, the site consists of graded pads, therefore
development of this area would not have significant impacts to earth resources. Other
environmental impacts associated with the Otay Rio Business Park have been identified in
the Final EIR for this alternative site. An existing constraint on the site is the project's
potential impact on Otay Valley Road due to traffic generation. Implementation of the
project on this site may result in significant traffic impacts due to existing street capacity,
however, it should be noted that widening of Otay Valley Road is currently being planned.
However, this alternative would require a traffic study to accurately define impacts.
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The basic objectives described in this SEIR could be attained at this alternative location.
In addition, this alternative could lessen or avoid the land use compatibility, noise and
aesthetic impacts associated the proposed project due to the remote nature of the location
. As the project site has already been graded and environmental documentation has been
prepared for the project site, no additional impacts such as biological, archaeological and
hydrological impacts, would occur to the physical environment. Impacts resulting from
increased traffic, and thus air quality, would still exist and would be similar to those
identified in this SEIR. Developing this project in the Otay Rio Business Park would result
in similar project impacts and would transfer these impacts to this area. The City has
rejected this project location for the proposed Commercial Center as similar impacts would
occur and the site is located in eastern Chula Vista and would not have the market to
support such a center.
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Eastern Urban Center
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The Eastern Urban Center site is located southeast of the future intersection of State Route
(SR) 125 and Orange Avenue. The Eastern Urban Center site currently has a General Plan
Land Use designation of Limited Research and Manufacturing (LRM). The proposed
Commercial Center would be conditionally permitted within this designation. Currently, 125
acres are available for development within this site. It should be noted that this site is being
considered as part of the Otay Ranch Development.
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The site is currently rural and the property is highly disturbed. Historically, the site has
been used for dry farming, though it is not designated as prime farm land. Due to the
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2 Otay Rio Business Park Specific Plan, Chillingsworth Corporation.
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IN 500563-4
highly disturbed nature of the site, significant biological impacts are not anticipated. The
Chula Vista General Plan identifies this site as having a moderate potential for cultural
resources. The significance of these resources cannot be established until site specific
studies can be completed. The General Plan also identifies the site as having a low
potential for paleontological resources.
Implementation of the proposed project in this rural area would permanently alter the open
space character of the site and vicinity which would be considered a significant land use and
aesthetic impact. In addition, developing a Commercial Center in this location at this time
is not considered feasible as there is insufficient infrastructure and market to support the
uses.
The proposed project on this alternative site would establish urban uses in the area, and
thus increase traffic from what currently exists. The traffic volume increases would be the
same as identified in this SEIR. This increase, though significant, are anticipated to be
mitigable with improvements to surrounding circulatiop systems. The increase in traffic in
the area would result in an increase in air quality and noise impacts beyond existing
conditions. These impacts are not anticipated to increase more than what was identified in
this SEIR. Traffic impacts would be reduced in the future with the development of State
Route 125 in proximity to the site.
The primary constraint with this alternative site is infrastructure extension. No existing
infrastructure systems are currently located in the project area. It is anticipated that
infrastructure systems would be extended to the site within the next ten years.
This site is potentially feasible, but it would not appear to substantially reduce potential
significant project impacts (see Table 1, ALTERNATIVES COMPARISON MATRIX). In
addition, due to significant constraints relating to infrastructure extension and consideration
of the site for inclusion in the Otay Ranch Development, this site has been rejected.
ENVIRONMENTALLY SUPERIOR ALTERNATIVE
Among the development alternatives assessed as part of this SEIR (refer to Table 1,
ALTERNATIVES COMPARISON MATRIX), the "Reduced Scale" Alternative (One Major
Use) would result in the least environmental impacts. The "Reduced Scale" Alternative
(One Major Use) would be more compatible with the surrounding residential uses than the
proposed project, limiting land use and compatibility impacts. This alternative would result
in a significant decrease in traffic (6-l-% 68% reduction in project generated traffic), noise
and air quality (111,568 150.357 VMT reduction) impacts. This is due to the replacement
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of two warehouse/retail uses, which are the traffic drawing uses of the project, with
community commercial uses. Elimination of the warehouse/retail uses would reduce the
size and dimensions of the proposal. Impacts to aesthetic resources onsite would be reduced
as a result of the elimination of Majors "B", "C", and the commercial retail "shop", and
establishment of community commercial uses in a mall-like setting. Therefore, the
"Reduced Scale" Alternative (One Major Use) is considered the environmentally superior
alternative. However. this alternative does not as successfully acheive the stated project
objectives of providing major retail commercial uses to the growing population of the
eastern territories. while strengthening the City's tax base.
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I
Cumulative Impacts
5.0 SIGNIFICANT CUMULATIVE IMPAcrs
This section has been included in the Supplemental EIR to address the cumulative impacts
associated with projects currently approved and proposed in the vicinity of the project site.
In accordance with CEQA Guidelines, Section 15130, significant cumulative impacts are
discussed. This discussion of cumulative impacts shall reflect the severity of the impacts and
their likelihood of occurrence, but the discussion need not provide as great a detail as is
provided of the effects attributable to the project alone. Per CEQA, the discussions shall
be guided by the standards of practicality and reasonableness. The following elements are
necessary in an adequate discussion of cumulative impacts:
1. Either:
a. A list of relevant past, present and reasonably anticipated future projects
producing related or cumulative impacts, including those projects outside the
control of the Agency; or
b. A summary of projections contained in an adopted General Plan or related
planning document which is designed to evaluate regional or area-wide
conditions;
2. A summary of the expected environmental effects to be produced by those projects
with specific reference to additional information stating where that information is
available; and
3. A reasonable analysis of the cumulative impacts of the relevant projects. An EIR
shall examine reasonable options for mitigation or avoiding any significant cumulative
effects of a proposed project;
4. With some projects, the only feasible mitigation for cumulative impacts may involve
the adoption of ordinance or regulations rather than the imposition of conditions on
a project-by-project basis.
5.1 LIST OF PAST, PRESENT AND REASONABLY ANTICIPATED
FUTURE RELATED PROJECfS
Several projects have been identified within the project area which were included in this
analysis. Table 28, APPROVED PROJECT FORECAST, provides a listing of those
projects approved which surround the Rancho del Rey Commercial Center.
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500563-5
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5.2 SUMMARY OF CUMULATIVE IMPACfS OF RELATED
PROJEcrs
Quantification of cumulative impacts is difficult and would require speculative estimates of
impacts including, but not limited to, the following: the geographic diversity of impacts in
the City of Chula Vista (impacts of future development may affect different areas);
variations in time of impacts (many of the project's future impacts, especially the short-term
construction related impacts, would occur at different times, and would be reduced or
removed before other short term impacts occurred); complete data is not available for all
future development; and data for future development may change during subsequent
approvals. However, every attempt has been made to make a qualitative judgement
regarding the combined effects of and relationship between the different land uses.
The following cumulative analysis includes recently approved projects in addition to project-
related impacts and impacts associated with the approved Rancho del Rey SPA I Plan
project. Although the majority of project-related impacts would not be considered
individually or cumulatively significant when compared to the previous Rancho del Rey SPA
I EIR, this section has been provided to include a cumulative analysis which addresses
recently approved projects which, when taken together with the approved Rancho del Rey
project and the proposed Commercial Center, may be considered cumulatively significant.
Land Use
Development of the Rancho del Rey project site and other proposed projects in the area
would result in increased urbanization and loss of open space in the local vicinity. The
currently proposed incorporation of the Commercial Center would not individually or
cumulatively result in significant impacts to land use or population within the City. As
cumulative land use impacts are difficult to individually mitigate, mitigation is most effective
through implementation of regional programs, such as the General Plan, which establish
development guidelines and require mitigation for loss of open space areas. Cumulative
development would create additional commercial and housing opportunities within the City.
Aesthetics
Short-term aesthetic impacts include dust generation and the presence of construction
vehicles and equipment during the construction phases of developments in the region. The
impending development of currently approved and pending projects in the region would
permanently alter the nature and appearance of the region through loss of natural open
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space area. Though anticipated by the General Plan, the actual City-wide and regional
change of aesthetics from open space/rural to urban is considered cumulatively significant
and unavoidable. This is best mitigated in this area by adhering to the goals, objectives and
policies established by the City of Chula Vista General Plan Conservation and Open Space
Element. Security lighting would introduce light and glare potential to the area. Long-term
aesthetic impacts would result from the conversion of natural open space to a built
environment. This is considered a significant impact, though, mitigation concerning the
design and placement of structures and circulation systems would reduce the significance of
this impact. Mitigation measures addressing project landscaping would further reduce
aesthetic impacts. Impacts are typically mitigated separately for each project, as well as
through implementation of the City of Chula Vista General Plan.
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Air Quality
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The proposed project in combination with other projects in the vicinity would contribute to
the cumulative degradation of regional air quality due directly to increased vehicle travel
and indirectly to energy consumption, though the project is not within an existing non-
attainment area. Any increase in emissions in a currently impacted air basin would be an
unavoidable adverse impact.
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Cumulative traffic level increases would increase in the project region as a result of the
approved projects and the proposed revisions to the Rancho del Rey project. These
cumulative impacts would further contribute to an existing significant noise impact.
Cumulative noise impacts can be reduced by implementing appropriate noise control
measures where City standards are exceeded. In addition, with General Plan Buildout,
cumulative noise impacts due to traffic are reduced as this scenario anticipates construction
of the State Route (SR) 125 and completion of SR 54.
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Fiscal
Cumulative operating revenues for the project area projected to exceed cumulative
operating costs over the period of time analyzed in the project Fiscal Report. The project,
together with pending and approved projects in the vicinity, would have a neutral or positive
effect on the City's capital expenditures and revenues, provided cumulative development
occurs in accordance with established City guidelines for expenditures and revenue activities.
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Traffic
Cumulative traffic impacts from the Rancho del Rey project and other proposed projects
in the area would increase in the project region. However, through the implementation of
the mitigation measures requiring intersection improvements, these impacts would be
mitigated to a less than significant level both individually and cumulatively.
It is important to recognize, however, that other projects in the eastern Chula Vista area,
including the Eastlake SPA I Amendment, Salt Creek Ranch, and Telegraph Canyon Road
Development Projects, are currently being processed for approval by the City of Chula Vista.
Thus, these projects collectively are applying for the same excess capacity which will exist
in the future Transportation Phasing Plan (TPP) circulation system upon the completion of
the proposed project. The City of Chula Vista will determine on a project-by-project basis
which project or projects will be allocated this additional circulation capacity prior to final
discretionary action on any of these competing projects.
Public Services and Utilities
Cumulative impacts from the project and additional development may result in increased
demands for services. The projects would be required to pay connection, service and
assessment fees which mitigate the increased demand by providing for additional services
and facilities. The cumulative impacts are not expected to be significant to schools, police
or fire services with the required fees and implementation of the City's Growth Management
Program.
Cumulative impacts from the project and additional development may result in increased
demand for utilities. The projects would be required to pay connection, service and
assessment fees which mitigate the increased demand by providing for additional utilities
and facilities. The cumulative impacts are not expected to be significant to electricity,
natural gas, or telephone with the required fees.
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I
Growth Inducement
"..".,^.~._,.._..,,_____.~~._,........_...."..,___~____~__.~_._, u__
6.0 GROWfH INDUCEMENT
Pursuant to Section 15126(g) of the CEQA Guidelines, the following section describes
growth-inducing impacts as "the ways is which the proposed project" could foster economic
or population growth, or the construction of new housing, either directly or indirectly in the
surrounding environment." This section discusses population growth. Fiscal impacts are
discussed in Section 3.5.
Summary of Previous EIR
The Rancho del Rey Final EIR stated that implementation of the SPA I Plan would not
have significant adverse growth inducing impacts. Approval of the SPA I project may
encourage potential adjacent developments (in SPAs II-IV) to occur sooner than would
otherwise take place without the SPA I project. However, since the project site is
surrounded by land zoned for urban growth, the development of the SPA I Plan would not
conflict with the City of Chula Vista goals for directing growth. In addition, the SPA I Plan
incorporated the majority of the measures expressed in the City and County growth
management plans. The public facilities and utilities were planned to be provided
concurrently with need and an open space and park system proposed. A circulation system,
including pedestrian and bicycle trails connecting various portions of the community were
also proposed.
Analysis of Revised Development Plan
The following analysis has been based on the Comprehensive Plan for the San Diego
Region. Volume 10. Series 7 Regional Growth Forecast, adopted by SANDAG in October,
1989, the Growth Management Element of the City's General Plan, and the City of Chula
Vista Growth Management Plan. 1989. No significant growth inducing impacts have been
identified as a result of this project. The following discussion provides detail for this
conclusion.
The San Diego Association of Governments (SANDAG), as the regional growth
management agency for the San Diego area, produces both short- and long-term population,
housing and employment forecasts which are utilized by local governments, state and federal
agencies, and the private sector to guide planning and project decisions. The City of Chula
Vista's General Plan contains a Growth Management Element (Chapter 5, adopted
November, 1989) which focuses on six main issues including: 1) the provision of adequate
and timely public facilities and services; 2) the provision of a health economy; 3) the
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provision of affordable housing according to regional "fair share" housing goals; 4) the
provision of a sense of community character and identity; 5) the preservation of open space
and natural resources; and 6) the need for a regional response to growth management (City
of Chula Vista, 1989). Growth management policies include the development of Citywide
planning studies to evaluate the City's responses to and action plans concerning the various
issues such as requiring master planned developments to provide low-to-moderate income
housing, and follow land planning/architectural/landscape design standards, implement the
Chula Vista Greenbelt, prepare comprehensive resource conservation plans, and expand
their use of memoranda of understanding and agreements to coordinate subregional
planning. The single goal of the Growth Management Element is "To direct and coordinate
growth and development policies in ways that not just maintain, but consistently endeavor
to improve, the quality of life for the current and future residents of Chula Vista." It should
be noted that the Growth Management Element (Action Program 5.1.2) states that the
Series VII projections should be utilized for both short-and long-term planning for growth,
public facility requirements and their phasing.
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This growth-inducement analysis has been based on an ultimate buildout scenario for the
project site. The analysis assumes buildout of the three major anchor stores, the "shop" and
restaurants as described in Section 2.0, PROJECT DESCRIPTION, and approximately
106,112 square feet of additional entertainment/recreation/retail uses (based on 30% lot
coverage) for a grand total of 509,998 square feet, as permitted under the proposed EP-3
zoning designation. The project is proposed to service the existing and projected population
within the City of Chula Vista and surrounding areas and is not anticipated to be growth-
inducing as it does not represent an extension of development into undeveloped areas and
is generally an "infill" development that will serve existing and planned development.
Additionally, fewer employees would be generated with the proposed project than with the
approved Employment Park uses so no additional demand for housing is anticipated (see
following discussion for basis for conclusion).
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Employment. The Series 7 Forecast provides employment figures for the City of Chula
Vista for 1986 and projects employment figures for 1995,2000, and 2010. Table 29, SERIES
7 FORECAST FOR THE CITY OF CHULA VISTA SPHERE OF INFLUENCE AREA
,
identifies the SANDAG employment projections for the City and its sphere of influence.
As identified within Table 29, the 1986 employment figure for the City was 39,371 with 9,666
of these employees in the retail trade industry. Between 1986 and 2010, employment in the
retail trade industry is forecasted to increase by 63.5%. For Chula Vista, this would mean
an additional 6,136 jobs in retail trade.
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IN 500563-6.0
Table 29
SERIES 7 FORECAST FOR THE CITY OF CHUIA VISTA
SPHERE OF INFLUENCE AREAl
RetailTrade
Industry
1986 39,371 9,666 129,159 46,068
1995 47,040 11,625 150,878 56,088
2000 50,796 12,661 161,997 60,956
2010 60,552 15,802 186,908 70,787
1 Figures based on Series 7 Regional Growth Forecast 1986-2010, City of Chula Vista, Table C2, SANDAG, July
1988.
Based on approximately .0024 employees per square foot of general commercial uses, 1 the
proposed project would generate approximately 1,224 jobs into the retail trade industry
within the City of Chula Vista (this assumption is based on commercial uses in general and
does not differentiate between the specific types of permits). As SANDAG forecasts 11,625
employees in this industry for 1995 (an increase of 16.9% or 1,959 employees from 1986),
the proposed project represents approximately 62.5% ofthe projected increase between 1986
and 1995. It should be noted, however, that uses permitted onsite would also allow
employment opportunities within the retail service industry, but the exact mix of uses for
approved uses is not quantifiable. In 1986, approximately 7,203 employees in the City were
1 Based on figures provided by the United States Department of Transportation. It should be noted that
the San Diego Traffic Generation Manual, prepared by SANDAG in June, 1991, illustrates three
examples of existing commercial uses within the San Diego region. The scenario which most reflected
the current project had an employee ratio of .0021 per square foot, thus the ratio of .0024 employees
per square foot utilized in this analysis represents a worst-case scenario for a jobs/housing balance
analysis.
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IN 500563-6.0
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in the retail service industry. SANDAG projects 8,849 employees in this same industry by
1995 (an increase of 1,646 people or 19% between 1986 and 1995). If the project was
completely employed with individuals in the retail service industry, the 1,224 project-
generated employees would represent approximately 74% of the expected increase between
1986 and 1995. The project may generate a combination of retail trade and retail service
industry jobs; thus, the project-related employees could represent an estimated 68%
(average between 62.5% of retail trade increase and 74% increase of retail service increase
from 1986 to 1995) of retail trade/service industry jobs within the City.
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SANDAG forecasts 2,369 employees to be added to the City-wide workforce in the business
service industry for 1995 (an increase of 26% or 612 employees from 1986). The approved
Employment Park (EP) designation for the project site would permit construction of
approximately 718,740 square feet (based on development of 55 net acres with 30% lot
coverage). Based on an employee generation factor of .0040 employees per square foot, the
approved EP designation would accommodate approximately 2,875 employees.2 Thus, with
the proposed project generating 1,224 employees, potential growth inducement would be less
with the currently proposed project when compared to the approved Employment Park uses.
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Housing. In 1986, approximately 46,068 housing units were occupied within the City of
Chula Vista Sphere of Influence area. As illustrated in Table 29, SANDAG anticipates the
number of occupied housing units within the City to increase by 53.7% between 1986 and
2010. As previously stated, the project would accommodate an estimated 1,224 employees.
Additional housing within the City would not be required to accommodate these employees
as the project is intended to provide members of the existing and planned population within
the immediate vicinity of the project site with additional employment opportunities. Due
to the nature of the proposed use as a commercial use which would provide services
primarily to residents within Chula Vista and surrounding areas, an extensive number of
future employees of the project are not anticipated to relocate into the City or require
additional housing.
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The proposed project would generate mostly "minimum wage" employment opportunities.
The existing approved land use regulations for the site allow for light industrial and
warehousing activities across the entire site with approximately forty percent of the site also
allowing office and commercial uses. The exact mix of land use types is not specified in the
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Based on figures provided by the United States Department of Transportation.
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IN 500563-6.0
previously approved SPA I Plan. However the intent of the approved land uses is to
balance jobs with housing in the Eastern Territories. This project would be less effective
in achieving that goal.
Population. According to SANDAG forecasts, the 1986 population within the City Sphere
of influence was 129,159 (refer to Table 29). This number is anticipated to increase by
44.7% from 1986 to 2010. The proposed project is not anticipated to introduce additional
population into the area beyond that anticipated for the approved Employment Park uses
and as the existing population in the project vicinity is anticipated to be employed at the
commercial center. These members may either remain at their present residence within the
City, relocate within the City to be closer to the project area or simply commute to the
project area from their present residence within the project vicinity. The anticipated effect
of the project on population in the project area is less than significant.
Public Services. The purpose of the City's Growth Management Program is to create and
implement a system to meet the General Plan goals and objectives as well as the Growth
Management Element goals and objectives. The Chula Vista Growth Management Program
implements the City's General Plan and Zoning Ordinance by ensuring that development
occurs only when necessary facilities and services exist or are provided concurrent with
demands of new development. City Council Resolution No. 13346 approved eleven public
facilities and services with related threshold standards and implementation measures, which
were listed in a policy statement dated November 17, 1987, issued by the Growth
Management Oversight Committee. The policy statement is updated as the need arises.
Threshold standards were used to identify when new or upgraded public facilities would be
needed to mitigate the impacts of new development. Development approvals would not be
made unless compliance with these standards are met. As the project would require
approval of a revised subdivision map, the project would be subject to the conditions within
the Growth Management Program (GMP). It should be noted that the GMP is
incorporated by reference into this SEIR and the proposed project would be required to
adhere to the project processing requirements within Chapter 3, Facilities.
The following discussion analyzes the project's conformance with the GMP in relation to the
eleven public facility/services which have adopted threshold standards (refer to Section 3.7,
PUBLIC SERVICES AND UTILITIES, for additional service information).
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. Traffic
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The traffic City-wide threshold standard requires that all intersections are to be
maintained at a level of service (LOS) C or better, with the exception that LOS D
may occur at signalized intersections for a period not to exceed a total of two hours
per day. The project traffic report identifies two critical signalized intersections
which will operate below the City of Chula Vista's Traffic Engineering Division's
peak hour operating threshold value of LOS D with project implementation (interim
condition).
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. Police
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Police response time for emergency calls for the proposed project would be four
minutes and thirty seconds; thus, project implementation would not exceed the seven
minute response time threshold standard.
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. Fire
Emergency response time to the project site would be five to six minutes which
would not exceed the GMP threshold standard of 7.0 minutes.
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. Schools
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The proposed project would generate approximately -l,3{H- 1.224 employees which is
EWer approximately 50% less than the number of employees associated with the
approved Employment Park uses; thus, additional impact to school facilities would
not occur. In addition, the Chula Vista Elementary and Sweetwater Unified High
School Districts did not anticipate significant impacts to school facilities resulting
from project implementation and the project is currently located within a Mello-Roos
Assessment District.
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. Libraries
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As the proposed project is not anticipated to introduce additional population into the
project vicinity, the threshold standard of 500 square feet of library per 1,000
population would not be applicable to the proposed project.
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. Parks and Recreation
The parks and recreation threshold standard applies to projects located east of
Interstate 805. The approved SPA I Plan includes park and recreation facilities
which would be sufficient to accommodate potential project-related impacts to park/
recreational facilities.
. Water
The provision of water is a particular issue of concern within the City due to the
recent drought conditions within Southern California. According to the Otay
Municipal Water District, which provides water to the project site, existing water
facilities would adequately serve the proposed project and additional water and
storage facilities would not be required for project implementation. Correspondence
with Otay Water District (OWD) indicates that water is allocated per water district.
The proposed project is within OWD which has verified that it can accommodate the
water demands of the proposed project without significantly affecting its allocated
amount.
. Sewer
Existing sewer facilities would adequately service the proposed project site. Project
implementation would require relocation of an existing sewer line, however,
additional facilities would not be required and the threshold standards would not be
exceeded.
. Drainage
Existing drainage facilities currently are located onsite. Refer to Section 7.3,
EFFECTS NOT FOUND TO BE SIGNIFICANT, for additional information.
. Air Quality
The proposed project would not be required to prepare an Air Quality Improvement
Plan as the project does not propose approval of a Sectional Planning Area Plan.
The project would be required to conform to standards within the 1991, San Diego
Regional Air Quality Strategy.
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. Economics
A Fiscal Impact Study was prepared which is consistent with the GMP requirements
for the project.
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The Civic Center subsection of the GMP would not be applicable to the proposed
commercial center project. In addition, project implementation would not result in
additional significant impacts to the existing corporation yard (Chapter 3.14 of the GMP)
beyond the current approved uses.
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Refer to Section 3.7, PUBLIC SERVICES AND UTILITIES, for additional information on
the provision of public services/utilities and Appendix 12.6, CORRESPONDENCE, of this
EIR for correspondence with service/utility agencies.
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long-Term Implications of
the Proposed Project and
Other Required CEQA Topics
7.0 LONG-TERM IMPLICATIONS OF THE PROPOSED
PROmCf AND OTHER CEQA REQUIRED TOPICS
7.1 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF THE
ENVIRONMENT AND THE MAINTENANCE AND
ENHANCEMENT OF LONG-TERM PRODUCTIVITY
Summary of Previous EIR
The use of the (entire Rancho del Rey SPA I) project site environment involved the
elimination of open space land uses and the development of a permanent, multifaceted
urban community. While some open space opportunities have, therefore, been precluded,
the development conformed to land use designations. Ultimate development of the project
created long-term environmental consequences that were connected with urbanization. Such
consequences include increased traffic volumes, incremental increases in regional water
consumption, an incremental capacity reduction at the Point Lorna Metro Sewer System, and
the potential for downstream drainage and flooding problems due to increased runoff
associated with the urban development. As stated in the previous EIR, existing and
proposed land use designations on the site was considered, in consideration of the planned
urban development, an appropriate and productive long-term use of the project site. In
addition, the development contained both local and regional beneficial impacts, including
increased economic and recreational opportunities. However, the project was intended to
have indirect, adverse effects on the long-term enhancement of the area as well.
Analysis of Revised Development Plan
If the proposed amendment and rezone to the approved Rancho del Rey SPA I Business
Center is approved and constructed, various short-term and long-term impacts would occur
on both a local and a regional level. During construction, surrounding land uses would be
temporarily impacted by dust, vehicle emissions, and noise caused by grading area
construction. However, these temporary impacts are similar to those associated with the
Rancho del Rey SPA I EIR and can be largely mitigated (refer to Sections 3.1-3.7 for
detailed information).
The long-term effects of the proposed revisions and subsequent development would be to
replace currently approved, but not yet built, Employment Park uses with Commercial
Center uses. In relation to this process, public services and utilities, energy and natural
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resources as well as characteristics . of the physical and human environment would be
impacted as previously discussed, similar to the impacts addressed in Rancho del Rey SPA
I EIR. Consequences of the implementation of the proposed revisions would include
increased traffic, air and noise impacts resulting from an increase in trips to the site.
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Ultimate development of the project site with the proposed revisions would create long-term
environmental consequences that are associated with intensification of land uses. However,
the proposed project provides increased commercial opportunities to the Rancho del Rey
community and the City of Chula Vista.
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Long-term implementation impacts of the proposed revisions would include improvements
to existing infrastructure, as well as the modification and construction of new internal
roadways.
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7.2 SIGNIFICANT IRREVERSmLE ENVIRONMENTAL CHANGES
Summary of Previous EIR
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The development of the project site resulted in the loss of open space resources. However,
during previous approvals on the initial stages of the project it was determined that the
proposed development constituted a more beneficial use of the site. Specifically, it was
found in the previous EIR that implementation of the Rancho del Ray SPA I Plan resulted
in the following significant environmental changes:
-
-
Visual resources on the project site were substantially altered by the development.
The provisions contained in the SPA Plan did not, however, conflict significantly with
the City of Chula Vista's urban zone classification. Grading of the project site for
development, however, permanently altered the existing site topography.
.;-
.
Energy and water resources were committed in site preparation activities (grading
and construction) and as part of future site usage. The project also required a
permanent commitment to provide public services. Energy sources, i.e., natural gas
electricity and fossil fuel consumed during construction, were irreplaceable. A
permanent loss of natural resources used for building materials and support of urban
land uses would have also occurred.
--
.-
.
Noise levels in the project vicinity would have increased because of higher traffic
volumes as well as other noise sources associated with urban activities. Noise levels
-
-
7.0-2
500563-7
would not exceed land use compatibility standards if mitigation measures were
incorporated.
. Biological resources on the project site were permanently altered from their existing
state. Although a portion of the site is proposed to be retained in open space,
ridgetops and the upper portion of ridges were altered from chaparral to non-native
plants. Areas near development were altered to conform to fire safety requirements.
Finally, riparian areas were affected by installation of drainage structures in the
canyon areas.
Analysis of Revised Development Plan
Approval of the proposed revisions would cause minimal irretrievable environmental
changes. The environmental changes would be similar to and maintain those addressed in
the previous EIR, such as the commitment of land to development (the site has already
been graded) and the amount of public services and utilities.
However, implementation of the proposed project would result in additional traffic, air
quality and noise impacts from the increase average daily trips and use of loading docks for
the warehouse/distribution centers (please refer to Sections 3.3, 3.4 and 3.6, AIR
QUALITY, NOISE and TRAFFIC/ CIRCULATION, respectively in this EIR).
7.3 EFFECfS FOUND NOT TO BE SIGNIFICANT
In accordance with CEQA guidelines Section 15063, the City of Chula Vista determined an
Environmental Impact Report would clearly be required for the proposed Rancho del Rey
Commercial Center, therefore, foregoing the preparation of an Initial Study. The following
discussion is a summary of effects that have been determined to not be significant as a result
of this Environmental Impact Report.
Earth
The proposed site has been graded for the originally approved Employment Park use.
Although grading is proposed to alter existing pad sizes, the project does not have the
potential to significantly alter or change conditions of earth or geologic substructures,
topography or ground relief, or any unique geologic or physical features.
7.0-3
500563-7
-
-
Water
-
As the project site was previously analyzed for an Employment Park development, additional
impacts to water resources are not anticipated. The proposed project would not significantly
alter drainage courses and absorption rates than previously analyzed. The project will,
however, be subject to all applicable processing requirements and regulations related to
urban runoff pollutants.
-
-
Plant and Animal life
-
The proposed Rancho del Rey Commercial Center will not have significant effects on the
biological and floral aspect on the project site since the site is currently in a graded state.
In addition, no plant species of unique or endangered natural vegetation exist on the site
and the project will not impact the diversity or population of any animals in the area.
-
The area where grading will encroach into existing open space (approximately .25 acre)
consists of previously graded and revegetated land and will be mitigated with the provision
of an equal acreage similarly revegetated.
-
-
Risk of Upset
-
The proposed project does not involve the risk of an explosion of the release of hazardous
substances in the event of an accident or upset condition. Construction of the structures
does not involve such risks and no potential upset conditions or significant impacts are
anticipated. There are no foreseeable impacts on local emergency or evacuation plans due
to the characteristics and location of the proposed buildings.
-
-
Natural Resources
"'l!I
The construction of the proposed development site will entail the use of typical construction
related natural resources. However, the nature of the project and related construction
requirements does not deplete significant amounts of nonrenewable resources.
-
-
Human Health
-
The proposed development will not result in the creation or exposure of health hazards.
-
-
7.0-4
500563-7
Ii
Inventory of Mitigation Measures
8.0 PROPOSED MITIGATION
LAND USE/PlANNING AND ZONING
# la. Prior to site plan approval, the project applicant shall prepare design guidelines
which shall include, but not be limited to, setbacks, buffers, building design
requirements, and screening techniques. Specifically, the large mass of the anchor
stores must be designed to present an appearance of smaller pads and buildings.
Techniques could include offsetting wall planes, varying roof heights, and wall
coloring and texturing. Lighting must be directed toward the site and shielded.
#lb. Additionally, design shall provide for adequate street and parking lot lighting to
promote safety and to discourage noxious and/or illegal activities. Security measures
shall be included as a part of this design review process.
Implementation of these measures, in addition to those required in Sections 3.2, 3.3, 3.4, and
3.6 of this EIR, would reduce the incompatibility impact to a level below significant.
AESTHETICS
#2a. Prior to site plan approval, the project applicant shall prepare design guidelines that
specify architectural design and building materials to be utilized. Reduction of
appearance of building mass is the goal, and could be achieved through variation in
wall plans and roof heights in the same building, and wall coloring and texturing.
The project will be subject to the City's design review process which will assure
acceptable design standards prior to site plan approval.
#2b. The project applicant shall prepare the landscape plan in accordance with the City's
Landscape Manual, prior to site plan approval. On-site landscaping techniques such
as screen landscaping and the provision of a mixture of size, type and variety of plant
species, as listed in tables shall be incorporated throughout the project to soften
visual impacts and enhance the aesthetic character of the project.
#2c. Prior to issuance of building permits, a lighting plan for the development shall be
submitted by the project applicant for approval by the City. The lighting plan shall
demonstrate that lighting is limited to provide adequate security without producing
8.0-1
IN 500563-8
-
-
excessive glare and shall provide for building lighting to be directed at project site
structures.
-
#2d. Prior to issuance of occupancy permits, the project applicant shall comply with
provisions from the signage requirements of the PC District Regulations (Le., size
and height).
..
-
Implementation of these mitigation measures would reduce the identified significant impacts
to a less than significant level.
-
AIR QUALITY
-
Refer to Section 3.6, TRAFFIC/CIRCULATION, for additional Mitigation Measures
related to Air Quality. The first three measures below are standard procedures required
of all projects to reduce impacts associated with construction:
....
-
#3a. Prior to the issuance of grading permits, the applicant shall demonstrate to the
Director of the City of Chula Vista Public Works Department that dust generated
by grading activities shall comply with local dust control and Uniform Building Code
(UBC) requirements which include dust control measures for construction sites. Dust
reducing measures shall include regular watering of graded surfaces and restriction
of all construction vehicles and equipment to travel along established and regularly
watered roadways.
-
-
-
#3b. During construction, all grading activities shall cease during periods of high winds
(Le., greater than 30 mph). To assure compliance with this measure, grading
activities are subject to periodic inspections by City staff.
-
-
#3c. Construction equipment shall be fitted with emission control devices and be kept in
proper tune.
-
The following measures are required of the project to reduce identified significant impacts:
#3d. The applicant shall distribute educational material to all homeowners in the Rancho
del Rey area regarding energy conservation, the availability of public transit,
ridesharing and other alternative transit methods and the location of bicycle routes
in the project vicinity.
-
-
-
8.0-2
IN 500563-8
#3e. Prior to issuance of occupancy permits, energy conservation practices, as required by
the Subdivision Map Act, Building Energy Efficiency Standards (California Energy
Commission), and State and local laws, shall be incorporated into the design of the
individual projects so that they have the secondary effect of limiting stationary source
pollutants both on and offsite.
#3f. Bicycle racks shall be installed on all commercial sites for use by employees and
patrons. This measure shall be incorporated into the P.c. District Regulations prior
to approval of the SPA Amendment.
#3g. On all commercial sites, safe pedestrian walkways between buildings and bus stop
areas, as determined appropriate by the City of Chula Vista Director of Planning,
shall be constructed onsite by the applicant to encourage the future use of public
transit. This measure shall be implemented to the satisfaction of the City prior to
issuance of occupancy PeJ'mits.
#3h. The project applicant and future employers of the commercial uses within the
Rancho del Rey SPA I Plan area shall comply with the City of Chula Vista
Transportation Demand Management (TDM) Program, when established, and all
applicable rules and regulations of the San Diego APCD and SANDAG including
the Transportation Control Measure (TCM) Plan as it is implemented.
Even with the implementation of the above listed measures, the impact to ambient air
quality would remain significant.
NOISE
#4. No feasible mitigation is currently available to reduce impacts resulting from the
projects contribution to existing the significant noise impacts that currently exists
along Telegraph Canyon Road between I-80S and Crest/Oleander Drive and
between Crest/Oleander Drive and Paseo del Rey.
#5. Prior to Building Permit issuance, the City engineer shall approve noise insulation
or attenuation devices which will be implemented to reduce noise impacts due to
mechanical equipment.
Noise impacts can be reduced with implementation of proposed mitigation. Existing
significant noise impacts exist and any additional impact to noise would be significant.
8.0-3
IN 500563-8
..
-
FISCAL IMPAcrs
-
No significant impacts have been identified, therefore, no mitigation measures are required
or recommended.
-
TRAFFIC/CIRCULATION
-
The following mitigation measures are based on the analysis which showed that the best
plan of traffic control for East "H" Street was to provide signalized intersections at Paseo
del Rey and Tierra del Rey and right in/right out intersections at Avila Way and a mid-
block project driveway east of Avila Way.
-
-
To mitigate traffic impacts associated with the Rancho del Rey Commercial Center Project,
it was considered necessary to provide level of service D operating conditions at
intersections in the study area. Based on the analysis presented in this EIR, the following
intersection improvements are recommended for both the Interim and Buildout Conditions,
however, only mitigation that would result in the improvement of project impact to LOS D
or better is considered acceptable.
...
-
-
#6. Prior to issuance of Building Permits, the project applicant shall contribute a fair
share portion to the following TPP Approved Basic Roadway Improvements to the
satisfaction of the City Engineer:
-
-
East "H" Street/Southbound 1-805 Ramps: Add third northbound exclusive right turn
lane and add one eastbound exclusive right turn lane.
-
East "H" Street/Northbound 1-805 Ramps: Add third eastbound through lane.
-
East "H" Street/Paseo Ranchero: Add one northbound exclusive left turn lane.
-
East "H" Street/Otay Lakes Road: Add third northbound through lane, add third
westbound through lane, add third southbound through lane, and add third eastbound
through lane.
-
-
Bonita Road/Otay Lakes Road: Add second westbound exclusive left turn lane.
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8.0-4
IN 500563-8
Telegraph Canyon Road/Northbound I-80S Ramps: Add a second westbound
exclusive right turn lane and a third eastbound through lane. Restripe northbound
approach to allow left/right combination lane and an exclusive right turn lane.
Telegraph Canyon Road/Halecrest Drive: Add third westbound through lane.
Telegraph Canyon Road/Crest Drive/Oleander Avenue: Add a second northbound
exclusive left turn lane and add one eastbound exclusive right turn lane.
Telegraph Canyon RoadjPaseo del Rey: Add third westbound through lane.
#6a. The timing and/or phasing of this project shall be adjusted in accordance with the
results of the interim SR-125 study which is currently being conducted. The project
shall be assessed a fair share of necessary improvements so that significant impacts
of cumulative traffic are avoided and Chula Vista thresholds are met. If such timing
or phasing will not mitigate any identified significant cumulative impacts and not
result in a less than significant impact. the City shall withold the issuance of building
permits.
#7. Prior to issuance of Building Permits, the project applicant shall complete and/or pay
a fair share portion of the following intersection improvements, including, site
roadway lane geometry, pavement markings and signing, to the satisfaction of the
City Traffic Engineer:
East "H" Street/Paseo del Rey: Add second northbound exclusive left turn lane, add
northbound exclusive right turn lane, add westbound exclusive right turn lane, add
second southbound exclusive left turn lane, add second southbound through lane, and
add one eastbound exclusive right turn lane. Retaining walls shall be incorporated
into the design of improvements that require roadway widening.
East "H" Street/Tierra del Rey: Add a southbound exclusive right turn lane, add a
second southbound exclusive left turn lane, and add a second eastbound exclusive left
turn lane.
E8:St "H" Streett J'....ila 'Va}': Delete the proposal to install a traffic signal and retain
the existing traffic control and lane geometry.
8.0-5
IN 500563-8
..
-
Telegraph Canyon Road/Crest Drive/Oleander Avenue: Add a second westbound
exclusive left turn lane and a westbound exclusive right turn lane.
..
Telegraph Canyon Road/Paseo del Rey: Add a second eastbound exclusive left turn
lane. Restripe southbound approach to allow a left turn, through/right combination
lane, and an exclusive right turn lane.
-
-
#8. Prior to Building Permit issuance, the project applicant shall be responsible to a pay
fair share portion of the following intersection improvement for buildout conditions
to the satisfaction of the City Traffic Engineer:
-
-
"H" Street/Hilltop Drive. Add third westbound through lane and add third
eastbound through lane.
-
#9. Prior to issuance of Building Permits and to the satisfaction of the City of Chula
Vista Traffic Engineer, the project applicant shall be responsible for the following
internal project site traffic signals:
-
-
· Installation of a traffic signal at the internal project site intersection located
on Paseo del Rey just north of East "H" Street.
-
.
Installation of a traffic signal at the internal project site intersection located
on Tierra del Rey just north of East "H" Street.
.....
.
Implementation of revised lane geometry, pavement marking, and signing on
the project site as detailed in Appendix 12.5, TRAFFIC/CIRCULATION
STUDY.
-
-
Implementation of these mitigation measures provide a level of service D or better and,
therefore, no significant impacts to traffic and circulation will occur.
-
PUBLIC SERVICES AND UTll.JTIES
-
SCHOOLS
-
None.
-
-
8.0-6
IN 500563-8
TEIEPHONE
#10. The proposed project would require the realignment of the telco substructure into
the project site.
GAS & EIECfRlC
None.
POllCE PROTECTION
#11. The Chula Vista Police Department shall be given the opportunity to review the site
plan for each individual building in the proposed Commercial Center prior to
building permit issuance. The site plan will be reviewed for the following items;
11a. Adequate lighting shall be provided by the developer to enhance cnme
prevention and law enforcement efforts.
lIb. The address signs of the buildings shall be situated for easy identification by
police officers during emergencies, to the satisfaction of the Police
Department.
Implementation of recommended mitigation measures would reduce potential impacts to a
less than significant level.
FIRE PROTECTION
None.
SOUD WASTE DISPOSAL
# 12a. The proposed Commercial Center shall comply with the County of San Diego
Mandatory Recycling Program for commercial uses if adopted. If adoption occurs,
the applicant shall submit evidence of compliance to the City.
#12b. Beginning July 1993, the project will be required to contract with Laidlaw or another
hauler for collection of recyclables from the site.
8.0-7
IN 500563-8
..
-
#12c. Prior to issuance of Certificates of Occupancy, the project applicant shall
demonstrate to the City that the proposed Commercial Center will have two or more
dumpsters ("three yard bins") placed next to trash dumpsters for recycling collection.
Additionally, it is recommended that in-house storage areas (next to in-house trash
bins) for recycling bins shall be set up to facilitate recycling efforts.
-
-
Implementation of these measures would reduce the project's contribution of the cumulative
impacts to a level below significance.
-
..
SEWER
-
None.
-
WATER
#13. The project applicant shall comply with any water conservation programs of the
Water District and the City of Chula Vista. Such programs may include payment of
water offset fees, incorporation of water saving devices and appliances and
landscaping with drought tolerant plant materials (landscape plan to be approved by
the City Landscape Architect). Compliance with City or Water District requirements
will mitigate the project's contribution to the cumulative impact to a level below
significance.
-
-
-
..
PARKS AND RECREATION
#14. Prior to SPA Amendment approval, a 20-foot set-back between the proposed site
structures and Rice Canyon shall be incorporated into the PC District Regulations.
The adjustment in open space will require revegetation of any new open space areas.
Such revegetation will be completed to the satisfaction of the City's Open Space
Coordinator and Landscape Architect. This will reduce impacts to a level below
significance.
-
-
-
Implementation of the proposed mitigation measures will reduce impacts to public services
and utilities to a less than significant level.
-
-
-
-
8.0-8
IN 500563-8
"
Inventory of Unavoidable
Significant Impacts
..._.,,__...".___"_--.-..-.,=._...,.v~~,~.,",""._"-'""
9.0 UNAVOIDABLE SIGNIFICANT IMPACTS
lAND USE/PLANNING AND ZONING
No unavoidable significant land use impacts were identified in the SPA I Plan EIR. The
proposed project, with implementation of required mitigation measures, would not create
new unavoidable significant impacts.
AESTHETICS
No unavoidable significant visual impacts were identified in the SPA I Plan EIR for the
Employment Park. The proposed project would not create additional unavoidable
significant impacts.
AIR QUALITY
The project would contribute to the significant degradation of the local ambient air quality
and cumulative degradation of regional air quality due to increased vehicle emissions, which
is considered an unavoidable significant impact. Additionally, cumulative effects of all
projects in the San Diego Air Basin are considered significant.
NOISE
In areas where the project contributes to an existing significant noise impact, the project's
contribution is significant and unavoidable.
FISCAL IMPAcrs
No unavoidable significant impacts have been identified.
TRAFFIC/CIRCULATION
No significant unavoidable impacts to Traffic/Circulation would occur with implementation
of the proposed Commercial Center project.
9.0-1
IN 500563-9
-
-
PUBLIC SERVICES AND UTILITIES
-
Implementation of the proposed commercial uses are not anticipated to create additional
unavoidable significant impacts to public services, utilities, parks and recreation.
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
9.0-2
IN 500563-9
~V~
II
Sources
..
10.0
SOURCES
10.1 STAFF AND AGENCIES CONSULTED
Lead Agen~
City of Chula Vista
Community Development Department
276 Fourth Avenue
Chula Vista, CA 91910
Ms. Diana Richardson, Environmental Facilitator
Mr. Stephen Griffin, Senior Planner
Mr. Pat Crowley, Senior Planner
Ms. Cheryl Dye, Economic Development Manager
Applicant
Rancho del Rey Partnership
McMillin Communities, General Partner
2727 Hoover Avenue
National City, CA 91950
Mr. Craig Fukuyama, Vice President
Mr. Thorn Fuller, Engineer
Additional Contacts
Rick Engineering
5620 Friars Road
San Diego, CA 92110-2596
Mr. John D. Goddard, Associate
Cinti and Associates
1133 Columbia Street, Suite 201
San Diego, CA 92101
Gary Cinti, Principal
J ames Leary Architecture and Planning
9845 Erma Road, Suite 205A
San Diego, CA 92131
Mr. James Leary, Principal
Mr. Simon Warner, Project Coordinator
10.0-1
IN 500563-10
-
-
JHK and Associates (Contracted with the City of Chula Vista)
2831 Camino del Rio South, Suite 205
San Diego, CA 92108
Mr. Dan Marum, Senior Transportation Engineer
-
Public Services and Utilities
-
City of Chula Vista Fire Department
276 Fourth Avenue
Chula Vista, CA 91910
Ms. Carol Gove, Fire Marshal
-
-
City of Chula Vista Police Department
276 Fourth Avenue
Chula Vista, CA 91910
Mr. Kevin Harding, Principal Managing Assistant
-
-
City of Chula Vista Parks and Recreation Department
276 Fourth Avenue
Chula Vista, CA 91910
Mr. Marty Schmidt, Landscape Architect
-
City of Chula Vista City Manager's Office
276 Fourth Avenue
Chula Vista, CA 91910
Ms. Athena Bradley, Conservation Coordinator
-
-
City of Chula Vista Engineering Department
276 Fourth Avenue
Chula Vista, CA 91910
Mr. Roger Daoust, Senior Civil Engineer
-
Sweetwater Union High School District
1130 5th Avenue
Chula Vista, CA 91911
Mr. Tom Silva, Assistant Director of Planning
-
Chula Vista Elementary School District
84 East J Street
Chula Vista, CA 91910
Ms. Kate Shurson, Director of Planning and Facilities
-
-
Pacific Bell
5601 Rosemond Center Drive, Room 226
La Mesa, CA 91942
Mr. AI Lerma, Pacific Bell Engineer
-
-
-
10.0-2
IN 500563-10
San Diego Gas and Electric
P.O. Box 1831
San Diego, CA 92112
Mr. Don Rose, Senior Land Planner
Otay Water District
10595 Jamancha
Spring Valley, CA 91977
Mr. Bart Mumford, Planning and Mapping Manager
10.2 CONSULTANTS WHO PREPARED THE EIR
City Staff
City of Chula Vista
246 Fourth Avenue
Chula Vista, CA 92010
Ms. Diana Richardson
Preparers of the Environmental Impact Report
Robert Bein, William Frost and Associates
3569 Fifth Avenue
San Diego, CA 92103
Ms. Barbara Eljenholm, Vice President
Mr. Joseph Monaco, AICP, Assistant Director/Project Manager
Ms. Rica Weber, Project Coordinator
Ms. Melanie Smith, Environmental Analyst
Ms. Holly Weatherby, Environmental Analyst
Ms. Amy Stanton, Assistant Environmental Analyst
Ms. Nancy Andrew, Assistant Environmental Analyst
Subconsultant
John McTighe and Associates
3160 Camino Del Rio South, Suite 205
San Diego, CA 92108
Mr. John McTighe, Principal
JHK & Associates
8989 Rio San Diego Drive, Suite 335
San Diego, CA 92108
Mr. Daniel Marum
Ms. Pamela Barnhart
10.0-3
IN 500563-10
"""
10.3 REFERENCES
-
Addendum to EIR-83-2 for the Revised El Rancho del Rey Soecific Plan Amendment, Certified
March, 1985.
-
Addendum to EIR-87-1 for the Revised Rancho del Rey SPA I Plan, Certified December 15,
1987.
-
Aerial Photograoh, 1992
-
CEQA: The California Environmental Quality Act - Law and Guidelines. OPR, June, 1986.
City of Chula Vista General Plan, Adopted July 11, 1989.
-
City of Chula Vista Growth Management Program, 1989.
-
City of Chula Vista Municioal Code (Title 19. Zoning), Revised May, 1991.
Comorehensive Plan For the San Diego Region Volume 10 Series 7 Regional Growth Forecast,
San Diego Association of Governments (SANDAG), October, 1989.
-
Design Guidelines for the Rancho del Rey SPA I Plan, Adopted February 2, 1988.
-
El Rancho del Rey Soecific Plan, Revised 1985 by Specific Plan Amendment Area Plan.
-
El Rancho del Rey Soecific Plan Amendment Final Environmental Impact Reoort (EIR-83-2),
Certified March, 1985.
Final Series 7 Regional Growth Forecast Land Use Inputs, San Diego Association of
Governments (SANDAG), October, 1988. _
Population and Housing Forecasts, San Diego Association of Governments (SANDAG), 1991.
-
Public Facilities Plan and Financing Analvsis for the Rancho del Rey SPA I Plan.
Rancho del Rey Sectional Planning Area (SPA) I Plan, Adopted December 15, 1987.
-
Rancho del Rey Sectional Planning Area (SPA) I Plan Environmental Impact Report (EIR -87-
11, Certified December 15, 1987.
-
Rancho del Rey Sectional Planning Area (SPA) I Design Guidelines and Planned Community
Regulations, February, 1988.
-
Regional Air Quality Plan. San Diego Air Quality Management District, 1992.
-
Regional Air Quality Strategy Plan, Air Pollution Control District, April, 1992.
Thomas Guide. 1991 San Diego County, Thomas Brothers Maps, 1991.
-
-
10.0-4
IN 500563-10
II
Certification Statement by
Environmental Consultant
11.0
CERTIFICATION STATEMENT
ENVIRONMENTAL CONSULTANT
BY
This Supplemental Environmental Impact Report (SEIR) for the Rancho del Rey
Commercial Center was prepared by Robert Bein, William Frost & Associates (RBF) of
Chula Vista, California. Personnel of Robert Bein, William Frost & Associates (RBF) who
participated in the preparation of this SEIR are as follows:
. Barbara Eljenholm, Vice President
. Joseph Monaco, AICP, Assistant Director/Project Manager
. Rica Weber, Project Coordinator
. Melanie Smith, Environmental Analyst
. Holly Weatherby, Environmental Analyst
Amy Stanton, Assistant Environmental Analyst
Nancy Andrew, Assistant Environmental Analyst
Subconsultants involved in the preparation of this SEIR include the following:
. JHK & Associates, Traffic Consultant (Contracted with City)
. McTighe & Associates, Fiscal Impact Consultant
I hereby affirm that, to the best of our knowledge, the statements and information herein
are in all respects true and correct, and that all known information concerning the
potentially significant environmental effects of the proposed project have been included and
fully evaluated in this Supplemental Environmental Impact Report.
1m mu---
Jo~ph Monaco, AICP
Project Manager, RBF
11.0-1
500563-11
APPENDICES
FINAL
SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT
Rancho del Rey Commercial Center
July 20, 1992
Lead Agency: City of Chula Vista
246 Fourth Avenue
Chula Vista, California 92010
Contact: Ms. Diana Richardson
(619) 691-5047
Consultant: Robert Bein, William Frost & Associates (RBF)
71 North Fourth Avenue
Chula Vista, California 91910
Contact: Mr. Joe Monaco
(619) 426-5400
IN 500563-4025
I
Appendices
TABlE OF CONlENTS
APPENDICES
RANCHO DEL REY COMMERCIAL CENTER
12.0 APPENDICES
12.1 Notice of Preparation (NOP)/NOP Responses
12.2 Air Quality Data
12.3 Noise Data
12.4 Fiscal Study
12.5 Transportation/Circulation Study
12.6 Correspondence
12.7 Original SPA I EIR Sections
I
Notice of Preparation (NOP)/
NOP Responses
Appendix ]
Notice of Preparation
To:
':"gen:\
:"u':~~~
SU::li€:: Notice of Preparation of a Draft Environmental Impact Report
Street :l,dc,ess
2-6 "0~~t~ Ave~ue
Consulting Firm (If applicable):
Finn ~ame Robert Bein, William Frost
& Associates
Street Address 71 "Jnrth Fnllrtl-, A"pnllp
Lead Agency:
Agency ~ame
City or Chula Vista
City!St:lle,Zip (:111113 Vlc:t". c:t.. 9]9]0
City/State/Zip rhllb V; c:t::> , rA 9?910-1007
Contact n;::m::> Rirn::>rHc:nn Contact Mr Toe Monaco/MIS ~ic;;. WIil'blilr
Environmental Review, Community Development Department
r.i ty n f rn1l1.'l Vi", t;:J will be the Lead Agency and will prepare an environmental impact report for the
project identified below. We need to know the views of your agency as to the scope and content of the environmental mformation which
is germane to your agency's statutory responsibilities in connection with the proposed project. Your agency will need to use the EIR
prepared t-y our agency when considering your permit or other approval for the proJect.
The project descnption. location. and the potential environmental effects are contained in the attached materials. A copy of the Initial
Study(nls X'isnotl attached, (See attachement "A" for potential environmental effects)
Due to the lime limits mandated by State law, your response must be sent at the earliest possible date but nor wcer chan 30 days after
receipt of this notice.
Please send your response to
the name for a contact person In your agenc)'.
~s. Diana Richardson
Development Department
Environmental Review Community at the address shown above. We will need
Project Title:
Rancho del Rey Community Commercial Center
City inearestl
San Diego (Attachments "B"
County and "C")
Project Location:
Chula Vista, San Diego
Project Description: (brietl
See Attachment "n"
Date
': t- ,,{,/
2..3, FilL
Signature ,,.l..-1~:l., }\~ l.J_L iw.. '----I~ t:- )1\...._ ~J "'--
Title Environmental Review Coordinator
Telephone
(h1Q) !J.?? 7':\9"
Rcfercnrc C,J,l;fl)mIJ Cude of Re-Fu:Jllon~. Title :~. ICEQA GUlJelmesl Sectlon~ 15ClS2:JI. 15103. 1~:75
Re\'15Ca Guoner 1989
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ATfACHMENT "A"
PREliMINARY TABLE OF CONTENTS FOR THE
RANCHO DEL REY COMMUNITY COMMERCIAL CENTER
SUPPLEMENTAL ENVIRONMENTAL IMPACf REPORT
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1.0 Introduction and Executive Summary
2.0 Project Description
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3.0 Impact Analysis - Description of Environmental Setting,
Impacts and Mitigation Measures
3.1 Land Use and Relevant Planning
3.2 Aesthetics
3.3 Air Quality
3.4 Noise
3.5 Fiscal
3.6 Traffic/Circulation
3.7 Public Services and Utilities
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4.0 Alternatives to the Proposed Project
5.0 Significant Cumulative Impacts
6.0 Growth Inducement
7.0 Long-Term Implications of the Proposed Project
(Other CEQA Required Topics)
8.0 Sources
9.0 Appendices
10.0 Inventory of Mitigation Measures
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p..1'1'p..Ct-tMENT "C"
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ATIACHMENT "D"
RANCHO DEL REY COMMUNITY COMMERCIAL CENTER
SUPPLEMENTAL ENVIRONMENTAL IMPACf REPORT
PRomCf LOCATION
The proposed Rancho del Rey Community Commercial Center is located on an
approximately 55-acre site within the southwestern portion of San Diego County, within the
City of Chula Vista. The project site is located approximately 3.5 miles from downtown
Chula Vista and approximately ten miles from downtown San Diego. Interstate 805 is
located approximately two miles to the west of the site. The southern boundary of the site
is East H Street and Plaza Court, Paseo del Rey, Lazo Court and Avila Way travel through
the site. Attachment "B" is a site vicinity map of the project area and Attachment "C" is a
Preliminary Site Plan of the project.
PRomCf DESCRIPTION
The existing Rancho del Rey business center is currently designated for Employment Park
land use within the comprehensive amendment to the EI Rancho del Rey Specific Plan.
The proposed project is the conversion of a significant portion of the Rancho del Rey
Business Center (employment park) to a mixed use commercial center including up to three
major discount/warehouse retailers in combination with complementary recreation/
entertainment/retail commercial uses and smaller retail users. The proposed Rancho del
Rey Community Commercial Center project involves amendments to the land use policy,
regulatory, and design documents for the western portion of the Rancho del Rey Business
Center, in order to allow for the development of parcels suitable for major retail users. The
amended documents will include: the City of Chula Vista's General Plan, the EI Rancho del
Rey Specific Plan, the Rancho del Rey SPA I Plan, and PC District regulations. In addition,
the current subdivision maps and employment park design guidelines will require
modification or replacement. A revised site layout may also require street vacations of
existing streets and realignment of existing utility improvements.
A key component of the planning process will be a conceptual site plan. This plan will be
used to study and assess design options and project impacts. The refined site plan will be
used as a basis for the document revisions and subdivision maps. However, the conceptual
site plan itself is not proposed for approval. Detailed site plans for each parcel will be
prepared and approved prior to construction through the City's design review process.
5
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STATE OF CALIFORNIA
PETE WILSON, Governor
GOVERNOR'S OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO, CA 95814
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Received t ; : ;
\ ~, Ccmm\l(\ltv Of vel oilmen c:: ;'
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DATE: May 18, 1992
TO:
Reviewing Agency
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RE:
CITY OF CHULA VISTA's NOP for
RANCHO DEL REY COMMUNITY COMMERCIAL CENTER
SCH # 92051032
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Attached for your comment is the CITY OF CHULA VISTA's
Notice of Preparation of a draft Environmental Impact Report (EIR) for the
RANCHO DEL REY COMMUNITY COMMERCIAL CENTER.
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Responsible agencies must transmit their concerns and comments on the
scope and content 'of the EIR, focusing on specific information related
to their own statutory responsibility, within 30 days of receipt of this
notice. We encourage commenting agencies to respond to this notice and
express their concerns early in the environmental review process.
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Please direct your comments to:
DIANA RICHARDSON
CITY OF CHULA VISTA
276 FOURTH STREET
CHULA VISTA, CA 91910
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...
with a copy to the Office of Planning and Research. Please refer to the
SCH number noted above in all correspondence concerning this project.
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If you have any questions about the review process, call
Tom Loftus at (916) 445-0613.
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Sincerely,
,,/1' II .
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(/Iv~~/
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Christine Kinne
Acting Deputy Director, Permit Assistance
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Attachments
cc: Lead Agency
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10
TABLE I
Threshold levels for land Uses
land Use
Category
Threshold levels
Size
Unit
Housina
Si ng1 e Family
Apartments
Parkina
ShoDDing Center
Regional
Neighborhood
Indiv. Store
Industry.
Undifferentiated
Mass Production
Industrial Park
Administration
Warehouse
Research &
Development
Office Building
Govt. Buildina
Mote 1
~estaurant
Full-serve
Fast-food
Drive-in
dwelling 300 units
unit 400 units
space 250 spaces
square feet 60.000 ft2.
floor area. or 6 acres
or acres of land area
acre 15 acres
acre 15 acres
acre 20 acres
acre 20 acres
acre 20 acres
acre 40 acres
-
square feet 100.000 ft2
square feet 30.000 ft2
unit 200 units
seat 700 seats
employee 40 emplotees
square feet 4 .000 ft
seat 900 seats
Theater
Anv Facility AttractinQ or Generatina: 2000 motor trips/day
(1000 vehicles in
and out)
*Industrial sources typically are direct emitters of air contaminants
and may require a permit from the SCAQMD. Developers should contact the
South Coast Air Quality Management District at (818) 572-6200.
11
.
APPENDIX D -
CALIFORNIA STATE COMPOSITE MOVING EXHAUST EMISSION RATES
(Grams Per Mile)
CALENDAR YEAR 1990 -
(continued)
SPEED (MPH) CO TOG ROG NOX PARTICULATES
TIRE WEAR EXHAUST
-
5 31.56 2.70 2.43 1.93 .217 .091
10 21. 41 1.86 1.66 1. 72 .217 .091
-
]5 15.95 1.38 1.24 1. 58 .217 .091
20 ]2.40 1.08 .97 1.48 .217 .091 -
25 9.87 .87 .78 1.42 .217 .091
-
30 8.00 .72 .64 1.40 .217 .091
35 6.62 .60 .54 1.40 .217 .091 -
40 5.62 .52 .47 1.42 .217 .091
45 4.93 .47 .42 1.48 .217 .091 -
50 4.49 .43 .39 1.58 - .217 .091
-
55 4.21 .40 .36 1. 72 .217 .091
-
Crankcase Blowby 0.000 0.000
Grams Per Mile
Diurnal Emissions - 2.711 grams per vehicle per day, per mil e -
(TOG or ROG)
Hot Soak - ].794 grams per 1 hour soak, or grams per mile -
(TOG or ROG)
-
-
-
-
12
-
APPENDIX D
CALIFORNIA STATE COMPOSITE MOVING EXHAUST EMISSION RATES
(Grams Per Mile)
CALENDAR YEAR 2000
(continued)
SPEED (MPH) CO TOG ROG HOX PARTICULATES
TIRE WEAR lXHAUST
r5 16.40 1.47 1.30 1.55 ..217 .052
10 12.41 1.09 .96 1.37 .217 .052
IS 9.63 .84 .74 1.24 .217 .052
20 7.60 .66 .58 1.16 .217 ..052
25 6.07 .53 .47 1.10 .217 ..052
30 4.91 .44 .39 1.07 .217 .052
35 4.02 .37 .33 1.06 .217 ..052
40 3.34 .32 .28 .1.08 .217 _.052
45 2.83 .28 .25 1.12 .217 ..052
50 2.46 .25 .25 1.19 .217 ..052
55 2.21 .23 .21 1.29 .217 .. 052
Crankcase Blowby 0.000 0.000
Grams Per Mile
Diurnal Emissions - 0.721 grams .per vehicle per day, per mil e
fTOG or ROG)
Hot Soak - 0.646 grams per 1 hour soak. or grams per mile
(TOG or RaG)
13
.
APPENDIX J .
Emission Factors for Gasoli~j and Oiesel-
Powered Engines
-
Engine Cateoorv
Poll utant Gasoline Diesel -
Carbon Monoxide -
g/kWh 267 4.06
1 b/hphr 199 3.03
Hydrocarbons -
Exhaust
8/kWh 8.95 1. SO
lb/hphr 6.68 1.21
-
Evaporative Hydrocarbons 62.0
g/hr
1 b/hr 0.137 0 -
Crankcase Hydrocarbons
g/hr 38.0 -
1 b/hr 0.084 0
Nitrogen Oxides
g/kWh 6.92 18.8 -
g/hphr 5.16 14.0
Aldehydes -
g/kWh 0.30 0.28
g/hphr 0.22 0.21
-
Sulfur Oxides
g/kWh 0.359 1.25
Particulates -
g/kWh 0.439 1.34
g/hphr 0.327 1.00
-
The best method for calculating emissions is on the basis of -brake
specific. emission factors (g/kWh or lb/hphr). .Brake specific. is the
method of measuring energy output from an engine. Emissions are
calculated by taking the brake specific emission factor, the usage in
hours (hours per day or hours per year), the power available (rated
power), and the load factor (the power actually used divided by the
power available).
-
-
-
1) Source: U.S. Environmental Protection Agency, Comoilation of Air
Pollutant Emission Factors, Research Triangle Park, North Carolina,
Sept. 1985.
-
-
14
APPENDIX K
CONSTRUCTION EMISSIONS
Emission Factors for Heavy-Duty
Diesel-Powered Construction Equipmenta)
POLLUTANT (gm/hr)
Type Of Carbon Exhaust Nitrogen Sulfur
Equipment Monoxide Hydrocarbons Oxides Oxides Particulates
Tracktype 157.01 55.06 570.70 62.3 50.7
Tractor
Wheeled 1622.77 85.26 575.84 40.9 61.5
Tractor
Wheeledb) 158 75
Dozer
Scraper 568. 19 128.15 1740.74 210 184
Motor 68.46 18.07 24.43 39 27.7
Grader
Wheeled 259.58 113.17 858.19 82.5 77.7
Loader
Tracktype 91.15 44.55 375.22 34.4 26.6
Loader
Off-Highway 816.81 86.84 1889.16 206 116
Truck
Roller 137.97 30.58 392.9 30.5 22.7
Miscel- 306.37 69.35 767.3 64.7 63.2
laneous
a) Source: EPA-AP-42t Volume lIt September 1985
b) The wheeled dozer HC/COjNOx emissions are included in the off-highway truck
category.
15
.
APPENDIX K (continued)
Emission Factors for Heavy-Duty
Gasoline-Powered Construction Equipment
.
POLLUTANT (gm/hr)
-
Evapo- Crank-
Carbon Exhaust rat ive case
Type of Mono- Hydro- Hydro- Hydro- Nitrogen Sul fur Partic- -
Equipment oxide carbons carbons carbons Oxides Dioxide ulates
Wheeled -
Tractor 4320 164 30.9 32.6 195 7.03 10.9
Motor 5490 186 30.0 37.1 145 7.59 9.4 -
Grader
Wheeled 7060 241 29.7 48.2 235 10.6 13.5
loader -
Roller 6080 277 28.2 55.5 164 8.38 11.8
-
Miscel 7720 254 25.4 50.7 187 10.6 11.7
laneous
-
Dust Emissions
-
1.2 tons per acre are of construction per month of activity, or 110 lbs. per
acre per working day.
-
Source for all above data: EPA-AP-4Z, Volume II, September 1985
-
-
-
-
-
-
-
16
APPENDIX L
HEAVY DUTY DIESEL TRUCK EMISSION FACTORS
gm/mi for year 1987
ROG
CO
HOx
PM
SOx
2.93
8.37
17.20
3.3
3.2
Source: EMFAC7C, November 1986
17
I
Noise Data
,..........._,~""_._,,~_..,_.._,_.~._.,'c~_,__~,.~""._"~..__..._--~-~_._--_.-
Circulation Element
5.2 EXPRESSWA YS
~-~ ,.,
. ~'.
.,.... .'
.l~'! ,~..
\ 1'.'!ff,. \ ~~. __
t.... .,
......,.J'. .~
/1 " ....~.
__ . /-:1 .
-
t
I 20'
~- -
LMtl8CAPZD
IllJrPD I
AIt&A. .~
121' RIc:R'I'-o..-nt
_ 30' _~
LAlIDBCAPBD
IllJrPD
U&A
EXPRESSWA Y
The expressway facility proposed in this circulation plan will
accommodate six lanes of high speed traffic. Expressways are
designed to move high volumes of traffic between major generators
and to distribute traffic to and from the freeway system and provide
intercommunity access. These major generators include civic
centers, commercial centers and industrial areas.
1
ao'
U,lUlBCll.PKD
-::-}
-
-
Circulation Element
-
-
5.3 PRIME ARTERIALS
This circulation plan contains a roadway classification for a six-lane
prime arterial facility. This facility is designed to carry high
volumes of traffic and serves to distribute traffic to and from the
freeway system and expressways.
-
-
-
-
-
SIX-LANE PRIME ARTERIAL
-
The prime arterial facility proposed in this circulation element is
designed to move traffic between major generators. Typically,
major signalized intersections shall be spaced at one-half mile
intervals. A raised median is required to separate the two
directions of travel and to improve the visual appearance of the
arterial corridor.
-
Access to and from prime arterials from abutting properti~s shall
typically be restricted. Should a property have frontage only on the
prime arterial facility, driveway access limited only to right turns in
and right turns out will be permitted at locations deemed
appropriate by the City Engineer. These access driveways may
require additional roadway width to. provide for acceleration and
deceleration lanes. Prime arterials shall also provide landscaped
-
-
-
-
-
-
2
Circulation Element
20'
LAHDSCAPBD
-= }
121' IUc:B'l'-OP-D.Y
20'
LAIftl8(:API:D
ImPFD
ADa
SIX-LANE MAJOR STREET
Jl. 20' 4'
LAJQl8CAPB1)
-=- j.
104' IUc:B'l'-OP-u.Y
--~~
LAJQl8CAPKD
IUI'PIl:II
U&A
FOUR-LANE MAJOR STREET
Major streets are primarily designed to distribute localized trips.
Typically, major signalized intersections shall be spaced no closer
than one-quarter mile intervals. A raised median is required to
separate the two directions of travel and to improve the visual
appearance of the arterial corridor.
3
-
-
Circulation Element
o castlake Parkway from State Route 125 to south of Hunte
Parkway in Eastern Territories.
o
Hunte Parkway from East H Street to Orange Avenue in
Eastern Territories.
-
o
Telegraph Canyon Road from Hunte Parkway to the eastern
edge of the general plan boundary.
-
o
Palomar Street from Interstate 805 to Paseo Ranchero in
Eastern Territories.
-
o
Orange Avenue from Hunte Parkway to the main entrance
driveway of the Olympic Training Cent~r in Eastern
Terri tories.
-
,.,
COLLECTOR STREETS
-
Collector streets complete the circulation system by providing
service to residential areas, and by relieving traffic pressure on
arterials and major streets by providing alternate routes for short
trips. This classification includes three subclasses of collector
streets; a four-lane collector street with a center left turn lane, a
two-lane collector street with a center left turn lane, and a two-
lane collector street.
-
-
-
-
-
4.5' 4.5'
I' N~ 12' ~12' ~ 12' ~ 12' ~L( I'
L 1.'/94' RIGBT-or-.ay L
..,
· Where acee.. troll trontinq properti_ i. not ~i~,
the ....i.n width ..y be ~uced to 4' with approval ot
the City Enqineer.
-
-
CLASS I COLLECTOR STREET
-
4
-
Circulation Element
Class I collector streets serve primarily to circulate localized
traffic and to distribute traffic to and from arterials and major
streets. Class I collectors are designed to accommodate four lanes
of traffic, however, they carry lower traffic volumes at slower
speeds than major arterials, and they have a continuous left turn
lane separating the two directions of traffic flow. Typically, major
signalized intersections shall be spaced no closer than 660 feet.
Access to and f.om this Class I collector street from abutting
properties shall typically be controlled but not restricted. Parking
on this facility shall typically be allowed. However, parking at
critical locations may be denied as deemed appropriate by the City
Engineer. If a bike lane is to be provided on this Class I facility and
parking is to be retained, an additional 10 feet of right-of-way will
be required to allow for a "la-foot widening of the roadway cross
section.
5.5.2 Class n Collector Streets
LAJlDSCAPEJ) -
BUFFER AItEA
72' Uc::B'l'-O....y
~
CLASS n COLLECTOR STREET
5
-
-
Circulation Element
-
Class II collector streets with two-way center turn lanes serve
primarily to circulate localized traffic and to distribute traffic to
and from arterials, major streets and Class I collectors. Class II
collectors are designed to accommodate two lanes of traffic,
however, they carry lower traffic volumes at slower speeds than
Class I collector streets. This facility type provides access to
properties and circulation to residential neighborhoods. Typically,
major signalized intersections shall be spaced no closer than 660
feet.
-,
-
-
Access to and from this Class II collector street from abutting
properties shall be permitted at locations approved by the City
Engineer. Parking on this facility shall typically be allowed.
However, parking at critical locations may be denied as deemed
appropriate by the City Engineer. If a bike lane is to be provided on
this Class II facility and parking is to be retained, an additional 10
feet of right-of-way will be required to allow for a lO-foot widening
of the roadway cross section.
-
-
...
~
'.'.3 Class ill Collector Streets
-
....
....
-
10' JUGH'l'~r-lfAY
.....
CLASS m COLLECTOR STREET
-
-
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A-9fe1;hted Bound Lenl (d&I. ) at 50 tMt
fiO 10 '0 .0 , 100 110
Conpact (rollers)
Front loaders
Backhoes
Tractors
Scrapers, vraders
Pavers
Trucks
Concrete mixers
.
Concrete pWtps
Cranes (novable)
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Generators
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-
Jackhammers and drills
pile cUivers (peak levels)
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Sources -Handbook of Noise Control,- by Cyril Harr!s, 1979.
-
9
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HEAVY TRUCKS 24.6 LOG ISI + 38.5
,;. ""
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~ 33.9 LOG IS) + 16.4
MEDIUM TRUCKS
~
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38.1 LOG ISI - 2.4
AUTOMOBILES
~
FH ~~f~r7 PI SIT t'INICIE,", ~51 ~T1~T111
11111111 III' 11111111' In
85
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en 80
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a:
iii
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60
55
40
45
50
55
60
65
70
75
80
85
90
95
SPEED Ikm/hl
o SOURCE: "Stltistical Analysis of FHWA Traffic Noise DlliI," FHWA.AD.78.64
A SOURCE: "Updilte of TSC Highway Traffic Noiw Prediclion Code (1974)." FHWA-AD.77.19
Figure 2. Reference Energy Mean Emission levels 8S . Function of Speed
10
-
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-
.....
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....
-
*,
'...
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-
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" ..
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-
..
NOISE BARRTER EFFECTIVENESS GUIDELTNES
Description of Barrier Noise Reduction Credit
No wall or picket type wood 0
(cncc with holcs and gaps.
-
Poor wall, line of sight with 3
road only partially broken, or
wall with holes or gaps.
Fair wall, line of sight solidly 6
broken with no holes or gaps.
Good waH, line of sight broken by 8
icvcral feel Wilh no holes or gaps.
Excellent wall, line of siehl broken 11
by many feel
Row of houses with gaps (e.g., 3105
walkways and side yard) bellJ.'cen
the units.
SOURCE: ~ESTRE-GREVE ASSOCIATES, 1985
11
I
~
ft.':;'''''''
.-
.
1
1
1
1
1
1
1
1
1
'ill
TABLE OF CONTENTS
Pa;;Je
CHAPTER I-INTRODUCTION AND SUMMARY ..............................................................................6
SCXJPE ()F REPC>RT .....................................................................................................................6
CHARACTERISTICS OF THE PLAN ....................... .......................................................... ..............6
SUMMARY OF ANALYSIS ......... ..... ..............................................................................................7
..l-
CHAPTER II - OPERATING EXPENDITURE ANAL YSIS....................................................................9
ONE TIME IMPACT............................................................. .......... .... ....................................... ...1 0
Plan ning ........ .................... ............................................. ..... ............. ..................... ........ ...... ...1 0
Building Inspection............................................................................... .................................1 0
Engineering ........................................... ......................... .... ................................................. ...1 1
Fire Prevention........................................ ............................... ........................................ .......1 1
ON-GOI NG I M PACT..... ....................................................................... .........................................1 1
PUBUC WORKS OPERA TIOf\JS.............................. ................... .............................. ............. .....1 1
Street Maintenance......... ................ ................ ................................................................ .....1 2
Street Sweeping......... ................. .......................................... .............. .......................... .......1 2
Street Tree Maintenance............................ ............................. ........ .................... ..... ...........1 2
Traffic Signal and Street Light Maintenance.......................................................................1 2
Traffic Operations................................................... ............................................................1 2
POUCE AND ANIMAL REGULATION.................................. ......... ........................................... ...1 3
FIR E . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. . .. .. .. .. .. . .. .. .. .. .. . . .. .. .. .. .. .. .. .. .. .. .... .. .. . . .. .. ... .. .. .. .. . . .. .. .. .. .. ... ... .. .. .. .. .. .. . 1 3
CHAPTER 111- OPERATING REVENUE ANALYSIS ..........................................................................1 4
ONE TIME IMPACT.................... .......... ....................................... ..... .......................... .................1 4
ON-GOI NG IMPACT........................... ..........................................................................................1 4
PROPERTY TAX .......................................................................................................................1 4
SALES AND USE TAX ES.................................... ................... ............. ....... .......... ...... ....... ..... .....1 5
BUSI NESS LIC ENSES......................... ............ ....................................... ........... ..... ...... ..... ........1 5
FRANCHISE TAXES ......................... ................................................. ............................. ...........1 6
PROPERTY TRANSFER TAXES................................................................. ......................... .......1 6
UTILITY USERS TAX................................. ...... ............. ................................ ....... .......... ...........1 6
INVESTMENT EARNINGS........................ ...... ....................................................... ....................1 6
CHAPTER IV - ALTERNATIVE ANALYSIS .......................................................................................1 8
i i
-
.
-
TABLE OF CONTENTS (continued)
.....
P~
APPENDIX A- INDIRECT COST ALLOCATION.................................. ............. .............. ............... ...A - 1
-
APPENDIX B- PROPERTY TAX PROJECTIONS.............................................................................B-1
-
-
-
-
-
-
-
-
-
....
-
""s
-
'"
i i i
-
Table
1-1
1-2
11-1
11-2
11-3
III - 1
111- 2
I V-1
IV-2
IV-3
UST OF TABLES
Title
Page
--........ -....- -- ........... ----..-.... -..---..- -- -- -- ---..... -- --------........
Land Use Plan inN et Acres............................................................................ .............2
Projected Annual Operating Revenues and Costs.................. ............................. .........3
City of Chula Vista 1991-92 General Fund Direct Service Activities' Full Cost.....4
Effect of Rancho Del Rey Commercial Center's Development on City Operating
Expenditure Activities............................................. .............. ...... ............ .... ....... .......5
Summary of On-Going Annual City Cost Increments Resulting from
Development of Rancho Del Rey Commercial Center .................................................6
Annual Operating Revenue............................................ ..... ................ ............. ............9
Taxable Sales and City Sales Tax Revenue..................................................................1 0
Projected Annual Operating Revenues and Costs of Alternative Plan ........................1 3
Summary of On-going Annual City Cost Increments resulting from Development
of Rancho Del Rey Commercial Center Alternative....................................................1 3
Annual Operating Revenue from Alternative Plan .....................................................1 4
iv
-
-
UST OF FIGURES
-
Figure
Title
PcrJe
-
1-1 Rancho Del Rey Commercial Center Operating Costs & Revenues .............................3
-
-
-
-
....
-
-
-
-
-
-
-
-
"
v
-
CHAPTER I . INTRODUCTION AND SUMMARY
SCOPE OF REPORT
John McTighe & Associates was retained by Robert Bein, William Frost & Associates to prepare
an analysis of the fiscal impact on the City of Chula Vista of the proposed modification for the
Rancho Del Rey Commercial Center (formerly Business Center).
This analysis has considered all known non-enterprise fund operating costs and revenues that
might be directly attributable to the development of Rancho Del Rey Commercial Center. It
needs to be emphasized that indirect fiscal impacts have not been analyzed in the study. While
these indirect impacts may be significant, they are not possible to project with any degree of
certainty. Therefore, this analysis has examined only those fiscal impacts that will occur as an
immediate result of the development of the Rancho Del Rey Commercial Center as proposed.
City operating costs were projected based on a computer model that took into consideration the
fiscal year 1991-92 budget of the City and input received from the various City operating
departments. The model includes an allocation of indirect and overhead costs to direct service
activities of the City. In this manner the projections of added costs attributed to Rancho Del Rey
Commercial Center will in fact reflect the full costs to the City of accommodating this addition to
the City. A comparison of the cost impact of the buildout or the currently approved land use
plan with the proposed plan has been made throughout the analysis.
City revenue projections were based on the existing revenue sources of the City. Computer
modeling of the relationship of individual revenue accounts to population, land use and other
factors was developed by John McTighe & Associates to simulate the changes in revenue that
could be expected over the development of this project. A separate model of assessed
valuation/property tax changes was developed to project the effect on City property tax
revenues based on the developer's projection of buildout rate and product pricing. Revenues
have been compared between the buildout of the currently approved land use plan and the
proposed land use plan for each revenue category.
While every attempt has been made to assure accuracy in the projections given the assumptions
incorporated in the analysis, unforeseen changes in State law, City Council policy, the general
economy or the rate and type of development could result in differences from the projected
outcomes.
The principal value of this type of analysis lies in being able to compare land use decisions with
the present circumstance and with one another. When these comparisons are combined with the
ecological, economical. social and political considerations and placed in context with other fiscal
factors affecting the City, a reasoned judgment about a project's relative effect on the City's
fiscal position can be made.
CHARACTERISTICS OF THE PLAN
.."...
The Rancho Del Rey Commercial Center project includes amendments to the land use policy,
regulatory, and design documents for the western portion of the Rancho Del Rey Business
Center. The amendment area totals approximately 55 net acres (lot area). The amended
document will include: the City of Chula Vista's General Plan. El Rancho Del Rey Specific Plan.
Rancho Del Rey Spa I Plan, and PC District regulations. The current subdivision maps and
employment park guidelines will need to be modified or replaced. A revised site layout may also
require street vacations of existing streets and realignment of existing utility improvements.
-
-
A key component of the planning process will be a conceptual site plan. This plan will be used to
study the area and assess design options and project impacts. The refined site plan will be used
as a basis for the document revisions and subdivision maps. However. the conceptual site plan
is not proposed for "approval." Detailed site plans for each parcel will be prepared and
approved prior to construction through the City's design review process.
The' Rancho Del Rey Commercial Center is planned for the primary use of three major retail
users and a recreation/entertainment/retail use in proximity to the existing bowing alley.
Secondary or support retail uses will comprise the balance of the project.
The land use plan analyzed in this study is based on information provided to John McTighe &
Associates from the City of Chula Vista. Table 1-1 shows the land uses per this input.
-
-
-
-
Table 1-1
Rancho Del Rey Commercial Center
Land Use Plan in Net Acres *
-
Land Use Current Plan Proposed
Plan
Major Retailers
Retail User "A" 0.0 9.9
Retail User "S" 0.0 13.9
Retail User "C" 0.0 12.3
Other Retail Q.....Q U
Major Retail Subtotal 0.0 44.5
Entertainm ent/Recr .IRe tail Q.....Q ~
Emoloyment Park 55.0 0.0
Total 55.0 55.0
-
-
-
-
Includes required parking.
-
An alternative land use analyzed in the final section of this report would remove the Retail User
"S" site and assume that acreage is used for employment park type uses.
-
SUMMARY OF ANALYSIS
-
The development of Rancho Del Rey Commercial Center is projected to have an overall positive
fiscal impact on the City of Chula Vista. In other words. cumulative operating revenues are
projected to exceed cumulative operating costs over the period of time analyzed in this study.
Rancho Del Rey Commercial Center's annual impact after buildout is projected to be a positive
$2,340,620 per year in current 1992 dollars. This is an increase in the positive impact over
what would be expected if the area were to build out as employment park by $2,113.055.
The Rancho Del Rey Commercial Center development is expected to have a neutral effect on the
City's capital expenditures and revenues. in that the development will provide public facilities
financed either from the developer of the property or from the property itself through the use
of public debt mechanisms tied to the property (Le. 1913 Act assessment districts). The
Rancho del Rey Public Facilities Financing Plan is expected to be revised to cover any changes
attributed to the amendment of the Rancho del Rey SPA I for the Rancho Del Rey Commercial
'"""
..,
-
/
\04
2
-
Center. The Public Facilities Financing Plan will detail the methods to be used to finance the
affected public facilities.
The following tables and figures reflect the projections of operating cost and revenue by fund as
fully discussed in Chapters II and III. .
Table 1-2 shows the projected combined operating funds costs and revenues over the buildout
period and for five years beyond. The funds included in this grouping are the General Fund,
Special Gas Tax, Traffic Safety Fund and State Library Act Fund.
Table 1-2
Projected Annual Operating Revenues and Costs
(in constant 1992 $)
Annual Annual Net Revenue/Cost
Revenue Annual Cost Imoact Ratio
Existina Plan $384,360 $156,794 $227,565 2.45
Proposed Plan $2,569,062 $228,442 $2.340,620 11.25
Figure 1-1 compares the relationship between the costs and revenues on an annual basis for
both the existing planned land uses and the proposed land uses.
Figure 1-1
RANCHO DEL REY COMMERCIAL CENTER
ANNUAL CITY COST AND REVENUE
$3,000,000
$2,500,000
$2,000,000
$1,500,000
$2,569,062
$1,000,000
$500,000
$384,360
$0
Annual Revenue Annual Cost
. Existing Plan 0 Proposed Plan
3
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CHAPTER II - OPERATING EXPENDITURE ANALYSIS
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The analysis of municipal operating expenditures has been prepared based on information
gathered from a review of the City of Chula Vista's 1991-92 operating budget and discussions
and/or correspondence with various city departments.
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To determine the full costs of providing city services. John McTighe & Associates prepared a
cost allocation of the indirect and overhead costs contained in the City's budget. These costs have
been allocated to twenty-two "direct service" activities. The 22 activities and their associated
1991-92 direct service budgeted expenditures are listed on Table 11-1 below. Appendix A
shows the costs that were allocated to each of these activities based on the City's previously
developed allocation methodology.
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Table 11-1
City of Chula Vista
1991-92 General Fund Direct Service Activities' Full Cost
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1991-92
Activitv/ Departme nt Full Cost
General Government & Non-Departmental $ 1,727,363
Planning 1 ,760,224
Otay Ranch Project 244,513
Community Development 1,104,102
Police/Animal Regulation 18.114.302
Fire Protection 7,511,855
Building & Housing 1.288,738
Public Works/Engineering
Engineering
Design Engineering 645,624
Advance Planning - Sewer 715,670
Land Development 925.843
Construction Inspection 924,6"36
Geographic Information System 193,629
Traffic Engineering 692,979
Public Works
Street Maintenance 1,847,005
Street Sweeping 343.940
Street Tree Maintenance 703,549
Traffic Operations 647,454
Traffic Signal & Street Light Maintenance 1,159,558
Sewer Systems Maintenance 1,312,354
Pump Station Maintenance 221,404
Parks & Recreation 4,982.667
Library 3,131,577
Total $50,198,987
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Source: City of Chula Vista 1991-92 Amended Budget;
John McTighe & Associates
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When all indirect and overhead costs were allocated, the resulting twenty-two activities were
reviewed to determine which ones would be impacted as a result of the proposed development of
Rancho Del Rey Commercial Center as illustrated in the conceptual development plan in Chapter
I. Table 11-2 lists the type of impact anticipated on each of the activities.
Table 11-2
Effect of Rancho Del Rey Commercial Center Development
on City Operating Expenditure Activities
No Impact One- Time Imoact On-Goina Imoact
Legislative & Planning Public Works Operations
Administrative. Building & Housing Police/Animal Regulation
Community Development Engineering Fire Prevention
Otay Ranch Project Fire Prevention Fire Suppression
Park & Recreation
Library Operations
Approximately $5,560,458 of Legislative & Administrative costs have been allocated as
overhead to other activities.
Source: John McTighe & Associates
The following discussion assesses the impact of the proposed land uses on those activities shown
as impacted on Table 11-2.
ONE TIME IMPACT
Planning
Planning will experience a one-time impact as the plans for the development of the Rancho Del
Rey Commercial Center area are formalized and processed. Since the buildout of this project is
anticipated to extend over an eight year period, this impact should not have a significant impact
at any particular point in time. It is not now possible to quantify the cost of this impact on the
current planning activity. However, Chula Vista's planning fees have been established at a level
intended to recover the full cost of the Planning Department's processing resulting in no net cost
to the City.
Building Inspection
The Building inspection activity provides structural plan check and field inspection services on
all new construction within the City. This activity will experience a one-time impact as the
construction on the site takes place. However, neither the magnitude nor the cost of this
activity can be estimated without specific construction plans for the site. The full costs for
these services are recovered through the levying of fees upon the subject construction. As a
result, no net costs are assumed to be incurred by the City for the services of the Building
Inspection activity during the buildout of Rancho Del Rey Commercial Center.
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Engineering
There would be a one-time impact upon engineering services during the development of the
property. Due to the lack of specific plans for development, it is not possible to project the cost
of this impact at this time. However, the City's engineering fees have been established on a full
cost recovery basis thereby assuring that the costs to be incurred by the City for engineering
services will be fully offset by the imposition of fees upon the development requiring the
expenditures to be made.
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Fire . Prevention
Fire prevention would experience one-time costs for review of the building plans for all
structures proposed for the property, site inspections and compliance approvals for Uniform
Fire Code requirements. The costs for these services cannot be estimated at this time due to the
lack of specific building plans for the property.
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ON-GOING IMPACT
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Table 11-3 summarizes the projected annual on-going costs for each of the first seven years of
buildout and at the point of ultimate development of the commercial center. The basis for the
projections are discussed in the following paragraphs.
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Table 11-3
Summary of On-going Annual City Cost Increments resulting
from Development of Rancho Del Rey Commercial Center
(in constant 1992 $)
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Existing Proposed
DEPARTMENT/ACTIVITY Plan Plan Difference
PUBLIC WORKS
Street Maintenance $14,745 $33,657 $18,912
Street Sweeping 1,751 1,001 (750)
Street Tree Maintenance 3,582 2,047 (1,535)
T.S./St. Lt. Maintenance 5,903 3,373 (2,530)
Traffic Operations 5.169 11.798 6.629
SUB- TOTAL PUBLIC WORKS $31,149 $51,875 $20,726
POUCE AND ANIMAL REGULATION 94,932 125,378 30,446
FIRE 30,713 51,188 20,475
-------- -------- ========
-------- --------
TOTAL $156,794 $228,442 $71,648
PUBLIC WORKS OPERATIONS
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This grouping of activities consists of a variety of maintenance functions, primarily street
maintenance & repair.
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Street Maintenance
Street maintenance costs were estimated using a combination of the projected number of miles
of public streets and the projected average daily .traffic trips.
One-half of the cost of street maintenance was projected on the basis of the current annual cost
per mile of maintaining the 275 miles of streets in the City's maintained system ($3,358.19).
This was multiplied by the estimated number of miles of public streets to arrive at half of the
annual costs of street maintenance. According to the engineers for the Rancho del Rey
Partnership, buildout of the subject area as employment park would add 1.4 miles of street to
the city's system, while buildout with retail uses as proposed in the amended plan would
increase the street mileage by only .8 mile.
The other half of the cost of street maintenance was projected on the basis of the projected
number of average daily traffic trips to be generated within the project area. For purposes
of this analysis, John McTighe & Associates has used the assumption of 700 ADTs per acre of
retail land use and 227 ADTs per acre of employment park. The City is currently projected to
have 1,169,792 ADTs. One-half of the estimated 91-92 cost of street maintenance divided by
the estimated current ADTs yields an average annual maintenance cost per ADT of $.80. This
factor of $.80 was applied to the estimated annual ADTs to arrive at the portion of the street
maintenance costs attributable to actual travel trips.
Street Sweeping
The cost of street sweeping has been projected on the basis of $1,250.69 per mile of public
street. This cost was determined by dividing the City's full cost budget for street sweeping by
the 275 miles of public streets in the City.
Street Tree Maintenance
Street tree maintenance was projected on the basis of the current average annual cost per mile
of public streets in the city in 1991-92 of $2,558.36. This was derived by dividing the full
cost of this activity by the 275 miles of streets estimated in the City's maintained system in
1991-92. This cost per mile of $2,558.36 was applied to the estimated number of miles of
public streets to arrive at the estimate of annual costs for street tree maintenance in Rancho Del
Rey Commercial Center. It should be noted, however, that this cost estimate is probably high in
the first few years, since the maintenance of young trees is not as labor intensive as for more
mature trees. However, over the long term the average maintenance costs would be applicable.
Traffic Signal and Street Light Maintenance
Traffic signal and street light maintenance costs were calculated on the basis of the number of
miles of public streets based on the 1991.92 budget for an annual cost of $4,216.57 per mile.
Traffic Operations
The traffic operations costs were projected on the same basis as street operations. That is, one
half of the current year's cost was calculated on a per mile of public street basis of $1,172.19
and the other half was equated to be approximately $.28 per average daily traffic trip (ADT).
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These factors were then applied to the projected increases in miles of public streets and ADTs to
arrive at the projections shown. -
POLICE AND ANIMAL REGULATION
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Police and animal control services costs were allocated using the methodology developed by the
City's Policy Analysis and Program Evaluation unit for allocation of police costs related to the
port district activities. This methodology was chosen because of the disproportionate share of
non-residential development included within the study area. Accordingly, costs were allocated
on the basis of commercial and industrial acres. The amount of costs allocated were $2,279.60
per commercial acre. and $1,726.04 per industrial acre.
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FIRE
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Fire suppression costs were allocated to Rancho Del Rey Commercial Center based on a
methodology developed for allocation of fire services costs to the updated Eastlake I fiscal impact
analysis in February 1988. Briefly, an equivalent dwelling unit for fire services purposes
was derived based on projections of city-wide growth of dwelling units, commercial acres and
industrial acres. The SAN OAG Series 7 growth rates were applied to the 1987 base number of
dwelling units (45,101), commercial acres (786.7) and industrial acres (562.03) to project
the future number of city-wide fire equivalent dwelling units. The cost of providing fire
protection services was kept constant through 1992 and then increased by the cost of one
additional engine company. The cost per equivalent dwelling unit was determined by dividing
this annual cost by the number of EOUs in any particular year. The resulting cost per EDU was
then applied to the number of fire EOUs that were projected to exist in Rancho Del Rey
Commercial Center in that particular year based on the earlier described buildout scenario.
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In addition to the fire suppression costs, fire prevention costs will be incurred for annual fire
safety inspections of all businesses. In addition, there may be a need for investigative and
educational services. The extent of these costs are not known at this time.
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CHAPTER III - OPERATING REVENUE ANALYSIS
ONE TIME IMPACT
The City receives one-time revenues associated with the processing of land development
projects. Fees for building, plumbing, electrical, housing and sewer connection permits along
with charges for environmental reviews, plan checks, zoning and engineering fees, etc., have
been established by the City to recover costs incurred for these activities. The one-time
revenues from these sources are expected to offset the City's expenditures resulting in no net
cost to the City.
ON-GOING IMPACT
Table 111-1 shows the annual revenues projected at buildout for both the existing land use plan
and the proposed plan. The following paragraphs describe how the revenues for each source
were projected.
Table 111-1
Annual Operating Revenue
(in 1992 $)
Revenue Source
GENERAL FUND
Property Taxes
Sales & Use
Franchise Taxes
Property Transfer
Utility Users
Business Licenses
Investment Earnings
GENERAL FUND TOTAL
Proposed
Existina Plan Plan Difference
$ 77,938 $ 72,846 $ (5,091 )
71,874 2,253,002 2,181,128
16,223 16,223 0
29,463 27,539 (1,925)
154,242 35,867 (118,376)
20,730 20,730 0
13,889 142,855 128,966
-------- -------- --------
-------- -------- --------
$384,360 $2,569,062 $2,184,702
PROPERTY TAX
Property taxes for general government purposes are limited to a total of 1 % of the assessed
market value. The taxes collected are apportioned among several different local government
agencies in whose jurisdiction the property lies. The basis for apportionment of taxes has been
established by formula for each tax rate area (TRA) based on the pre-1978 ratio of taxes
within that TRA.
All of this property has been annexed to the City since 1978 and has therefore been subjected to
the property tax allocation agreement then in place between the City and County of San Diego. As
a consequence, the City of Chula Vista receives approximately 13.7% of the 1% property tax
collected on all of the property contained within the boundaries of Rancho Del Rey Commercial
Center. This figure represents the projected distribution from the tax rate area (#1245)
which covers the Rancho Del Rey Commercial Center.
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The property taxes have been projected based on a combination of discussions with
representatives of McMillin Communities and assumptions developed by John McTighe &
Associates. Because the property tax yield to the City is dependent on the assessed value of the
property, a series of computer models was developed which projected assessed value and
property tax based on various assumptions.
The assessed valuation for the major retail stores was based on the assumption that all
construction would be what is classified as Class III-A construction and have a value of $47.60
per square foot. The average values for the employment park uses were determined from
researching the assessed value of similar uses in the Chula Vista area.
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The details of the property tax projections and models are displayed in Appendix B.
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SALES AND USE TAXES
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Sales Tax revenues for the Rancho Del Rey Commercial Center were projected based on
estimating the amount of taxable sales per square foot for the proposed uses. The City receives
the sales tax based on one percent of the taxable sales that take place within the city limits.
Information was gathered from a review of city sales tax receipts for similar uses.
Conservative estimates of sales per square foot were used for the balance of the retail uses. The
following table shows these assumptions and calculations.
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Table 111-2
Taxable Sales and City Sales Tax Revenue
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Taxable
Sales per Annual City
Square Total Annual Sales Tax
Sales Tax Related to: Foot Taxable Sales Revenue
Major 'A' $510.00 $63,892.800 $638,928
Major 'B-1' $250.00 $26,951,500 $269,515
Major 'B-2' (shops) $150.00 $3,750,000 $37.500
Major 'C' $805.00 $104,650,000 $1,046.500
Other Retail $150.00 $13,721,400 $137.214
Fast Food Restaurant $200.00 $900,000 $9,000
Ente rta in men t/R e crea tio nf Retail $100.00 $11.434.500 $114.345
Total $225.300,200 $2,253,002
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Sales tax related to employment park uses was assumed to be generated at the annual rate based
on $10.00 of taxable sales per square foot of building area. This amount to $1,308 per acre
per year of sales tax revenue related to employment park uses on average.
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BUSINESS LICENSES
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The City projected receiving $876.750 from business license tax revenues in 1991-92. This
amount has been calculated to average $376.91 per acre of land in the City utilized for
commercial or industrial purposes. This amount was multiplied by the number of acres of
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1 0
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commercial and industrial development within Rancho Del Rey Commercial Center to project the
amount attributed to these uses.
FRANCHISE TAXES
This revenue is derived from taxes placed on cable television, sanitary and gas & electric
services provided within the City. The estimated city-wide revenue for 1991-92 from this
source is $1,565,000.
The projections for this revenue source were based on a breakdown of the current charges for
each of the three utilities among residential and non-residential users and then on the average
per dwelling unit and/or developed non-residential uses. This results in an average of $294.97
per acre of commercial and industrial land use.
PROPERTY TRANSFER TAXES
Property transfer tax revenue is based on a rate of $.55 for each $1,000 of unencumbered real
property value transferred. To be conservative, the projections have been based on 50% of the
projected value of turnover property transactions and 100% of new property transactions.
UTILITY USERS TAX
The City levies taxes on the consumption of natural gas and electricity and on the gross revenue
for telephone billings within the City. The current rates of these taxes are $0.0025 per
kilowatt hour (KWH) of electricity, $0.00919 per therm of gas and 5% of the gross telephone
revenues.
Electricity and natural gas usage factors for retail, office and industrial land uses that were
derived in a Los Angeles study were used as the basis for estimating these rates. This analysis
has assumed retail space consumption of electricity of 15 KWH per square foot per year and gas
consumption of 0.75 therms per square foot per year. These rates of consumption times the
current tax rates yield a tax revenue of $0.0444 per square foot per year of retail space.
Assuming a 30% lot coverage of one story structure, this equates to $580.12 per year per
gross acre of retail land use.
Industrial uses were assumed to consume 50.1 KWH per square foot per year and 0.40 therms
per square foot per year. This equates to $2,246.41 per acre, assuming 40% lot coverage for
industrial uses.
An average monthly retail phone bill was assumed to be $50.00 and average monthly industrial
phone bills were assumed to be $300.00. An average occupancy of 3.1 industrial tenants per
gross acre and 2.4 retail tenants per gross acre was assumed. This resulted in the utility users
tax on telephones equating to an average of $558 per gross acre of industrial use and $72 per
gross acre of retail use.
INVESTMENT EARNINGS
The City places its idle funds in interest bearing investments. Generally, as a City's total
revenue increases, the amount of money available for investment also increases. This analysis,
however, has assumed that only the net positive difference between annual revenue and
1 1
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expenditures will be available to earn interest. A rate of 6.5% has been assumed on this
balance. Therefore, the projections of interest earnings attributed to Rancho Del Rey
Commercial Center represent 6.5% of the difference between the amount of total revenue and
the amount of total costs in anyone year.
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CHAPTER IV - ALTERNATIVE ANALYSIS
An identical methodology as was used to project the operating fiscal impact on the city was
applied to an alternative project that would include one less major retail tenant. The tenant
identified as Major 'B' in the previous analysis was remove and that number of acres that would
have been used for retail purposes was assumed to be used for employment park purposes. The
following tables show the resulting fiscal impact of this alternative on the city. The alternative
still generates a considerable surplus to the city, although it $ 266, 6891ess annually than that
generated by the proposed plan including the three major retail users.
Table IV-1
Projected Annual Operating Revenues and Costs of Alternative Plan
(in constant 1992 $)
Existing Plan
Alternative Plan
Annual
Revenue
$384,334
$2,280.204
Annual Cost
$157,187
$206.274
Annual Net
Impact
$227,147
$2.073.931
Revenue/Cost
Ratio
2.45
11.05
The following table shows the breakdown of the annual cost projections compared to the existing
planned land uses.
Table IV-2
Summary of On-going Annual City Cost Increments resulting
from Development of Rancho Del Rey Commercial Center Alternative
(in constant 1992 $)
DEPARTMENT/ACTIVITY Existing Plan Alternative Plan Difference
PUBLIC WORKS
Street Maintenance $14,745 $27.645 $12,900
Street Sweeping 1.751 1,001 (750)
Street Tree Maintenance 3.582 2.047 (1.535)
T.S.lSt. Lt. Maintenance 5,903 3.373 (2,530)
Traffic Operations 5.169 9.691 4.522
SUB- TOTAL PUBLIC WORKS $31.149 $43.756 $12,607
POLICE AND ANIMAL REGULATION 94.932 116,632 21,700
FIRE 31,106 45,886 14,780
~==--===- ===---== _a______
TOTAL $157.187 $206,274 $49.087
The differences between the existing plan's revenue generation and the alternative plan's are
shown on Table IV-3 on the next page.
1 3
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Table IV-3
Annual Operating Revenue from Alternative Plan -
(in 19~2 $)
Revenue Source Existing Plan Alternative Plan Difference
-
GENERAL FUND
Property Taxes $77,938 $74,309 ($3,629)
Sales & Use 71,874 1,944,400 1,872,526 -
Franchise Taxes 16,223 16,223 0
Property Transfer 29,463 28,092 (1,372)
Utility Users 154,242 69,873 (84,370)
Business Licenses 20,730 20,730 0 -
Investment Earnings 13,863 126,578 112,714
-------- -------- --------
-------- -------- --------
GENERAL FUND TOTAL $384,334 $2,280,204 $1,895,870 -
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Rancho del Rey Commercial Center Fiscal Impact Analysis
Non-Residential Assessed Valuations
Assumptions:
Appreciation Rate:
Turnover Rate:
1992 A.V.lAc.
1992 Market Value/Ac.:
Retail
Employment Park
0.00%
5.00%
$237,816
$910,367
$973,994
yEAR.......
Retail
Employment Park
Annual Totals
Cumulative Acres
Market Values in 1992 $:
Retail
Employment Park
Exsisting Plan Proposed Plan
0.00
55.00
55.00
55.00
$0
$53,569,648
Rancho del Rey Commercial Center Fiscal Impact Analysis
Non-Residential Assessed Valuations
Assumptions:
Assumed Appreciation:
Assummed Turnover Rate:
Base A.V. per Acre:
0.00%
5.00%
$237,816
yEAR......................................
Base Land Value
Less Absorbed Land
Remaining Base
Base Inflation Adj.
New Base Valuation
Cum. New Value
Less Turnover Value
Adj. Cumulative Value
Inflation Adjustment
Annual New Value
New Turnover Value
New Cumulative Value
Total Valuation
B-1
Exsisting Plan
13,079.876
(13,079.876)
o
o
o
o
o
o
o
53,569,648
o
53.569,648
53,569.648
55.00
0.00
55.00
55.00
$50,070.185
$0
Proposed Plan
13.079.876
(13.079.876)
o
o
o
o
o
o
o
50.070.185
o
50,070.185
50,070.185
-
-
Rancho del Rey Commercial Center Fiscal Impact Analysis
City Property Tax Projections -
0.00% Apprec. Rate
City Tax Rate: 0.13740593
1993 1993
-
Secured Assessed Value (in $1,000) $53,569.6 $50,070.2
-
Unsecured Assessed
Value (in $1 ,000) $3,151.2 $2,945.3
-
City Property Tax $77,938 $72,846
Annual New Value $53,569,648 $50,070,185
-
New Turnover Value $0 $0
Base for Property Transfer Tax $53,569,648 $50,070,185
-
Existing Plan Proposed Plan
Property Tax Revenue $77,938 $72,846 -
Base for Real Property Transfer Tax Revenue $53,569,648 $50,070,185
-
-
-
-
-
-
-
-
-
B-2
-
II
Transportation Circulation Study
FINAL REPORT
RANCHO DEL REY I SPA AMENDMENT TRAFFIC ANALYSIS
Prepared For
City of Chula Vista
Community Development Department
276 Fourth A venue
Chula Vista, California 91910
Prepared By
JHK & Associates
8989 Rio San Diego Drive, Suite 335
San Diego, California 92108
Date: July 17, 1992
T ABLE OF CONTENTS
f.au
1. INTRODUCTION I-I
Purpose 1-1
Background 1-4
Organization of Report 1-5
2. TRAFFIC IMPACT ANALYSIS METHODOLOGY AND GUIDELINES 2-1
Traffic Analysis Process 2-1
Methcxiologies and Guidelines 2-4
Relationship to Threshold Standards 2-10
3. EXISTING YEAR 1991 CONDITIONS 3-1
Segment Capacity Analysis 3-1
Signalized Intersection Capacity Analysis 3-1
Conclusions 3-4
4. INTERIM (PRE-SR 125) BASE CONDITION 4-1
Mcxiel Coding Mcxiifications 4-1
Segment Capacity Analysis 4-3
Signalized Intersection Capacity Analysis 4-3
Conclusions 4-12
5. PROPOSED PROJECT DESCRIPTION AND TRIP GENERATION 5-1
Comparison of Trip Generation Values for Different Land Use 5-1
Assumptions
Original Rancho Del Rey I SPA Land Use Assumptions 5-6
"Approved Projects" Scenario (fransportation Phasing Plan - Interim 5-6
(Pre-SR 125) Condition Land Use Assumptions)
Adopted General Plan (Buildout Land Use Assumptions) 5-7
Comparison of Trip Generation Assumptions 5-7
Site Access and Intersection Control 5-9
6. INTERIM (PRE-SR 125) IMPACT ANALYSIS WITH PROPOSED
PROJECT 6-1
Segment Capacity Analysis 6-1
Signalized Intersection Capacity Analysis 6-6
Conclusion 6-10
Critical Study Issues 6-11
7. GENERAL PLAN BUILDOUT BASE CONDITION 7-1
Segment Capacity Analysis 7-1
Signalized Intersection Capacity Analysis 7-6
Conclusion 7-6
-
-
T ABLE OF CONTENTS
fau
GENERAL PLAN BUILDOUT IMPACT ANALYSIS WITH PROPOSED -
8.
PROJECT 8-1
Segment Capacity Analysis 8-1 -
Signalized Intersection Capacity Analysis 8-6
Conclusion 8-8
-
9. ADDITIONAL TRAFFIC ENGINEERING ANALYSES 9-1
Internal Circulation 9-1
Site Access Analysis/Alternative Site Plans 9-2 -
East H Street Segment Traffic Operations 9-2
10. MITIGATION 10-1 -
Part I - Area Wide Circulation Network Mitigation 10-1
Required Mitigation Measures - Interim (Pre-SR 125) TPP Base 10-2 -
Conditions
Mitigation Measures - Interim (Pre-SR 125) TPP with Project Conditions 10-6
Mitigation Measures - General Plan Buildout Base Conditions 10-16
Mitigation Measures - General Plan Buildout with Project Conditions 10-16 -
Part II - Project Site Area Mitigation Measures 10-17
Recommended Circulation/Access Improvements - Interim Conditions
Recommended Circulation/Access Improvements - Buildout Conditions -
APPENDIX A - GUIDELINES AND DIRECTIVES USED TO CONDUCT
HIGHW A Y CAPACITY MANUAL SIGNALIZED INTERSECTION
CAP ACITY ANALYSIS
APPENDIX B - SIGNALIZED INTERSECTION CAPACITY ANALYSIS
WORKSHEETS ANAL YSIS WORKSHEETS EXISTING -
CONDITIONS
-
APPENDIX C - SIGNALIZED INTERSECTIONS CAPACITY ANALYSIS
WORKSHEETS INTERIM (PRE-SR 125) BASE CONDITIONS
APPENDIX D - RANCHO DEL REY I SPA AMENDMENT AREA ALTERNATIVE
LAND USE AND TRIP GENERATION ASSUMPTIONS
APPENDIX E - SIGNALIZED INTERSECTIONS CAPACITY ANALYSIS
WORKSHEETS INTERIM (PRE-SR 125) BASE CONDITIONS
WITH PROPOSED PROJECT CONDITIONS
APPENDIX F - SIGNALIZED INTERSECTIONS CAPACITY ANALYSIS
WORKSHEETS BUILDOUT WITH PROPOSED PROJECT
CONDITION
APPENDIX G - SIGNALIZED INTERSECTIONS CAPACITY ANALYSIS
WORKSHEETS INTERIM (PRE-SR 125) CONDITION WITH
PROPOSED PROJECT WITH MITIGATION
-
-
-
-
-
-
-
TABLE OF CONTENTS
APPENDIX H . SIGNALIZED INTERSECTIONS CAPACITY ANALYSIS
WORKSHEETS BUILDOUT CONDITION WITH PROPOSED
PROJECT WITH MITIGATION
APPENDIX I. MEMORANDUM TO HAL ROSENBERG DATED JULY 13, 1992
RANCHO DEL REY I SPA EIR TRANSPORTATION ANALYSIS
SITE ACCESS AND INTERSECTION CONTROL ANALYSIS
APPENDIX J. SIGNALIZED INTERSECTION CAPACITY ANALYSIS
WORKSHEETS SITE ACCESS AND INTERSECTION CONTROL
MEMORANDUM (APPENDIX I) ANALYSES
APPENDIX K . INTERNAL SITE CIRCULATION
APPENDIX L. EAST H STREET SEGMENT ANALYSIS
LIST OF FIGURES
Fi~ure f.au
1-1 Vicinity Map 1-2
1-2 Study Area Map and Existing Year 1991 Transportation Network 1-3
3-1 Existing Year 1991 Study Area Traffic Conditions 3-2
3-2 Existing Year 1991 Study Area Signalized Intersection Location Map 3-5
3-3 Existing Intersection Geometries 3-6
4-1 Planned TPP "Approved Projects without Modified Project" Network 4-4
Classification Map
4-2 Planned TPP "Approved Projects without Modified Project" (Pre-SR 4-5
125) Study Area Base Traffic Conditions
4-3 Planned TPP "Approved Projects without Modified Project" (Pre-SR 4-8
125) Study Area/Signalized Intersection Location Map
4-4 Planned TPP (Pre-SR 125) Intersection Geometries 4-9
5-1 Proposed Project Land Use 5-2
5-2 Proposed Site Access and Intersection Control 5-10
6-1 Interim (Pre-SR 125) Conditions - Distribution of Project Generated 6-2
Traffic
6-2 Interim (Pre-SR 125) Study Area Conditions with Proposed Project 6-3
6-3 Interim (Pre-SR 125) Conditions with Proposed Project Intersection 6-7
Geometries
7-1 General Plan Buildout Network Classification Map 7-2
7-2 General Plan Buildout Network Traffic Conditions without Modified 7-3
Project
8-1 General Plan Buildout Network with Project - Traffic Distribution 8-2
8-2 General Plan Buildout Network Traffic Conditions with Modified 8-3
Project
10-1 Interim (Pre-SR 125) Base Condition Summary of Required 10-4
Intersection Mitigation Locations
10-2 Interim (Pre-SR 125) TPP Base Conditions Required Intersection 10-5
Geometric Mitigation
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LIST OF FIGURES (Continued)
Fi i!U re ~ -
10-3 Interim (Pre-SR 125) with Project Conditions Summary of Required 10-7
Intersection Location Mitigation Location
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10-4 East H Street/Paseo del Rey Required Lane Geometry Interim (Pre- 10-8
SR 125) Conditions
10-5 East H Street/Avila Way Required Lane Geometry Interim (Pre-SR 10-9
125) Conditions
10-6 East H Street/fierra del Rey Required Lane Geometry Interim (Pre- 10-10 -
SR 125) Conditions
10-7 East H Street/Otay Lakes Road Required Lane Geometry Interim 10-11 -
(Pre-SR 125) Conditions
10-8 Telegraph Canyon Road/Crest Drive/Oleander A venue Required Lane 10-12 -
Geometry Interim (Pre-SR 125) Conditions
10-9 Telegraph Cony on Road/Paseo Del Rey Required Lane Geometry 10-13
Interim (Pre-SR 125) Conditions -
10-10 East H Street/Otay Laked Road Required Lane Geometry General 10-18
Plan Buildout Conditions -
10-11 H StreetIHilltop Drive Required Lane Geometry General Plan 10-20
Buildout Conditions
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LIST OF TABLES
Table f.au
2-1 City of Chula Vista and Caltrans Segment Capacity and Level of 2-5
SeIVice Standards Average Daily Traffic Volwnes
2-2 City of Chula Vista Highway Capacity Manual Levels of SeIVice 2-7
Criteria Signalized Intersections Operational Method
3-1 Existing Year 1991 Average Daily Traffic Volwnes and Segment 3-3
Performance Summary
3-2 Existing Year 1991 Signalized Intersection Performance Sununary 3-7
4-1 Planned TPP "Approved Projects without Modified Project" (Pre-SR 4-6
125) Segment Performance Sununary with Adopted SPA
Amendment Area Daily Trip Contribution
4-2a Planned TPP "Approved Projects without Modified Project" (Pre-SR 4-10
125) Base Condition Intersection Performance Summary (A.M.
Peak Hour)
4-2b Planned TPP "Approved Projects without Modified Project" (Pre-SR 4-11
125) Base Condition Intersection Performance Sununary (P.M.
Peak Hour)
5-1 Proposed SPA Amendment Area Project Land Uses 5-3
5-2 Reconunended Trip Generation Rates 5-4
5-3 Trip Generation Rancho del Rey I SPA Amendment Area 5-5
5-4 Comparison of Trip Generation Assumptions 5-8
6-1 Planned TPP "Approved Projects with Modified Project" (Pre-SR 6-4
125) Segment Performance Summary with Daily Trip
Contribution from Proposed SPA Amendment Area
6-2a Interim (Pre-SR 125) Proposed Project Condition Intersection 6-8
Performance Summary (A.M. Peak Hour)
6-2b Interim (Pre-SR 125) Proposed Project Condition Intersection 6-9
Performance Sununary (P.M. Peak Hour)
7-1 General Plan Buildout without Modified Project Base Condition 7-4
Segment Performance Summary with Adopted SPA Amendment
Area Daily Trip Contribution
8-1 General Plan Buildout with SPA Amendment Project Segment 8-4
Performance Sununary with Daily Trip Contribution from
Proposed SPA Amendment Area
8-2 General Plan Buildout with Proposed SPA Amendment Area Project 8-7
Intersection Performance Summary
Table
10-1
10-2
LIST OF TABLES (Continued)
Interim (Pre-SR 125) with Project Condition Intersection
Performance Summary with Mitigation
Buildout with Project Condition Intersection Performance Summary
with Mitigation
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1. INTRODUCTION
This technical report documents the findings of the Rancho Del Rey I SPA
Amendment Traffic Analysis Project conducted by JHK & Associates (JHK). The Rancho
Del Rey I SPA Amendment consists of a modification of the land use locations and mix of
land uses in the Business Center portion of the previously adopted SPA plan. This report
will docwnent the project-only and cumulative impact of this land use modification to study
area roadways and intersections in addition to discussing critical site access issues. Three
separate traffic analysis timeframes were reviewed in this project; Existing (Year 1991),
Interim (Pre-SR 125, with Approved Development Projects) and General Plan Buildout.
For the future conditions analysis four separate land use scenarios are analyzed:
· Interim (Pre-SR 125) TPP Approved Projects without Modified Project;
· Interim (Pre-SR 125) TPP Approved Projects with Proposed Project;
· General Plan Buildout without Modified Project; and
· General Plan Buildout with Proposed Project.
The Interim (Pre-SR 125) TPP Approved Projects analysis without Modified
Project, and the General Plan Buildout analysis without Modified Project provide the basis
for determining project-only and cwnulative impacts of the Proposed Project
As shown on Figure 1-1 (Vicinity Map), the Proposed Project is located in the
easternmost portion of the City of Chula Vista. The Proposed Project is situated on East H
Street between Terra Nova Road and Paseo Ranchero as described in the Adopted General
Plan Circulation Element.
The study area for this project, shown in Figure 1-2, is bordered by Broadway to
the west, Gtay Lakes Road to the east, State Route 54 (SR 54) to the north and Telegraph
Canyon Road to the south.
PURPOSE
As mentioned above, a primary purpose of this technical report is to define the TPP
Approved Projects base condition and to show the impact of the proposed project over the
TPP base. The Eastern Chula Vista Transportation Phasin~ Plan ITPP) Update (Willdan
Associates, January 1991) contains land use assumptions for the following developments
under the heading "Approved Project Forecast with Rancho Del Rey SPA's I, II, and III".
1-1
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. Rancho Del Rey . Sunbow . Woodcrest S.W.
. Eastlake . Salt Creek I . Ladera Villas
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. Eastlake Greens . Montillo . Terra Nova
. Olympic Training Center . Canyon View
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As shown, the original Rancho del Rey I SPA was included in this analysis;
however, a substantial modification in land use has been proposed (detailed in Chapter 5),
which will necessarily create additional impacts over this TPP base condition. Chapter 6 of
this report documents these impacts.
A second primary purpose of this document is to define the land uses in the General
Plan to be replaced with the Proposed Project and to determine the additional impacts over
the General Plan Buildout condition. Chapters 7 and 8 of this report document these
impacts.
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BACKGROUND
The proposed project is the conversion of a significant portion of the Rancho del
Rey Business Center (Employment Park) to a mixed use commercial center including up to
three major discount/warehouse retailers in combination with complimentary
recreation/entertainment/retail commercial uses and smaller retail users.
The Employment Park designation for the Rancho del Rey Business Center was
adopted with the comprehensive amendment of the EI Rancho del Rey Specific Plan
adopted in November, 1985. Since its adoption, the only facility that has been constructed
within the proposed amendment area is a bowling alley which will be maintained. A
second lot has been sold for development of a car wash adjacent to the western entrance of
the site. Those non employment uses were allowable under the original designation.
This original Employment Park was analyzed in the TPP and Chula Vista General
Plan Buildout analyses. Subsequent to the approval of the original Rancho del Rey SPA
plan, little interest for industrial/office development has been generated, while larger
warehouse/discount retailers have expressed interest due to a lack of suitable commercial
sites in the area. As the attraction of major commercial uses and the associated sales tax
revenues are one of the priorities of the City of Chula Vista, these considerations prompted
the conversion of a portion of the project site to an automobile sales center. Although this
proposal was not approved, due to undesirable impacts to the surrounding residential
neighborhood, it is believed that the current proposal presents an opportunity to utilize the
site to the benefit of both the city (increased tax dollars) and the local residents (convenient
shopping).
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The SPA amendment area uses would include 2-3 major retail users and
accompanying recreation/entertainment/retail uses in proximity to the existing bowling
alley. Secondary or support retail users will comprise the remainder of the site. A more
detailed description of the proposed land uses is contained in Chapter 5.
The primary sources for the base condition analyses are the following documents:
· Existing Conditions
- Traffic Flow Summary Report, City ofChula Vista, 1991.
- Year 1990. Traffic Monitorin~ Pro~ram Growth Mana~ement Plan - Final
Technical Report, JHK & Associates, 1991.
- Chula Vista Mall Expansion Report, Linscott, Law & Greenspan, June 1999
· Interim (Pre-SR 125) Conditions
- Final Eastern Chula Vista Transportation Phasin~ Plan Update ITPP), Willdan
Associates, January 1991.
- Chula Vista Mall Expansion Report, Linscott, Law & Greenspan, June 1999
· General Plan Buildout Conditions
- Chula Vista General Plan Circulation Element results using the Combined
Southbay Transportation Model provided by SANDAG.
The modelling of Interim (Pre-SR 125) conditions was conducted utilizing a micro
computer version of TRANPLAN by JHK staff. For General Plan Buildout conditions,
SANDAG provided modelling support based on land use and network coding information
developed by JHK.
ORGANIZATION OF REPORT
This report is organized to provide a clear progression in the understanding of the
Proposed Project and the surrounding area which will experience traffic impacts. The first
chapter provides an introduction to the project and defines critical assumptions on which
the subsequent analysis is based.
Chapter 2 defines the analysis process, methodologies and guidelines used on both
study area arterial and freeway segments and major signalized intersections.
Chapter 3 defines the Existing conditions of the study area circulation network and
identifies areas of deficiencies. This analysis is primarily for information purposes, given
the time frame of construction of the Rancho Del Rey I SPA Amendment Project which will
occur as part of the phased implementation of land uses included in the current
Transportation Phasing Plan.
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Chapter 4 defmes future Interim (Pre-SR 125) conditions under the TPP "Approved
Projects" (including the original Rancho Del Rey I SPA land use assumption). Chapter 4
also details the minimum required circulation network improvements to improve roadway
segment and intersection operating conditions to acceptable levels as defined in Chapter 2.
The remainder of the report assumes that these mitigation measures are in place. This
analysis defines the Interim (Pre-SR 125) base condition.
Chapter 5 provides a full description of the Proposed Project and trip generation
assumptions for both the Interim and Buildout timeframes of analysis. This chapter defmes
the amount of expected traffic activity which is associated with the SPA Amendment site
for both the Interim and Buildout phases of development.
Chapter 6 defines future Interim (Pre-SR 125) conditions under the TPP "Approved
Projects" with the Proposed SPA Amendment project added to the network. Through a
comparison with the analysis presented in Chapter 4, project specific and cumulative
impacts are identified.
Chapter 7 defines the General Plan Buildout base conditions included the original
Rancho del Rey I SPA land use assumptions. Critical high volume roadway alignments
and intersections are defined.
Chapter 8 includes a transportation impact analysis of the General Plan Buildout
with the Proposed SPA Amendment project added to the network. Through a comparison
with the analysis presented in Chapter 7, project specific and cumulative impacts are
defined.
Chapter 9 provides analysis of additional traffic engineering issues, including
internal site circulation, access from the project site to East H Street, and street segment
analysis along East H Street
The final chapter of this report, Chapter 10, provides recommendations for
improvements to both roadway segments and intersections for both the Interim and
Buildout timeframes. These mitigation measures are required to achieve acceptable
operating conditions as dermed in the following chapter (Chapter 2) of this document
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2. TRAFFIC IMPACT ANALYSIS METHODOLOGY AND GUIDELINES
This chapter defines the process, methodologies, guidelines, and threshold
standards used for each analysis phase of this project. For Existing conditions, existing
Year 1991 Average Daily Traffic (ADT) and peak hour turning movement volumes were
analyzed based on available data collected by the City of Chula Vista and JHK. For future
conditions (Interim Pre-SR 125, with Approved Development Projects and General Plan
Buildout), modelled ADT and turning movement volumes as developed by JHK and
SANDAG were used. The following section details the process. methodologies, and
guidelines used to develop this analysis.
TRAFFIC ANALYSIS PROCESS
Chula Vista Traffic Impact Analvsis Phases
This section briefly outlines the analysis phases used in evaluating proposed
development projects in the Eastern Territories of Chula Vista. The o-ansportation system
in the Eastern Territories is expected to undergo significant changes when a proposed
freeway known as SR 125 is completed. Within the next several years, SR 125 is expected
to be built as an eight-lane freeway through the Eastern Territories from the International
Border to SR 54. Because of the expected impact of SR 125, traffic impact analyses in the
Eastern Territories are typically conducted in three major phases:
· Existing Conditions:
· Interim Conditions (future conditions. just prior to the completion of SR 125);
and
· Buildout Conditions (full build out of the Chula Vista Adopted General Plan.
including SR 125).
The analysis of existing conditions provides an indication of the major opportunities
and conso-aims currently operating on the established circulation network. For most
development projects in the Eastern Territories. the existing conditions analysis has little
relationship to the environment in which the proposed project will be developed and is
.
provided for informational purposes only. For these long-term projects. the future
conditions analyses are considered more appropriate for detennining project impacts.
The second phase of analysis, the Interim Phase. is important for determining
impacts of the project prior to the completion of SR 125. To complete the Interim (Pre-SR
125) analysis. the first step is to conduct a review of the most recent Eastern Chula Vista
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Territories Transportation Phasin~ Plan (TPP) determine TPP Base conditions. The
current Transportation Phasing Plan, dated J an uary 1991, was prepared by Willdan
Associates. The purpose of the TPP is to define the transportation infrastructure
improvements required for new development projects in the Eastern Territories. The TPP
incorporates all existing and approved development projects in the Eastern Territories and
estimates the level of daily and peak hour traffic demand on the circulation network.
Through capacity analyses of roadway segments and intersections, impacts and mitigation
measures are developed to achieve acceptable operations. The Year 1991 TPP establishes
development thresholds in terms of residential dwelling units, commercial acreage, and
industrial acreage, which trigger the need for street improvements. Through the TPP, a cap
is placed on development once these thresholds are met, and no more building permits will
be issued prior to the construction of the required improvements. This enables the City of
Chula Vista to accurately time the infrastructure improvements with the phasing of
development to meet the expected demand. The levels of traffic demand stated in the TPP
serves as the basis for determining project-only impacts in the Interim timeframe.
The Interim conditions analysis is conducted by determining a base set of land use
forecasts, traffic forecasts, and roadway conditions using the TPP as a guide. This base
condition should be consistent with the TPP's objective of providing adequate traffic
operations in a Pre-SR 125 environment. Project impacts are then analyzed by assuming
the Proposed Project land use is developed on the project site rather than the land use
assumed in the TPP. The net increase in traffic caused by the project is then added to the
TPP base level of traffic. If the resulting levels of traffic would cause any roadways or
intersections to operate below the standards which have been set by the City, a significant
impact of the project is identified and mitigation measures are investigated.
The third phase of analysis, the General Plan Buildout phase, is required for
determining long-term impacts, post-construction of SR 125 and all other Circulation
Element facilities. This analysis is performed by reviewing the most recent adopted
General Plan land use assumptions and traffic forecasts. Currently, the adopted General
Plan is represented by the SANDAG traffic forecasting model, Scenario 4. The adopted
General Plan designates each parcel of land as a particular use at a particular density.
Based on these land use assumptions, a circulation network was developed and adopted by
the City with the intent that it would provide adequate capacity to accommodate all demand
under the General Plan designations. In some cases, where inadequacies of this network
were identified, a decision of "overriding consideration" was reached and, in essence, these
inadequacies were found to be acceptable and would not require mitigation.
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The adopted General Plan condition serves as the basis for determining impacts in
the Buildout timeframe. The methodology is similar to what is used for the analysis of
Interim conditions. The adopted General Plan land use and roadway conditions are
considered to be the base condition. The net increase in traffic caused by the project (as
compared to the traffic generation of the project site in the General Plan) is added to
General Plan traffic conditions to assess impacts.
Traffic Impact Analysis Procedures
Regardless of the scenario being analyzed (Interim or Buildout), the analysis
process moves toward defining project impacts once Interim and Buildout Base conditions
are defined. This is accomplished through the development of phased trip generation, trip
distribution, and assignment.
Estimates of future daily peak hour traffic activity associated with a particular
project are based on the types and intensity of the proposed land uses. SANDAG, through
compilation of many reports, studies, and estimates, has developed regional average trip
generation rates for almost any type of land use in the San Diego region. Using
SANDAG's San Diejio Traffic Generators Manual, an estimate is made as to the total daily,
A.M. peak hour and P.M. peak hour traffic travelling to and from the project site. If the
proposed project is planned to occur in phases, Interim and Buildout phases of
development are typically analyzed for trip generation to correspond to the Interim and
Buildout phases of analysis described above.
As discussed previously, some projects such as the proposed Rancho del Rey I
SP A Amendment project result in redesignating of land use that was previously assumed to
be developed for TPP or adopted General Plan conditions. The analysis is accomplished
by comparing the adopted land uses on the site under the TPP or General Plan (along with
the daily and peak hour trips associated with the site) with the proposed project land uses
and trips. The difference in the daily or peak hour trip generation totals are added to TPP
or General Plan traffic levels.
Professional judgment is used to estimate the general origins/destinations of travel
to and from the site. The SANDAG traffic forecasting model is typically used as an aid in
this process. Using the net project site trip generation and the origins and destinations of
travel, the site-generated trips are distributed and assigned to the Interim and Buildout street
networks.
The next step in traffic impact analysis is to perform roadway segment and
intersection capacity analyses on all study area roadway facilities. For any roadway
segment or intersection that is found to have acceptable operations under the base condition
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(Interim or Buildout), but is unacceptable with the additional project traffic, this impact is
attributed to the project and mitigation is typically considered as a condition of project
approval.
The final step of traffic impact analysis is to develop mitigation measures to upgrade
roadway segments and intersections to achieve acceptable levels of service. For the most
part, mitigation takes the form of roadway segment widening, geometric improvements to
intersections. partial or full grade separation. or other physical improvements. However.
mitigation may also take the form of programmatic initiatives to reduce traffic demand
through improved transit ridership. ride sharing. and staggered work hours. Site design to
incorporate multi-purpose trips can also serve as mitigation measures in some cases.
Regardless of the fonn that the required mitigation measures take. the intent of the
mitigation phase is to achieve to same level of operations with the implementation of the
proposed project as occurred without the project. If this is found to be impossible. then a
residual significant impact is identified.
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METHODOLOGIES AND GUIDELINES
The following sections describe the various stages of analysis that will be
performed in accordance with City Guidelines. The City of Chula Vista Traffic
Engineering Division recommends that traffic analyses perfonned to detennine impacts of
proposed developments utilize the following guidelines for each timeframe of analysis.
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Existin~ Conditions
To define the CUlTent status of the existing circulation system it is recommended that
segment and intersection performance be documented. The tables listed below detail the
methodology for conducting the analysis of Existing conditions.
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. Table 2-1 - Segment Capacity and Level of Service S tandards Average Daily
Traffic Volumes
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· Table 2-2 - Highway Capacity Manual Levels of Service CIitelia Signalized
Intersections Operational Method
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The City of Chub Vista General Plan Circulation Element recommends that arterial
segments maintain Levels of Service (LOS) C or better. For freeways the California State
Department of TranspoI1ation (Caltrans) recommends LOS E or better as acceptable. Table
2-1 lists the LOS guidelines for the various functional roadway classifications. The values
shown are not an exact description of the actual operating level of service. The actual
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Table 2-1
CITY OF CHULA VISTA AND CAL TRANS
SEGMENT CAPACITY AND LEVEL OF SERVICE STANDARDS
AVERAGE DAILY TRAFFIC VOLUMES(1)
Level of Service
Functional Class(2) A B C D E
Freeway (lO-Lane) 120,000 140,000 160,000 180,000 200,000
Freeway (8-Lane) 96,000 112,000 128,000 144,000 160,000
Freeway (6-Lane) 72,000 84,000 96,000 108,000 120,000
Freeway (4-Lane) 48,000 56,000 64,000 72,000 80,000
Expressway (6-Lane) 52,500 61,300 70,000 78,800 87,500
Prime Arterial (8-Lane) 50,000 58,300 66,700 75,000 83,300
Prime Arterial (6- Lane) 37,500 43,800 50,000 56,300 62,500
Major Street (6-Lane) 30,000 35,000 40,000 45,000 50,000
Major Street (4-Lane) 22,500 26,300 30,000 33,800 37,500
Class I Collector (4-Lane) 16,500 19,300 22,000 24,800 27,500
Class IT Collector (3-Lane)(3) 9,000 10,500 12,000 13,500 15,000
Class ill Collector (2-Lane)C3) 5,600 6,600 7,500 8,400 9,400
Notes:
1. For long-range planning, the City of Chula Vista General Plan Circulation Element
recommends LOS C or better as acceptable for Arterial Segment ADT volumes and
Caltrans recommends LOS E or better as acceptable for Freeway Segment ADT
volumes.
2. The volumes shown are intended as planning guidelines to detennine the functional
classification of roadways under investigation. The values shown are not an exact
description of the anticipated operating level of service. The actual functional capacity
of roadway facilities are based on the ability of arterial intersections to accommodate
peak hour volumes. Special designs of intersections to achieve acceptable levels of
service could result in higher capacities than those shown above.
3. Levels of Service standards for three and two-lane collectors (Class II and III
Collectors) and Local Streets are not typically evaluated at the General Plan level.
Source: City of Chula Vista Street Design Standards Policy, (July 1991), SANDAG
Guidelines, JHK & Associates.
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functional capacity of roadway facilities are based on the ability of arterial intersections to
accommodate peak hour volumes. Special designs of intersections to achieve acceptable
levels of service could result in higher capacities and thus higher volumes may occur on
arterial segments than those shown in Table 2-1. Thus, for arterial segment capacity
analysis under Existing conditions, it is recommended that all study area segments be
reviewed to determine if the segment operates under or over the recommended LOS
threshold (Arterials - LOS C, Freeways - LOS E). This planning tool does, however,
provide a guideline which indicates where further analysis is required. It also provides
technical support for the sizing of Circulation Element facilities in general tenns. Peak hour
intersection LOS provides the primary source of information on which actual circulation
system performance is based under Existing conditions.
For the analysis of major signalized intersections under Existing conditions, the
City of Chula Vista Traffic En~ineerin~ Division Guidelines for Preparin~ Traffic Impact
Studies recommends that existing operating conditions at signalized intersections be
maintained at LOS D or better during either A.M. or P.M. peak hours, as shown on Table
2-2.
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Levels of Service for the study area intersections, based on the respective volumes
and capacities, were determined using the operational analysis procedure for signalized
intersections as outlined in the 1985 Hi~hway Capacity Manual (HCM). This technique
uses 1800 vehicles per hour per lane (vphpl) as the maximum saturation volume of an
intersection. This saturation volume is adjusted to account for lane width, on street
parking, pedestrians, traffic composition (i.e. % trucks) and shared lane movements (i.e.
through and right turn movements originating from the same lane). The study area for this
Traffic Impact Analysis Report was determined through a Select Zone Assignment of
project-only trips. Only those intersections and segments which would be used by at least
5 percent of the average daily project traffic were included in this study.
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Interim (Pre-SR 125) Conditions
To define the status of the future study are circulation system under Interim
conditions, it is recommended that the guidelines defined for "Existing" conditions be
followed. Interim conditions typically include the implementation of the entire Proposed
Project in a single year or over a series of years through a phased development program.
Again, under this period of analysis segment performance should be reported in tenns of its
relationship to the threshold capacities of LOS C for arterials and LOS E for freeways. The
volumes shown on Table 2-1 are intended to be used as a planning guideline to determine
the functional classification of arterials under investigation. It is important to note that
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Table 2-2
CITY OF CHULA VISTA
HIGHW A Y CAPACITY MANUAL LEVELS OF SERVICE CRITERIA
SIGNALIZED INTERSECTIONS OPERATIONAL METHOD
A VERAGE STOPPED
LEVEL OF TYPE OF DELA Y (SECONDS
. SERVICE* FLOW PER VEHICLE)
A Free Row 0-5.0
B Stable Row 5.1 - 15.0
C Stable Row 15.1 - 25.0
D Approaching 25.1 - 40.0
Unstable Flow
E Unstable Row 40.1 - 60.0
F Forced Row > 60.0
Note: * The City of Chula Vista Traffic Engineering Division guideline for preparing
Traffic Impact Studies recommends that future operating conditions at signalized
intersections be maintained at LOS D or better during either AM or PM peak
hours. An additional guideline provided by the City Traffic Engineer related to
future cycle length restrictions. As directed, JHK utilized a 110 second common
background cycle length for all signalized intersections in Eastern Chula Vista for
all future conditions impact and mitigation analyses.
Source: Hi~hway C<\pacity Manual 1985, Chapter 9 "Signalized Intersections".
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under Interim conditions, estimated peak hour intersection LOS provides the most accurate
gauge of circulation system performance. Thus, segment performance analysis is not
considered a primary source of impact identification under Interim (Pre-SR 125) conditions
with the Proposed Project, and results of this analysis are provided for informational
purposes.
For the analysis of major signalized intersections under Interim conditions, the City
of Chula Vista Traffic Engineering Division Guidelines for Preparing Traffic Impact
Studies recommends that future operating conditions at signalized intersections be
maintained at LOS D or better during either A.M. or P.M. peak hours, as shown on Table
2-2. An additional guideline provided by the City Traffic Engineer relating to future cycle
length restrictions was incorporated into the analysis. As directed, JHK utilized a 110
second common background cycle length for all signalized intersections in Eastern Chula
Vista for all future conditions impact and mitigation analyses. Appendix A, on file at the
City, contains a listing of a series of Intersection Capacity Analysis Guidelines and
Directives developed by the City Traffic Engineer and JHK for application and throughout
this project. Thus, peak hour intersection LOS is the primary source of circulation system
performance and provides the basis for determining project related impacts under Interim
(Pre-SR 125) conditions.
-
-
-
-
-
-
-
-
Future Buildout Conditions
To define the status of the future study area circulation system under Buildout
conditions, it is recommended that the analysis of circulation system performance be
conducted using the following guidelines for segments and signalized intersections.
-
-
.
Segment Capacity Analysis - For long range forecasting under
Buildout conditions, segment capacity is considered the appropriate measure
of impact because of uncertainties associated with calculating intersection
LOS when looking at the large area picture. Detailed infonnation on turning
movements cannot be accurately forecasted in the Buildout condition
because, in the macroscopic view, insufficient future land use descriptions
are not available. Therefore, in this case, intersection LOS is not considered
reliable.
-
-
-
-
.
Intersection Capacity Analysis (Area-Wide) - An additional
transportation analysis tool used in the review of the Proposed Project land
use and circulation network alternatives under Buildout conditions was the
-
-
2-8
..
identification of potential congestion at major roadway crossings at off-site
locations based on total entering volumes. Entering volume threshold
criteria as identified in the adopted City of Chula Vista General Plan
Circulation Element was utilized as a guideline for this screening process.
The City of Chula Vista has established planning level limitations on the
amount of traffic that may enter an intersection without requiring planning
or implementation action. These daily entering volume thresholds are
intended to provide an indication that special geometric design treatments
may be required. The thresholds on intersection entering volume are as
follows:
Sta~e of Impact
o
1
2
3
Description of Mitieation Treatment
· 65,000 or fewer entering vehicles per day is considered
tolerable and standard at-grade intersection design would be
adequate to provide acceptable peak hour levels of service.
· 65,000-75,000 entering vehicles per day may require
mitigation measures to enhance geometries and increase
capacity. These at-grade solutions may include unrestricted
right turn lanes and/or additional through lanes where
appropriate.
· 75,000-85,000 entering vehicles per day requires the design
and implementation of mitigation measures to significantly
enhance intersection geometries and increase capacity. These
intersection design treatments may include either the at-grade
solutions described above or full grade separated solutions,
described below.
· Over 85,000 entering vehicles per day requires the design and
implementation of mitigation measures to allow the
intersections to flow smoothly. Mitigation at this level
typically includes partial grade separations and/or full grade
separations to separate heavy through movements at different
grades.
Impact levels for intersections are a degree of impact measured in terms of expected
delay. In relation to level of service, impact level 0 relates to LOS D or better operating
conditions, while impact levels 1, 2, and 3 relate to level of service E or F operating
conditions.
2-9
-
-
By following these intersection screening guidelines, critical high volume locations
within the study area will be defined as impacted and adequate mitigation measures
developed. However, the analysis of peak hour intersection LOS for intersections which
are critical for access to the site is also considered important
-
-
.
Intersection Capacity Analysis (Site Vicinity) - To determine peak
hour LOS for major intersections in the vicinity of the site and to evaluate
site access alternatives, it is crucial to perform HCM analyses under
Buildout conditions at selected locations. This detailed approach to
intersection LOS at intersections adjacent to the site will produce a detailed
listing of anticipated impacts and allow the development of accurate
intersection geometric mitigation measures under Buildout conditions.
-
-
....
-
For the analysis of existing and future traffic impacts the implementation of the
procedures and guidelines detailed above will result in a detailed report which fully defines
traffic conditions and identifies appropriate mitigation measures.
-
RELATIONSHIP TO THRESHOLD STANDARDS
It is important to recognize that the City-wide LOS threshold standard for arterial
segments described above relates to a LOS based on "observed average travel speed".
Observed average travel speed is measured by driving the roads and measuring
actual travel times. As such, the observed average travel speed cannot be calculated at this
time. Furthermore, the observed average travel speed is primarily controlled by the LOS at
intersections. An acceptable observed average travel speed (LOS C) would be maintained
as long as intersections along the roadway are operating at LOS D or better.
-
-
-
-
-
-
-
-
-
2-10
-
3. EXISTING YEAR 1991 CONDITIONS
This chapter provides a detailed analysis of the Existing conditions of the study area
freeway and arterial segments and major signalized intersections. This analysis is provided
to indicate existing circulation network deficiencies and areas requiring improve~ents.
SEGMENT CAPACITY ANALYSIS
To analyze Existing conditions on study area freeway and arterial segments,
average daily traffic (ADT) volume data were taken from the Traffic Flow Summary
Report, prepared by the City of Chula Vista in November 1991. Aneriallevels of service
(LOS) were calculated based on a comparison of the ADT values and the functional
classification of the roadway and the recommended maximum ADT volumes as shown on
Table 2-1. Figure 3-1 shows the Existing study area roadway network operating
conditions, and Table 3-1 provides a summary of the operating performance of each major
study area roadway segment.
Table 3-1 shows that the following roadway segment exceeds the maximum
recommended ADT volume (using overall planning guidelines) for its functional
classification at LOS D or worse:
Roadway
From - To
Hilltop Drive to Hidden Vista Drive
East H Street
To more clearly define traffic operations and performance, the following analysis of
study area signalized intersections is provided.
SIGNALIZED INTERSECTION CAPACITY ANALYSIS
To analyze the Existing conditions of the critical signalized intersections within the
study area, traffic volume counts from previous traffic studies completed in the study area
were compiled. The A.M. and P.M. peak hour turning movements were provided by the
following sources:
· Year 1990 Traffic Monitorin~ Pro~ram Growth Management Plan - Final
Technical Report, JHK & Associates, 1991.
· Chula Vista Mall Expansion Report, Linscott, Law & Greenspan, July 1991.
3-1
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EXISTING YEAR 1991 AVERAGE DAILY TRAFFIC VOLUMES AND
SEGMENT PERFORMANCE SUMMARY
__ Note: 1. Bold print indicates critical freeway and arterial segments which currently operate below the City of
Chula Vista Traffic Engineering Division minimum ADT volume operating threshold values for
long-range planning purposes (see Table 2-1).
Source: City of Chula Vista, Year 1991 Traffic Flow Summary, dated December 18, 1991.
3-3
-
-
Figure 3-2 shows the location of the major signalized intersections analyzed under
this Existing conditions analysis. The intersection geometries are shown in Figure 3-3.
The turning movement volumes and HCM worksheets for each intersection under analysis
are included in Appendix B (on file at the City) of this document. Table 3-2 summarizes
the Existing Year 1991 A.M. or P.M. peak hour operating conditions at the major
signalized intersections in the study area. This table shows that the following intersections
operate below the City of Chula Vista Traffic Engineering Division's minimum peak hour
operating threshold value of LOS D during the P.M. peak hour. No intersections exceeded
the minimum threshold value during the A.M. peak hour.
-
-
-
-
P.M.Peak Hour
Intersection #
-
E/W Street
N/S Street
lJlS
5
8
H Street
East H Street
Hilltop Drive
Hidden Vista Road
E
E
-
-
CONCLUSIONS
Based on the segment and intersection capacity analysis detailed in this chapter, the
roadway segments and intersections located on H Street!East H Street between Hilltop
Drive and Hidden Vista Drive will require some form of mitigation with or without the
construction of any further development projects in Eastern Chula Vista.
-
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Table 3-2
EXISTING YEAR 1991 SIGNALIZED INTERSECTION
PERFORMANCE SUMMARY
AM Peak Hour
E/W STREET
1 . H Street
2. H Street
3 . H Street
4. H Street
5. H Street
6. East H Street
7. East H Street
8. East H Street
9. East H Street
10. East H Street
11. East H Street
12. East H Street
13. East H Street
14. East H Street
15. East H Street
16. Bonita Road
17. Telegraph Canyon Road
18. Telegraph Canyon Road
19. Telegraph Canyon Road
20. Telegraph Canyon Road
21. Telegraph Canyon Road
22. Telegraph Canyon Road
PM Peak Hour
1 . H Street
2. H Street
3. H Street
4. H Street
5. H Street
6. East H Street
7 . East H Street
8. East H Street
9. East H Street
10. East H Street
11. East H Street
12. EastHStreet
13. East H Street
14. East H Street
15. East H Street
16. Bonita Road
17. Telegraph Canyon Road
18. Telegraph Canyon Road
19. Telegraph Canyon Road
20. Telegraph Canyon Road
21. Telegraph Canyon Road
22. Telegraph Canyon Road
N/S STREET
Fourth Avenue
Third Avenue
Second Avenue
First A venue
Hilltop Drive
SB I-80S Ramps
NB I-80S Ramps
Hidden Vista Road
Terra Nova Road
Del Rey Boulevard
Paseo del Rey (Western Access Point)
Avila Rey (Central Access Point)
Tierra del Rey (Eastern Access Point)
Paseo Ranchero
Otay Lakes Road
Otay Lakes Road
SB I-80S Ramps
NB I-80S Ramps
Halecrest
Cresl Drive/Oleander Avenue
Paseo del Rey
Otay Lakes Road
Fourth Avenue
Third Avenue
Second Avenue
First A venue
Hilltop Drive
SB I-80S Ramps
NB I-80S Ramps
Hidden Vista Road
Terra Nova Road
Del Rey Boulevard
Paseo del Rey (Western Access Point)
Avila Rey (Central Access Point)
Tierra del Rey (Eastern Access Point)
Paseo Ranchero
Otay Lakes Road
Otay Lakes Road
SB I-80S Ramps
NB I-80S Ramps
Halecrest
Crest Drive/Oleander Avenue
Paseo del Rey
Otay Lakes Road
INTERSECTION
DELAY
(seclveh)
19.6
20.6
9.4
8.9
26.0
6.8
6.4
34.3
(1)
(1)
16.5
(1)
(1)
(1)
25.7
14.9
(1 )
34.2
15.3
26.8
10.7
(1)
Il'\TERSECTION
LOS
C
C
B
B
D
B
B
D
C
D
B
D
C
D
B
30.2
27.5
10.0
11.7
55.9
12.2
9.7
43.6
(1)
(1)
29.0
(1)
(1)
(1)
28.2
16.9
(1)
17.0
15.8
19.8
9.6
(1)
D
D
B
B
E
B
B
E
D
D
D
D
C
C
C
C
B
Notes: 1. Indicates intersections which do not exist and/or are not signalized under Existing conditions.
2. Bold print indicates critical signalized intersections which currently operate below the City of Chula
Vista Traffic Engineering Division's minimum peak hour operating threshold value of Level of Service
D.
Sources: Calculations performed by IRK & Associates. based on data provided by 1990 TMP ReDort. (JHK) and
Chula Vista Mall Expansion Traffic Analvsis.(Linscott, Law & Greenspan. June 25, 1991).
3-7
4. INTERIM (PRE-SR 125) BASE CONDITION
For the accurate determination of impacts resulting from the approval of the
Proposed Rancho del Rey I SPA Amendment, it was necessary to establish the future "No
Project" condition. In essence there is no true "No Project" (i.e. No-Build) condition due
to the fact that the entire Rancho Del Rey I SPA including the SPA Amendment Area has an
approved level of development and trip generation value as described in Chapter 5. The
recently completed Final Eastern Chu1a Vista Transportation Phasin~ Plan Update (TPP),
developed by Willdan Associates (January 1991) was utilized to establish the future Interim
(Pre-SR 125) conditions in the study area. This development scenario represents
approximately 193,230 additional daily trips in Eastern Chula Vista. As detailed in Chapter
5, the original land use of this proposed project area comprises approximately 13,380 daily
trips or approximately 7 percent of the entire TPP trip generation forecast under the current
land use assumption for this site. The "Approved Projects" scenario travel forecast model
formed the future base condition and all project impacts resulting from the Proposed
Rancho Del Rey I SPA Amendment are documented in Chapters 6 and 7. It is assumed
that circulation improvements which are necessary to accommodate the "Approved
Projects" volume conditions would be provided with or without the Proposed Rancho Del
Rey I SPA Amendment Project. Thus, any deterioration in the performance of the future
circulation system beyond the levels reported in this chapter are considered project related
impacts.
MODEL CODING MODIFICATIONS
During the review of the TPP base model, the City of Chula Vista and a
representative from San Diego Association of Governments (SANDAG) provided direction
to JHK in relation to the coding of the Interim Pre-SR 125 TPP model. The coding
modifications which were incorporated into the model by JHK included both land use and
network changes. The following list of model modifications were implemented by JHK
based on direction from SANDAG and the City in an attempt to enhance the performance
and the accuracy of the Interim TPP model.
Land Use Modification
. T AZ number 379, located south of the proposed SPA Amendment project along
the southern edge of East H Street between Paseo del Rey and Paseo Ranchero
was modified to reflect an accurate count of the proposed Senior Housing
development which is currently included in the Ranch del Rey III SPA project.
4-1
-
-
The previous land use assumption for this zone of 623 dwelling units was
modified to 588 dwelling units at a trip generation rate of 6 trips per unit. The
total daily trip generation for this use was reduced from 6,230 (at 10 trips per
dwelling unit) to the correct average daily traffic volume of 3,528 trips,
according to the most recently approved land use plan for this zone.
-
-
Network Modifications
. As directed by the City of Chula Vista, JHK included a four-lane collector
roadway facility along the alignment of Paseo Ranchero between East H Street
and Telegraph Canyon Road. The coding of this four-lane (Class I) collector
facility provides additional north/south circulation between the two primary
east/west facilities of Otay Lakes Road and Interstate 805.
-
-
-
· As directed by City staff, JHK included a two lane residential collector (Class
III) facility along the alignment of Halecrest Drive between East J Street and
Telegraph Canyon Road. This facility will allow the Interim TPP model to load
traffic onto this north/south segment immediately east of the interchange of
Interstate 805 and Telegraph Canyon Road.
-
-
-
· As directed by SANDAG, JHK modified the distance of East H Street between
Interstate 805 and Otay Lakes Road. In the previous model, this distance had
been underestimated and thus the loading of traffic on this facility was
overestimated. The net decrease in travel activity on East H Street amounted to
approximately 10,000 trips per day. Other facilities which experienced an
increase of travel activity as a result of this redistribution included Otay Lakes
Road north of East H Street and Telegraph Canyon Road between Interstate 805
and Otay Lakes Road.
-
-
-
-
The results of these network modifications cumulatively resulted in a more balanced
assignment of traffic in Eastern Chula Vista. The documentation of this TPP base
condition and the performance of the network under this new revised TPP base condition
represents an update to the previously completed TPP effort by Willdan and Associates in
January of 1991.
-
-
-
-
4-2
-
SEGMENT CAPACITY ANALYSIS
To analyze the Interim (Pre-SR 125) conditions on study area freeway and arterial
segments, ADT volume data were taken from the TPP report. Arterial levels of service
(LOS) were calculated based on a comparison of the ADT values and the functional
classification of the roadway and the maximum recommended ADT volumes as shown on
Table 2-1. Figure 4-1 shows the planned TPP network alignments and functional
classification of roadwaJs analyzed under this condition. Figure 4-2 shows the Interim
(Pre-SR 125) ADT volumes on study area freeway and arterial segments. Table 4-1
summarizes the results of the TPP segment capacity analysis.
Table 4-1 shows that the following roadway segments exceed the maximum
recommended ADT volume for their functional classification:
TPP Base Condition Se2ment Impacts
Se2ment
Interstate 805
H StreetlEast H Street
Telegraph Canyon Road
From . To
State Route 54 to Telegraph Canyon Road
Hilltop Drive to Hidden Vista Drive
1-805 to Crest Drive/Oleander A venue
As mentioned in Chapter 2, the analysis of segment performance and impacts is
only provided for review purposes under Interim conditions. To precisely define
circulation system impacts under Interim conditions, the following analysis of study area
signalized intersections is provided.
SIGNALIZED INTERSECTION CAPACITY ANALYSIS
To analyze the Interim (Pre-SR 125) conditions of the critical signalized
intersections within the study area, A.M. and P.M. peak hour traffic volume counts from
the TPP report were used. Figure 4-3 shows the location of the major signalized
intersections analyzed under the Interim (Pre-SR 125) condition analysis. The intersection
geometries shown in Figure 4-4 include the required geometric improvements to fully
mitigate the Interim (Pre-SR 125) TPP base condition. The turning movement volumes
and HCM worksheets for each intersection under analysis are included in Appendix C (on
file at the City) of this document. Tables 4-2a and 4-2b summarize the Interim (Pre-SR
125) A.M. and P.M. peak hour operating conditions at the major signalized intersections in
the study area. This table shows that all study area intersections conform to the City of
4-3
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Table 4-2a
PLANNED TPP "APPROVED PROJECTS WITHOUT MODIFIED PROJECT"
(PRE-SR 125) BASE CONDITION
INTERSECTION PERFORMANCE SUMMARY (A.M. PEAK HOUR)
-
-
Intersection
Delay Intersection
EIW Street N/S Street (sec/veh) LOS(1)
-
1. H Street Fourth Avenue 22.8 C
2. H Street Third Avenue 23.8 C
3. H Street Second Avenue 11.7 B
4. H Street First A venue 11.7 B -
5. H Street Hilltop Drive 19.5 C
6. East H Street SB I-80S Ramps 8.8 B
7. East H Street NB I-80S Ramps 12.2 B -
8. East H Street Hidden Vista Road 19.0 C
9. East H Street Terra Nova Road 10.4 B
10. East H Street Del Rey Boulevard 10.2 B -
11. East H Street Paseo del Rey (Western
Access Point) 39.9 D
12. East H Street A vila Rey (Central Access
Point) (1) -
13. East H Street Tierra Del Rey (Eastern
Access Point) 18.6 C
14. East H Street Paseo Ranchero 17.9 C -
15. East H Street Otay Lakes Road 24.9 C
16. Bonita Road Otay Lakes Road 18.0 C
17. Telegraph Canyon Road SB I-80S Ramps 13.0 B -
18. Telegraph Canyon Road NB I-80S Ramps 31.4* D*
19. Telegraph Canyon Road Halecrest Drive 11.1 B
20. Telegraph Canyon Road Crest Drive/Oleander Ave 29.4 D
21. Telegraph Canyon Road Paseo del Rey 20.6 C -
22. Telegraph Canyon Road Otay Lakes Road 16.0 C
-
Notes: 1. Indicates intersection which would not exist under the TPP Without Modified Project
condition.
* The Nonhbound on-ramp to 1-805 will require special design treatment to accommodate -
overlap phasing for the westbound double right turn movement. This special design
treatment may include ramp widening and lengthening.
-
These analyses revealed that the geometric requirements shown on Figure 4-4 are
necessary to fully mitigate the cumulative peak hour volume loadings associated with
the TPP. -
Source: JHK & Associates.
-
4-10
-
Table 4-2b
PLANNED TPP "APPROVED PROJECTS WITHOUT MODIFIED PROJECT"
(PRE-SR 125) BASE CONDITION
INTERSECTION PERFORMANCE SUMMARY (P.M. PEAK HOUR)
Intersection Intersection
E/W Street N/S Street Delay (sec/veh) LOS(l)
1. H Street Fourth A venue 37.1 D
2. H Street Third Avenue 32.6 D
3. H Street Second A venue 15.9 C
4. H Street First Avenue 15.2 C
5. H Street Hilltop Drive 26.6 D
6. East H Street SB 1-805 Ramps 14.5 B
7. East H Street NB 1-805 Ramps 17.3 C
8. East H Street Hidden Vista Road 24.7 C
9. East H Street Terra Nova Road 9.1 B
10. East H Street Del Rey Boulevard 9.0 B
11. East H Street Paseo del Rey (Western Access
Point) 38.9 D
12. East H Street A vila Rey (Central Access
Point) (1)
13. East H Street Tierra Del Rey (Eastern Access
Point) 27.3 D
14. East H Street Paseo Ranchero 23.8 C
15. East H Street Otay Lakes Road 23.1 C
16. Bonita Road Otay Lakes Road 24.3 C
17. Telegraph Canyon Road SB 1-805 Ramps 14.0 B
18. Telegraph Canyon Road NB 1-805 Ramps 24.4* C*
19. Telegraph Canyon Road Halecrest Drive 11.5 B
20. Telegraph Canyon Road Crest Drive/Oleander Ave 37.8 D
21. Telegraph Canyon Road Paseo del Rey 23.0 C
22. Telegraph Canyon Road Otay Lakes Road 27.1 D
Notes: 1. Indicates intersection which would not exist under the Interim (Pre-SR 125) Without
Modified Project condition.
* The Northbound on-ramp to 1-805 will require special design treatment to accommodate
overlap phasing for the westbound double right turn movement. This special design
treatment may include ramp widening and lengthening.
These analyses revealed that the geometric requirements shown on Figure 4-4 are
necessary to fully mitigate the cumulative peak hour volume loadings associated with
the TPP.
Source: JHK & Associates.
4-11
-
-
Chula Vista's Traffic Engineering Division's minimum peak hour operating threshold value
of LOS D assuming the implementation of required geometric improvements shown on
Figure 4-4.
-
CONCLUSIONS
-
Summarv - Interim (Pre-SR 125) Base Conditions
-
These analyses revealed that the geometric requirements shown on Figure 4-4 are
necessary to fully mitigate the cumulative peak hour volume loadings associated with the
TPP. The remainder of this Interim traffic analysis assumes that these intersection
improvements will be in place prior to the implementation of the Proposed SPA
Amendment Project.
-
-
-
Relationshin To Threshold Standards
As the development of this project occurs in phases, the annual Traffic Monitoring
Program will be conducted by the City of Chula Vista in conformance with the
requirements of the Growth Management Plan. This annual Traffic Monitoring Program is
intended to insure that Threshold Standards as documented by the Growth Management
Plan are not exceeded. Thus, the timing for implementing any of the required geometric
improvements shown on Figure 4-4 must be determined by the City of Chula Vista prior to
the point in time when the demand for these improvements is generated by cumulative
development, including this SPA Amendment Project
-
-
-
-
-
-
-
-
-
-
4-12
-
s. PROPOSED PROJECT DESCRIPTION AND TRIP GENERATION
In order to clearly understand and document the impact of this proposed SPA
Amendment, it was necessary to determine the trip generation rate that would be utilized for
the various uses which are proposed for the new Rancho Del Rey I SPA Amendment
Project. Figure 5-1 graphically illustrates the location of the land use types which are
proposed for this project. This figure shows the SPA Amendment Area which is the
subject of this traffic analysis project. Table 5-1 presents a summary of the proposed land
uses for the SPA Amendment Project along with a detailed listing of the acres, square
footage and other units of measurement which are associated with each of the individual
uses.
A series of trip generation related tables are included in this section to define the
amount of traffic activity which is anticipated to be associated with this SPA Amendment
site. Table 5-2 presents a summary of the recommended trip generation rates which will be
applied to each of the uses shown on Table 5-1. The primary source of these trip
generation rates is the San Diego Association of Governments (SANDAG) Traffic
Generators Manual dated June 1991.
The land use types and units of measurement as shown on Table 5-1, combined
with the trip generation rate values shown on Table 5-2, enabled JHK to calculate the
estimated trip generation potential for this Proposed SPA Amendment Project. Table 5-3
documents the estimated trip generation for the site and this recommended trip generation
value to be used as the basis for determining Interim (Pre-SR 125) and Buildout traffic
impacts resulting from this project. Additionally, Table 5-3 documents the peak hour level
of traffic activity which is estimated for this site. These peak hour trips destined to or
originating from this project site will be used to determine peak hour traffic impacts at
critical signalized intersections adjacent to the project site in Eastern Chula Vista. The
extent of the traffic analysis to be conducted for this project was discussed with City staff
and critical intersections to be analyzed under Interim (Pre-SR 125) conditions are
presented in Chapters 4 and 6.
COMPARISON OF TRIP GENERATION VALUES FOR DIFFERENT
LAND USE ASSUMPTIONS
This section presents a comparison of the Proposed Project trip generation potential
to the trip generation value for the site under the following development scenarios which
have been previously considered and/or approved by the City of Chula Vista:
5-1
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Table 5.1
PROPOSED SPA AMENDMENT AREA PROJECT LAND USES
Area/Parcel
Land Use Type
Western Commercial Parcel
Major A Community Shopping Center
Garden Center
Major Commercial Retail Sites Commercial Shops
Other Commercial Sites Car Wash
Bowling Alley (Existing Use)
Central Commercial Parcel
Major B Community Shopping Center
Garden Center
Major Commercial Retail Site Commercial Shop
PAD Restaurant/Fast Foot
Eastern Commercial Parcel
Major C
Community Shopping Center
TIre Center
IndustriallBusiness Park
IndustriallBusiness Park
Land Use Intensity
104,740 sq. f1.
20,540 sq. f1.
9.31 AC
1.46 AC
48 lanes
104,306 sq. f1.
3,500 sq. ft.
25,000 sq. f1.
9,000 sq. f1.
130,000 sq. f1.
6,800 sq. f1.
28AC
Source: Rancho del Rey Development Company, "Official" Site Plan dated July 2, 1992.
5-3
-
-
Table 5-2
RECOMMENDED TRIP GENERA TION RATES
-
-
-
-
A.M. Peak Hour P.M. Peak Hour
Daily Trip (In:Out) (In:Out)
Land Use Type Rate % Ratio % Ratio -
Industrial/Business Park 2oo/AC 12% (8:2) 12% (2:8)
Major Retail Commercial 500/ AC 2% (7:3) 9% (5:5)
Major Retail Commercial 50/KSF 2% (7:3) 9% (5:5)
Community Shopping Center 70/KSF 3% (6:4) 10% (5:5)
-
P ADS- Restaurant/Fast Food 700/KSF 4% (6:4) 8% (5:5)
Commercial Garden Center 4O/KSF 3% (6:4) 10% (5:5)
Car Wash 6OO/AC 4% (5:5) 9% (5:5)
Bowling Alley (Existing Use) 30llane 7% (7:3) 10% (4:6)
Garden Center 4O/KSF 3% (6:4) 10% (5:5) -
Tire Center 20/KSF 8% (7:3) 11% (5:5)
-
Source: San Diego Traffic Generators Manual, SANDAG, January 1990.
-
-
-
-,
-
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5-5
--------~-
-
-
· Original Rancho del Rey I SPA Land Use Asswnption
.
"Approved Projects" Scenario (TPP) - Interim (Pre-SR 125) Condition
Land Use Assumption
Adopted General Plan Buildout Land Use Asswnption
-
.
...
It is important to recognize that the land use development scenarios for this site (as
defined above) which are analyzed in this section of the report, form the basis for
detennining the impact of the Proposed Project. Thus, the "Approved Projects" Scenario
land use assumption and the adopted General Plan Buildout land use assumption represent
base conditions for identifying project impacts and ultimately recommending project related
mitigation measures. The following sections present the trip generation values associated
with each of the land use assumptions defined above. This discussion is followed by a
comparison of the trip generating potential for the SPA Amendment site under all alternative
development scenarios including the Proposed Project.
-
A
-
ORIGINAL RANCHO DEL REY I SPA LAND USE ASSUMPTIONS
It was considered important to verify the level of trip generation proposed for the
Amendment portion of the Rancho del Rey I SPA under the original Rancho del Rey I SPA
Project. This task was completed by checking the land uses which were approved by the
City of Chula Vista during the review of the original Rancho del Rey I SPA Project.
Appendix D presents the land use types and resulting trip generation value for this
development scenario. As shown on this table, the original Rancho del Rey I SPA Project
(within the SPA Amendment Area) was estimated to generate approximately 13,380 daily
trips.
....
-
-
~,~
-
"APPROVED PROJECTS" SCENARIO (TRANSPORTATION PHASING
PLAN INTERIM (PRE-SR 125) CONDITION LAND USE
ASSUMPTIONS)
The next land use development scenario which was reviewed by the JHK Project
Team, was the" Approved Projects" scenario as developed by the City of Chula Vista
Planning Department and utilized in the TPP Interim (Pre-SR 125) condition. To complete
this review, the JHK Project Team utilized the Final Eastern Chula Vista Transportation
Phasin~ Plan Update, developed by Willdan Associates (January 1991). For this TPP
analysis the "Approved Projects" version of projected land use for the Rancho del Rey I
Site was coded into one (No. 374) transportation analysis zone (TAZ) in the TPP travel
forecast model. Appendix D summarizes the trip generation value (13,300 daily trips)
utilized in the TPP analysis for the Amendment Area portion of the Rancho del Rey I SPA.
A.
-
.-.::,
-
5-6
-
ADOPTED GENERAL PLAN (BUILDOUT LAND USE ASSUMPTIONS)
For comparison purposes, it was considered important to check the level of trip
generation proposed for the Amendment Area portion of the Rancho del Rey I SPAin the
adopted General Plan. This task was completed by checking the land use which was coded
in the travel forecasting model for the adopted General Plan transportation analysis.
Because the zone boundaries in the model do not correspond directly to the boundaries of
the project site, estimates were made of the amount of land use in each traffic analysis zone
which would be considered within the Amendment Area project site. Appendix D
summarizes this analysis and it is estimated that the project site represented a trip generation
value of 9,280 daily trips in the Adopted General Plan.
COMP ARISON OF TRIP GENERATION ASSUMPTIONS
Table 5-4 presents a comparison of the Proposed SPA Amendment Area trip
generation value with the estimated trip generation values calculated for the three other
development scenarios for the site. It is important to recognize that the Proposed SPA
Amendment Area trip generation value of 44,952 daily trips exceeds the adopted General
Plan value of 9,280 by 35,672 daily trips, or 384 percent. Similarly, the Proposed SPA
Amendment trip generation value of 44,952 exceeds the original Rancho del Rey I SPA
Project scenario and the "Approved Projects" scenario values of 13,380 by 31,572 daily
trips or 236 percent.
The trip generation of the project site was utilized by JHK in producing a travel
forecast model run to predict the distribution and assignment of trips originating from or
destined to the Rancho del Rey I site under Interim (Pre-SR 125) conditions. Note that
under Interim conditions, this traffic analysis will focus on the impacts of the 31,572
(44,952 minus 13,380) additional daily trips which are planned for the site. For the
analysis of Buildout traffic impacts the additional 35,672 (44,952 minus 9,280) daily trips
will be documented and adequate mitigation measures developed Under both Interim and
Buildout analysis scenarios, the subregional transportation model will incorporate these
additional daily trips as well as providing an indication of the impacts at major signalized
intersections during the peak hours based on the new land uses' peaking characteristics
which are proposed for this SPA Amendment project.
5-7
-
-
Table 5-4
COMPARISON OF TRIP GENERATION ASSUMPTIONS
.....
(5) v.;;;.
(3) Proposed
(1) Proposed SPA (4) SPA
Original Amendment Adopted Amendment -
Rancho del (2) Project (Pre-SR General Project
Rey I SPA TPP 125) Plan (Buildout)
Rancho del Rey ....
I SPA
Amendment
Area Daily -
Trips 13,380 13,380 44,952 9,280 44,952
....
Notes: (1) See Appendix D.
(2) See Appendix D.
(3) See Table 5-3 for trip generation data for the Proposed SPA Amendment Project for the Interim
(Pre-SR 125) development scenario.
(4) See Appendix D.
(5) See Table 5-3 for trip generation data for the Proposed SPA Amendment Project
......
....
..-
..,!o,
Source:
lliK & Associates
.....
-
....
-
-
-
5-8
-
SITE ACCESS AND INTERSECTION CONTROL
When reviewing the proposed site plan for the Rancho del Rey SPA Amendment
area, it is important to note that portions of the interior circulation network will be
abandoned as a result of the implementation of this project. Figure 5-2 shows the portions
of Tierra del Rey, Paseo del Rey and Avila Way that will no longer be considered public
roadways. Portions of these roadways will be retained as parking lot circulation and
access.
.~. ..
Figure 5-2 also shows that three signals are proposed for the site access
intersections along East H Street. The original Rancho del Rey I SPA was approved with
only two signals at the 4-way intersections of East H StreetlPaseo del Rey and East H
Streetffierra del Rey. These two intersections are located approximately 2,650 feet apart,
which is in conformance with the adopted City of Chula Vista Street Design Standards for
Prime arterial facilities, which requires at least 1,320 feet between signalized intersections
(See City of Chula Vista Street Desi~ Standards, July 1991, Page 3).
However, the proposed site access calls for the addition of another signal at the new
"T" intersection of East H Street/Avila Way. The addition of the signal at Avila Way
shortens the distance between signals on this segment of East H Street to 1,500 feet
between Paseo del Rey and Avila Way (which would be in conformance with the minimum
distance standard), and 1,150 feet between Avila Way and Tierra del Rey (which would be
170 feet shorter than the adopted standard). Also, the proposed site plan includes a limited
access point (rights in and out only) on East H Street approximately half way between
Avila Way and Tierra del Rey.
The following chapter presents the anticipated impacts to the study area circulation
network under the Interim (Pre-SR 125) condition with the Proposed Project.
5-9
5-\0
~
6. INTERIM (PRE-SR 125) IMPACT ANALYSIS
WITH PROPOSED PROJECT
As stated in Chapter 4, the planned geometric configuration of the circulation
system and signalized intersections within the study area for this Rancho del Rey I SPA
Amendment Traffic Analysis, resulting from the implementation of the "Approved
Projects" in Eastern Chula Vista, formed the basis for determining project impacts. The
following sections have been prepared to document the impact of the increase in trip
generation from the SPA Amendment Area and the remainder of the Rancho del Rey I SPA
as documented in the previous chapter.
SEGMENT CAPACITY ANALYSIS
To analyze the Interim (Pre-SR 125) with the Proposed Project conditions on study
area freeway and arterial segments, ADT volume data were taken from the TPP report and
modified to include project trips. Arterial levels of service were calculated based on a
comparison of the ADT values and functional classification of the roadway and the
recommended maximum ADT volumes as shown on Table 2-1. This analysis was based
on the planned TPP network alignments and functional classifications shown on Figure 4-
1. Figure 6-1 shows the projected SPA Amendment Area site traffic distribution
percentages of project generated traffic that was added to the TPP base condition. Figure
6-2 shows the Interim (Pre-SR 125) with Project operating conditions, and Table 6-1
provides a summary of the operating performance of each major study area freeway and
arterial segment and a comparison with the TPP base. As shown on Table 6-1 the
following roadway segments are expected to exceed the maximum recommended ADT
volume for their functional classifications as a result of the TPP base conditions or impacts
related to the increased level of traffic activity associated with the Proposed Project
TPP Base Condition Se~ment Impacts
Se~ment From - To
Interstate 805 SR 54 to Telegraph Canyon Road
H Street/East H Street Hilltop Drive to Hidden Vista Drive
Telegraph Canyon Road I-80S to Crest Drive/Oleander Avenue
6-1
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~
Se!!ment
From . To
Otay Lakes Road
Bonita Road to East H Street
-
As mentioned in Chapter 2, the analysis of segment performance and impacts is
only provided for review purposes under Interim conditions with the Proposed SPA
Amendment. To precisely define traffic operations circulation system impacts, the
following analysis of study area signalized intersections is provided.
-
'""
-
SIGNALIZED INTERSECTION CAPACITY ANALYSIS
To analyze the Interim (Pre-SR 125) with Proposed SPA Amendment conditions of
the critical signalized intersections within the study area, A.M. and P.M. peak hour traffic
volume counts taken from the TPP report were modified to include project traffic. The
same intersections that were analyzed under the Interim (Pre-SR 125) TPP base condition
were reanalyzed with project traffic added to the network. Figure 4-3 shows the
intersection locations and Figure 6-3 identifies the geometries used for this analysis.
Appendix E (on file at the City) of this document contains the turning movement volumes
and HCM worksheets used for this analysis. Tables 6-2a and 6-2b summarize the Interim
(Pre-SR 125) with the Proposed SPA Amendment A.M. and P.M. peak hour conditions at
the major signalized intersections in the study area. Tables 6-2a and 6-2b also compare the
with and without the SPA Amendment conditions. These tables show that the following
intersections exceed the City of Chula Vista Traffic Engineering Division's minimum peak
hour operating threshold value of LOS D:
....
-
-
-
......
-
TPP Base Condition Intersection Impacts ·
-
Proiect Related Intersection Imoacts
-
Intersection
Number
Location
11
13
East H Street/Paseo del Rey
East H Street/Iierra del Rey
-
-
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6-6
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-
Table 6-2a
INTERIM (PRE-SR 125) PROPOSED PROJECT CONDITION
INTERSECTION PERFORMANCE SUMMARY (A.M. PEAK HOUR)
-
TPP -
TPP Base With Proposed Proiect
Intersection Intersection
Delay Intersection Delay Intersection ..
E/W Street N/S Street (sec/veh)(I) LOS(2) (sec/veh )( 1) LOS(2)
1. H Street Fourth A venue 22.8 C 23.0 C
2. H Street Third A venue 23.8 C 23.9 C ..
3. H Street Second A venue 11.7 B 11.7 B
4. H Street First Avenue 11.7 B 11.8 B
5. H Street Hilltop Drive 19.5 C 19.8 C ...
6. East H Street SB I-80S Ramps 8.8 B 8.9 B
7. East H Street NB I-80S Ramps 12.2 B 12.4 B
8. East H Street Hidden Vista Road 19.0 C 19.3 C
9. East H Street Terra Nova Road 10.4 B 12.2 B -
10. East H Street Del Rey Boulevard 10.2 B 12.5 B
11 East H Street Pas eo del Rey (Western
Access Pt) 39.9 D 52.9 E
12. East H Street A vila Rey (Central Access Pt) (3) (3) 13.2 B -
13. East H Street Tierra del Rey (Eastern Access Pt) 18.6 C 30.6 D
14. East H Street Paseo Ranchero 17.9 C 21.9 C
15 East H Street Otay Lakes Road 24.9 C 27.2 D
16. Bonita Road Otay Lakes Road 18.0 C 19.4 C -
17. Telegraph Canyon Road SB I-80S Ramps 13.0 B 14.1 B
18. Telegraph Canyon Road NB I-80S Ramps 31.4* D* 33.1* D*
19. Telegraph Canyon Road Halecrest Drive 11.1 B 11.8 B -
20. Telegraph Canyon Road Crest DrivelOleander Avenue 29.4 D 32.4 D
21 Telegraph Canyon Paseo del Rey 20.6 C (1) F
Road
22. Telegraph Canyon Road OtayLakesRoad 16.0 C 16.5 C ..
Notes: 1. When the volume to capacity ratio is > 1.20, the delay equation is invalid.
2. Bold print indicates critical signalized intersections which are projected to operate below the City of
Chula Vista Traffic Engineering Division's minimum peak hour operating threshold value of Level of
Service D.
..
-
3. Indicates intersection which would not exist under the TPP without Modified Project condition.
* The Northbound on-ramp to 1-805 will require special design treatment to accommodate overlap
phasing for the westbound double right turn movement. This special design treatment may include
ramp widening and lengthening.
These analyses revealed that the geometric requirements shown on Figure 4-4 are necessary to fully
mitigate the cumulative peak hour volume loadings associated with the TPP.
-
""
-
Source: JHK & Associates.
-
6-8
-
Table 6-2b
INTERIM (PRE-SR 125) PROPOSED PROJECT CONDITION
INTERSECTION PERFORMANCE SUMMARY (P.M. PEAK HOUR)
TPP
TPP Base With Proposed Proiect
Intersection Intersection
Delay Intersection Delay Intersectio
E/W Street N/S Street (sec/veh )(1) LOS(2) (sec/veh)(1) LOS (2)
1. H Street Fourth A venue 37.1 D 39.0 D
2. H Street Third Avenue 32.6 D 34.5 D
3. H Street Second Avenue 15.9 C 17.3 C
4. H Street First A venue 15.2 C 16.8 C
5. H Street Hilltop Drive 26.6 D 33.1 D
6. East H Street SB I-80S Ramps 14.5 B 18.1 C
7. East H Street NB I-80S Ramps 17.3 C 19.0 C
8. East H Street Hidden Vista Road 24.7 C 38.8 D
9. East H Street Terra Nova Road 9.1 B 12.4 B
10. East H Street Del Rey Boulevard 9.0 B 13.6 B
11. East H Street Paseo del Rey (Western
Access Pt) 38.9 D (1) F
12 East H Street Avila Rey (Central Access Pt) (3) (3) 23.8 C
13. East H Street Tierra del Rey (Eastern 27.3 D (1) F
Access Pt)
14. East H Street Paseo Ranchero 23.8 C 22.5 C
15 East H Street Otay Lakes Road 23.1 C 23.8 C
16. Bonita Road Otay Lakes Road 24.3 C 28.9 D
17. Telegraph Canyon Road SB I-80S Ramps 14.0 B 16.5 C
18. Telegraph Canyon Road NB I-80S Ramps 24.4* C* 24.8* C*
19. Telegraph Canyon Road Halecrest Drive 11.5 B 12.2 B
20. Telegraph Canyon Crest Drive/Oleander
Road A venue 37.8 D 46.3 E
21. Telegraph Canyon Paseo del Rey
Road 23.0 C 52.4 E
22. Telegraph Canyon Road Otay Lakes Road 27.1 D 38.6 D
Notes: 1. When the volume to capacity ratio is > 1.20, the delay equation is invalid.
2. Bold print indicates critical signalized intersections which are projected to operate below (LOS E or F)
the City of Chula Vista Traffic Engineering Division's minimum peak hour operating threshold value
of Level of Service D.
3. Indicates intersection which would not exist under the TPP without Modified Project condition.
* The Northbound on-ramp to 1-805 will require special design treatment to accommodate overlap
phasing for the westbound double right turn movement. This special design treatment may include
ramp widening and lengthening.
These analyses revealed that the geometric requirements shown on Figure 4-4 are necessary to fully
mitigate the cumulative peak hour volwne loadings associated with the TPP.
Source: ffiK & Associates.
6-9
...
-
Intersection
Number
Proiect Related Intersection Imnacts (Continued)
-
Location
20
21
Telegraph Canyon Road/Crest Drive/Oleander Avenue
Telegraph Canyon Road/Paseo del Rey
-
-.l.
Note: * Under Interim (Pre-SR 125) conditions without the Proposed Project the
intersection geometrics recommended for the TPP base condition (See Figure 4-4)
provide adequate capacity to serve the base (originally approved) traffic
generation from the site and allow acceptable peak hour Levels of Service to all
study area intersections.
.,
CONCLUSIONS
-
Model Performance
As documented in Chapter 5, this project results in an increase in daily trip
generation from the project site of approximately 31,572 daily trips. This additional traffic
represents an increase of approximately 236% over the previously approved value of
13,380 trips under the original Rancho del Rey I SPA. The impact of an additional 31,572
daily trips on this segment of East H Street as well as the entire Eastern Chula Vista
circulation network was anticipated to be significant. However, the travel forecast model
that was used to define the future travel conditions in Eastern Chula Vista for this project
indicates a more balanced condition in this region of Chula Vista in terms of production and
attractions. The previous use for this site consisted primarily of a light industrial
employment park (76 acres) and a neighborhood shopping center (7 acres). The change in
land use from employment center to commercial center has resulted in a different set of
travel patterns in this region of Chula Vista. The heavy concentration of residential units in
Eastern Chula Vista which produce high levels of daily trip activity were attracted to this
site to satisfy a large number of the shopping related trips which are projected to occur on a
daily basis. Plus, this proposed commercial center assisted in reducing the longer
employment type trip associated with the previously approved project for the site, and
substitutes those longer employment trips with shorter local shopping related trips. The
substitution of these shorter trips resulted in travel patterns creating balanced network
volumes in Eastern Chula Vista and retains a significantly higher percentage of local
shopping trips than previously tested.
-
-
-
-
"
-
-
-
-
-
-
6-10
-
Summary - Interim (Pre-SR 125) With Proposed Proiect Conditions
These analyses revealed that the geometric requirements shown on Figure 4-4
which will be provided by the TPP base condition are not adequate to serve the increased
traffic levels resulting from the implementation of the Proposed SPA Amendment Project.
Thus, project related intersection impacts will occur under Interim (Pre-SR 125) conditions
with the Proposed Project. This finding assumes that the intersection improvements
recommended for the TPP base condition will be in place prior to construction of the
Proposed Rancho del Rey I SPA Amendment Project or prior to their need, based on the
report of cumulative development which is monitored on an annual basis by the City of
Chula Vista via annual updates of the Growth Management Plan.
Relationship To Threshold Standards
As the development of this project occurs in phases, the annual Traffic Monitoring
Program will be conducted by the City of Chula Vista in conformance with the
requirements of the Growth Management Plan. This annual Traffic Monitoring Program is
intended to insure that Threshold Standards as documented by the Growth Management
Plan are not exceeded. Thus, the timing for implementing any of the required geometric
improvements shown on Figure 6-3 and in Chapter 9 (Mitigation) for the four impacted
intersections, must be determined by the City of Chula Vista prior to the point in time when
the demand for these improvement is generated by cumulative development, including this
SPA Amendment Project.
CRITICAL STUDY ISSUES
As shown by this technical analysis of Interim (Pre-SR 125) conditions it is not
possible to fully accommodate the level of new traffic activity that will be associated with
this Proposed SPA Amendment Project without intersection mitigation at 4 of the 22 study
area intersections. For the remaining 18 intersections, this conclusion assumes that the
project could be allocated additional capacity beyond the capacity which is currently
reserved for projects included in the TPP "Approved Projects" base condition. It is
important to recognize, however, that other projects in Eastern Chula Vista (Eastlake I SPA
Amendment Project, Salt Creek Ranch and Telegraph Canyon Road Development Projects)
are currently being processed for approval by the City. Thus, these projects collectively are
applying for the same excess capacity which will exist in the future TPP circulation system
upon the completion of all "Approved Projects". The City of Chula Vista must determine
which project or projects will be allocated this additional circulation capacity prior to the
approval of any of these competing projects.
6-11
7. GENERAL PLAN BUILDOUT BASE CONDITION
For the accurate determination of impacts resulting from the approval of the
Proposed Rancho del Rey I SPA Amendment at Buildout it was necessary to establish the
Buildout "No Project" conditions in the study area. For the Buildout time frame, the
adopted Chula Vista General Plan land use and circulation network conditions were used to
define the base condition, which included the original Rancho del Rey I SPA Plan as part
of the analysis. This General Plan Buildout analysis formed the Buildout base condition,
and all project impacts resulting from the Proposed Rancho del Rey I SPA Amendment are
documented in Chapter 8. In summary, any deterioration in the performance of the
Buildout circulation system beyond levels reported in this chapter is considered a project-
related impact. However, it is assumed that circulation improvements which are necessary
to accommodate the General Plan Buildout volume conditions would be provided with or
without the Proposed Rancho del Rey I SPA Amendment Project.
SEGMENT CAPACITY ANALYSIS
To analyze the Buildout conditions on study area freeway and arterial segments,
ADT volume data were taken from the Chula Vista General Plan Circulation Element results
based on the Combined Southbay Transportation Model provided by SANDAG. Arterial
levels of service (LOS) were calculated based on a comparison of the ADT values and the
functional classifications of roadways and the maximum recommended ADT volumes as
shown on Table 2-1. Figure 7-1 shows the adopted General Plan Circulation Element
network alignments and functional classification of roadways analyzed under this
condition. Figure 7-2 shows the General Plan Buildout segment capacity analysis.
Table 7-1 shows that the following roadway segments exceed the maximum
recommended ADT volume for their functional classification:
General Plan Buildout (Base Condition)
Se2ment Impacts
Se~ment
1-805
H Street!East H Street
Future SR 125
From - To
SR 54 to Telegraph Canyon Road
Hilltop Drive to Hidden Vista Drive
SR 54 to San Miguel Road
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7-5
-
-
The following section provides an analysis of the General Plan Buildout base
conditions for major signalized study area intersections.
-
SIGNALIZED INTERSECTION CAPACITY ANALYSIS
To analyze the General Plan Buildout base conditions of critical signalized
intersections within the study area, ADT volumes taken from the Combined Southbay
Transportation Model provided by SANDAG were used.
All major study area signalized intersections were screened using the intersection
screening methodology detailed in Chapter 2 to analyze total daily entering volumes and
identify potential impacts. Using this screening analysis technique, within the study area,
no high volume intersections were found under the General Plan Buildout base condition.
-
-
-
-
CONCLUSIONS
The remainder of this report deals with the implementation of the Proposed SPA
Amendment Project and its impact on the General Plan base condition as described in this
chapter. The impact analysis under with project conditions will focus on the addition
circulation system impacts resulting from the higher trip generation level associated with the
Proposed Project.
The following chapter presents the anticipated impacts to the study area circulation
network under the General Plan Buildout conditions with the Proposed Project
-
-
-
-
-
-
-
-
-
-
-
7-6
-
8. GENERAL PLAN BUILDOUT IMPACT ANALYSIS
WITH PROPOSED PROJECT
As stated in Chapter 7, the planned geometric configuration of the circulation
system and signalized intersections within the study area based on Chula Vista General
Plan, formed the basis for determining project impacts. The following sections have been
prepared to document the impact of the increase in trip generation from the SPA
Amendment Area and the remainder of the Rancho del Rey I SPA Amendment Area
totalling 35,672 daily trips.
SEGMENT CAPACITY ANALYSIS
To analyze the General Plan Buildout with Proposed SPA Amendment Project
conditions on study area freeway and arterial segments, the General Plan Circulation
Element was modified replacing the original land use assumptions within the SPA
Amendment Area with the land use assumptions of the Proposed Project Based on these
assumptions, the Combined Southbay Transportation Model was remodelled and
forecasted ADT volumes were provided by SANDAG. Arterial and freeway levels of
service were calculated based on a comparison of the ADT values and functional
classification of roadways and the recommended maximum ADT volumes as shown on
Table 2-1. This analysis was based on the General Plan Circulation Element network
alignments and functional classifications as shown in Figure 7-1. Figure 8-1 shows the
percentages of project generated traffic that was added to the General Plan Buildout base
condition. Figure 8-2 shows the General Plan Buildout with Project operating conditions,
and Table 8-1 provides a summary of the operating performance for each major study area
freeway and arterial segment and a comparison with the General Plan Buildout base. Table
8-1 shows that the following roadway segments are expected to exceed the maximum
recommended ADT volume for their functional classifications:
General Plan Buildout (Base Condition)
Sel:ment Impacts
Sel:ment
From - To
SR 54 to Telegraph Canyon Road
Hilltop Drive to Hidden Vista Drive
SR 54 to San Miguel Road
1-805
H StreetlEast H Street
Future SR 125
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8-5
-
Additional Proiect-Related Se~ment Impacts
-
Se~ment
From - To
. .
Note: * No additional segment impacts were found under the General Plan Buildout
with Proposed Project condition.
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-
The following section provides an analysis of the General Plan Buildout with
Proposed Project conditions at major signalized study area intersections.
-
SIGNALIZED INTERSECTION CAPACITY ANALYSIS
To analyze the General Plan Buildout with Proposed SPA Amendment Project
conditions of the major signalized intersections within the study area, forecasted ADT
volumes were taken from the Combined Southbay Transportation Model.
All major signalized intersections analyzed under the General Plan Buildout base
condition were reanalyzed with project traffic added to the network, using the intersection
screening methodology detailed in Chapter 2 to analyze total daily entering volumes and
identify potential impacts. Using this screening analysis, no study area intersections were
forecasted to operate with entering volumes greater than 65,000 ADT, the maximum
desireable ADT volume for at-grade intersections. In addition, the HCM intersection
operational analysis for determining peak hour level of service was utilized for the
following six intersections adjacent to the project site on East H Street:
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5
8
11
12
13
15
Location
H StreetIHilltop Drive
East H Street/Hidden Vista Drive
East H Street/Paseo del Rey
East H Street/Avila Way
East H Street/fierra del Rey
East H Street/Otay Lakes Road
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Intersection No.
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Table 8-2 summarizes the A.M. and P.M. peak hour levels of service at these
intersections for the General Plan Buildout with SPA Amendment Project condition.
Appendix F (on file at the City) contains a summary of the peak hour turning movement
volumes and HCM worksheets to document this analysis. As shown on Table 8-2, 3 of
the 6 critical intersections selected for peak hour analysis (Intersections 5, 11, 13) are
forecasted to exceed the adopted threshold standard of LOS D or better during the A.M.
and P.M. peak hours, assuming the same intersection geometric configurations used for the
Interim (Pre-SR 125) with Proposed Project condition as shown on Figure 6-3. Also, it is
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8-6
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Table 8-2
GENERAL PLAN BUILDOUT WITH PROPOSED SPA AMENDMENT AREA PROJECT
INTERSECTION PERFORMANCE SUMMARY
A.M. Peak Hour(3) P.M. Peak Hour(3)
Intersection Intersection
Delay Intersection Delay Intersection
E/W Street N/S Street (sec/veh)(l) LOS(l) (sec/veh)(I) LOSCZ)
5 H Street Hilltop Drive 30.0 D 46.2 E
8 East H Street Hidden Vista Road 16.1 C 34.4 D
11 East H Street Paseo del Rey 36.1 D (1) F
12 East H Street Avila Way 8.8 B 17.9 C
13 East H Street Tierra del Rey 37.5 D 61.8 F
15 East H Street Otay Lakes Road 24.3 C 23.3 C
Notes: 1. When the volume to capacity ratio is > 1.20, the delay equation is invalid.
2. Bold print indicates critical signalized intersections which are forecasted to operate below the City of
Chula Vista Traffic Engineering Division's minimum peak hour operating threshold value of Level of
Service D.
3. These calculated intersection delay values and LOS assume the same intersection geometric
configurations used for the Interim (Pre-SR 125) with Proposed Project condition as shown on Figure
6-3.
Source: JHK & Associates.
8-7
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important to note that two intersections (Telegraph Canyon Road at Crest Drive/Oleander
Avenue and Paseo del Rey) impacted under the Interim (Pre-SR 125) with Proposed
Project condition would not be impacted under the General Plan Buildout with Proposed
Project condition, due to overall reductions in daily traffic volumes on Telegraph Canyon
Road, as forecasted by the General Plan Buildout Model.
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-
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CONCLUSIONS
-
Model Performance
As documented in Chapter 5, this project results in an increase in daily trip
generation from the project site of approximately 35,672 daily trips. This additional traffic
represents an increase of approximately 384% over the previously approved value of 9,280
trips under the original Rancho del Rey I SPA. The impact of an additional 35,672 daily
trips on this segment of East H Street as well as the entire Eastern Chula Vista circulation
network was anticipated to be significant. However, the travel forecast model that was
used to define the future travel conditions in Eastern Chula Vista for this project indicates a
more balanced condition in this region of Chula Vista in terms of production and
attractions. The previous use for this site consisted primarily of a single family residential
(16 units), light industry employment park (70 acres), and a neighborhood park (4 acres).
The change in land use from a mixed use residentialllight industrial center to a commercial
center has resulted in a different set of travel patterns in this region of Chula Vista. The
heavy concentration of residential units in Eastern Chula Vista which produce high levels of
daily trip activities were attracted to this site to satisfy a large number of the shopping
related trips that are projected to occur on a daily basis. Plus, this proposed commercial
center assisted in reducing the longer employment type trip associated with the previously
approved project for the site, and substitutes those longer employment trips with shorter
local shopping related trips. The substitution of these shorter trips resulted in travel
patterns creating balanced network volumes in Eastern Chula Vista and a retention of a
significantly higher percentage of local trips than previously forecasted.
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Summary of Buildout Conditions
These analyses revealed that the network improvements which will be provided by
the Buildout General Plan base condition are adequate to serve the increased traffic levels
resulting from the implementation of the Proposed SPA Amendment Project. Thus, no
additional project related network impacts will occur under Buildout conditions with the
Proposed Project. However, new intersection geometries may be required at the three
impacted intersections identified on Table 8-2. A following chapter documents the
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8-8
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mitigation analysis conducted for this project and provides recommended improvement
strategies for each impacted location.
8-9
9. ADDITIONAL TRAFFIC ENGINEERING ANALYSES
This chapter and corresponding Appendices address the following issues related to
internal site circulation and access from the project site to East H Street:
· Internal site circulation issues such as vehicle storage areas, signing, and
pavement marking.
· Parking analysis.
· Traffic control for internal site intersections.
. Review of four alternative site plans for the project site. One of these
alternatives was proposed to provide better traffic flow along East H Street.
The other three alternatives were proposed by the Chula Vista Planning
Department to respond to other site planning issues.
. Street segment operations along East H Street near the project site, including the
issue of how many signalized intersections should be provided for project
access.
The details of the analysis of these issues is contained in Appendices I, J, K, and L.
A summary of the analysis of each issue follows.
INTERNAL CIRCULATION
Four alternatives were studied for internal site circulation issues as well as parking
requirements. Analysis of these alternatives included sight distance, signal warrants,
geometric design and striping requirements, queuing, and traffic control device needs. All
four alternatives require installation of signals at two locations; Paseo del Rey & Plaza
Court and Tierra del Rey & Major C Entrance. Other on-site intersections should be
controlled with STOP signs and appropriate pavement markings. As for parking
requirements, the City's alternatives create approximately 20 percent less parking spaces
when compared to the proproser's project. This is due to the inclusion of a loop road
around the perimeter of the site. The proposer's project will exceed the parking
requirements and is, thus, considered more favorable.
9-1
-
SITE ACCESS ANALYSIS/ALTERNATIVE SITE PLANS
The conclusions of the site access analysis (Appendix I) are as follows:
.-
-
· Any of the alternatives can be acconunodated with proper mitigation.
· There is essentially no difference in the required intersection lane geometry
between the alternatives in which East H Street/Avila Way is signalized versus
those alternatives in which this intersection is not signalized. Minor lane
additions would be required if no signal is provided.
-
-
EAST H STREET SEGMENT TRAFFIC OPERATIONS
An analysis of traffic operations was conducted for the segment of East H Street
between Paseo del Rey and Tierra del Rey. This analysis was conducted using the
PASSER signal timing model and the arterial street capacity procedure of the Highway
Capacity Manual. The analysis showed that the best plan of traffic control for East H Street
was to provide signalized intersections at Paseo del Rey and Tierra del Rey and right
in/right out intersections at Avila Way and a mid-block project driveway east of Avila Way.
This plan of traffic control forms the basis of the mitigation plan described in Chapter 10.
It should be noted that although the reconunended mitigation plan (Le., no signal at
East H Street and Avila Way) provides the best overall traffic operations, there would be
some advantages in installing a signal at East H Street/Avila Way. The signal would
provide more convenient access to some areas within the project site and would slightly
improve delays for vehicles exiting the project site at Paseo del Rey and Tierra del Rey. If
the above considerations were considered to override the need to provide for through
movements on East H Street, the installation of a signal at East H Street and Avila Way
would be the logical course of action.
JHK & Associates analyzed an additional alternative to determine whether
relocation of the Avila Way signal would operate on H Street. This analysis assumed
relocation of the signal to a point 1/4 mile west of Tierra del Rey and the resulting PASSER
analysis indicated system delay of 36.3 vehicle hours per hour and system stops of 19,333.
This is essentially the same level of traffic operations along East H Street as under the
Proposed Project.
-
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-
-
-
-
-
-
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-
-
-
9-2
-
10. MITIGATION
This chapter defines the required mitigation measures to achieve acceptable segment
and intersection operations for the Rancho del Rey I SPA Amendment Project. Part I of
this chapter defines area-wide circulation network mitigation measures, and Part II defines
site access mitigation measures for the Interim (Pre-SR 125) and Buildout conditions with
the Proposed Project.
PART I - AREA-WIDE CIRCULATION NETWORK MITIGATION
As detailed in Chapters 4, 6, 7 and 8, four primary stages of area-wide circulation
network analyses were conducted. This section details the recommended mitigation
measures developed for each stage of analysis, where appropriate. In order to develop
accurate mitigation to respond to the level of increased traffic generated by the proposed
Rancho del Rey I SPA Amendment Project, it was necessary to clearly defme base
conditions and project impacts. The following topics summarize the periods of analysis
reported in this document and outline the process for developing the mitigation measures to
be detailed in Part I.
· For accurate determination of impacts resulting from the approval of the
Proposed Rancho del Rey I SPA Amendment, it was necessary to establish the
future "No Project" condition. In essence there is no true "No Project" (Le.
No-Build) condition due to the fact that the entire Rancho del Rey I SPA
including the SPA Amendment Area has an approved level of development and
trip generation value as described in Chapter 5. The recently completed Einal
Eastern Chula Vista Tran~ortation Phasin~ Plan Update ITPP), developed by
Willdan Associates (January 1991), as updated by the revised analysis
conducted by JHK. in Chapter 4 of this report, was utilized to establish the
future Interim (Pre-SR 125) conditions in the study area. It is assumed that
circulation improvements which are necessary to accommodate the Approved
Projects volume conditions would be provided with or without the Proposed
Rancho del Rey I SPA Amendment Project. Thus, any deterioration in the
performance of the future circulation system beyond the levels reported for this
condition are considered project related impacts.
. Based on the findings of the analysis conducted on the TPP base conditions,
impacts for the Interim (Pre-SR 125) with Proposed Project condition were
10-1
-
-
defined. This analysis revealed that certain study area segments will be
impacted under the Proposed Project condition as described in Chapter 6.
However, these segment impacts do not require specific segment mitigation.
-
. The base condition for the Buildout stage of development was defined by the
City of Chula Vista General Plan Circulation Element. Through the review and
adoption process conducted by the Chula Vista City Council, the inherent
deficiencies of the approved circulation network were recognized and a decision
of overriding considerations was made. Thus, the circulation network impacts
of the General Plan B uildout base condition as detailed in Chapter 7 are, in
essence, not considered to require mitigation for the purposes of this analysis.
-
..
--
-
. The determination of appropriate mitigation for project impacts involved the
review of potential segment and intersection deficiencies beyond those found
under the General Plan Buildout base condition. This review revealed that
project related intersection impacts will occur under Buildout conditions with
the Proposed Project. It was recognized in Chapter 8 that the certain project
impacts further deteriorated operations on particular segments that had been
identified as deficient in Chapter 7, and the level of project contribution to this
degradation was reported. However, these segment impacts do not require
specific segment mitigation.
-
-
-
-
The remainder of Part I details the specific area-wide mitigation measures developed
for this project under both stages of analysis.
-
-
Required Miti~ation Measures . Interim (Pre-SR 125) TPP Base Condition
The section defines the specific area-wide mitigation measures required for the
Interim (Pre-SR 125) Conditions with or without the implementation of the proposed
project.
-
-
Required Se~ment Miti2ation
Based on the segment capacity analysis detailed in Chapter 4, no significant
roadway improvements will be required on arterial facilities within the study area. This
assumes that Telegraph Canyon Road east of I-80S will be improved to a prime six-lane
standard as planned in the most recent TPP (January 1991).
-
-
-
10-2
-
As detailed in Chapter 4, the following segments are forecasted to operate over their
Level of Service C Planning Level Capacity Guideline:
TPP Base Condition With Proposed Project
Residual Se~ment Impacts with Miti~ation
Se~ment From. To
Interstate 805 State Route 54 to Telegraph Canyon Road
H Street!East H Street Hilltop Drive to Hidden Vista Drive
Telegraph Canyon Road 1-805 to Crest Drive/Oleander Avenue
For all other study are segments under this Interim (Pre-SR 125) TPP /base
condition, arterial operations are forecasted to be under the LOS C Planning Level Capacity
Guideline.
As stated in Chapter 2 for the analysis of Interim Conditions segment levels of
service are reported as a secondary source of circulation system performance while peak
hour intersection LOS provides the primary measure of traffic impacts and forms the basis
for determining required mitigation. Thus, to precisely define Interim conditions mitigation
to ensure adequate circulation system perfonnance, the following description of intersection
mitigation is provided. This section has been specifically developed to address the potential
circulation system impacts caused by the high volume segments during the A.M. and P.M.
peak hours.
ReQuired Intersection Miti~ation
Based on the analysis detailed in Chapter 4, geometric enhancements will be
required at selected intersection locations within the study area. It should be noted that the
recommended intersections shown as mitigation sometimes show lanes added beyond those
which would be strictly required to achieve acceptable operating conditions according to
Highway Capacity Manual procedures. In such cases, overriding considerations relating to
vehicle storage and signal timing have led to the recommended lane geometry. The
locations of these intersections are shown on Figure 10-1 and the recommended
intersection geometric mitigations for each intersection is shown on Figure 10-2. These
geometric enhancements will be necessary to fully mitigate the peak hour volume loadings
associated with the TPP base condition, with or without the implementation of the
Proposed Project.
10-3
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Miti2ation Measures - Interim (Pre-SR 125) TPP With Project Condition
As discussed in the introduction to Part I, assuming that the mitigation measures
recommended for the TPP base condition are in place prior to the implementation of the
Proposed Project, the analysis conducted in Chapter 6 revealed that additional intersection
related mitigation measures would be required as a result of the implementation of the
Proposed Project for the Interim (Pre-SR 125) Condition.
Based on preliminary review of the segment and intersection impacts which were
detailed in Chapter 6, JHK has reached conclusions regarding the types of mitigation
measures which will be required to address these impacts, in an attempt to achieve
acceptable segment and intersection operating conditions in the future. As a result of this
analysis, it is recommended that all Interim (Pre-SR 125) segment impacts be re-examined
under Buildout conditions. This analysis revealed that the segment of Otay Lakes Road
between Bonita Road and East H Street will exceed the recommended ADT volume for its
functional classification under Proposed Project conditions. As required by City
guidelines, intersection operations along this segment were analyzed to define mitigation
strategies for addressing these potential segment impacts. Required improvements for
intersections along this segment as well as improvements to other impacted study area
intersections will be presented in this chapter.
Many of the arterial segments which are considered impacted under the TPP base
condition or the Proposed Project condition experience relatively insignificant levels of
traffic volume contribution during peak hours at their signalized intersections. In terms of
peak hour intersection operations in the Eastern Chula Vista Area, it was detennined from
this analysis of Interim (Pre-SR 125) conditions that the Proposed Project places many
locations at or near the Level of Service D peak hour operating threshold. However, two
intersections are projected to operate over the threshold value and thus require mitigation.
Figure 10-3 identifies the location of these two study area intersections requiring project
related mitigation, and Figures 10-4 and 10-5 detail the recommended geometric
configuration for each location. Table 10-1 summarizes the expected peak hour intersection
performance with these geometric improvements in place. Appendix G, on file at the City,
contains the turning movement volumes and HCM worksheets used for this analysis.
The level of trip generation resulting from the implementation of all "Approved
Projects" combined with a project of this scale (31,572 Additional Daily Trips; See Table 5-
4) in Eastern Chula Vista places the circulation system at a maximum stage of performance.
The issue of capacity allocation over the TPP assumed value of 13,380 daily trips for the
SPA Amendment Area must be addressed by the City. As shown by this technical analysis
of Interim (Pre-SR 125) conditions with required mitigation it may be possible to fully
-
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Required Improvement
4---
-
Figure 10-4 I1ft"I
TELEGRAPH CANYON ROAD/CREST DRIVFJ _
OLEANDER AVENUE RECOMMENDED LANE
GEOMETRY INTERIM AND BUILDOUT CONDITIONS
10-8
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Telegraph Canyon Road
LEGEND
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- Existing lone geometry
<cu_ Required Improvement
TELEGRAPH CANYON ROAD!PASEO DEL
REY RECOMMENDED LANE GEOMETRY
INTERIM AND BUILDOUT CONDITIONS
10-9
II
-
-
Table 10-1
INTERIM (PRE-SR 125) WITH PROJECT CONDITION
INTERSECTION PERFORMANCE SUMMARY WITH MITIGATION
With Project Geometries Miti2ated Geometries -
A.M. Peak P.M. Peak A.M. Peak P.M. Peak
lIwu: Hwu: lIwu: lIwu:
Intersection Locations Delay LOS Delay LOS Delay LOS Delay LOS
..
20. Telegraph Canyon Road Crest Drive/Oleander Avenue 32.4 D 46.3 E 36.2 D 37.9 D
21. Telegraph Canyon Road Paseo del Rey (1) F 52.4 E 34.2 D 24.2 C -
Note: 1. When the volume to capacity ratio is > 1.20, the delay equation is invalid.
-
Source: JHK & Associates
-
-
-
-
-
-
-
-
-
-
10-10
-
accommodate the level of new traffic activity that will be associated with the Proposed
Project. This conclusion assumes that the project could be allocated additional capacity
beyond the capacity which is currently reserved for projects included in the TPP "Approved
Project" base condition. It is important to recognize, however, that other projects in
Eastern Chula Vista (Salt Creek Ranch and Telegraph Canyon Road Development Projects)
are currently being process for approval by the City. Thus, these projects collectively are
applying for the same excess capacity which will exist in the future TPP Circulation System
upon the completion of all "Approved Projects". The City of Chula Vista must detennine
which project or projects will be allocated this additional circulation capacity prior to the
approval of any of these competing projects. It is also apparent from this and other
technical analyses conducted in Eastern Chula Vista, that these projects which propose to
add traffic over and above the levels projected for the TPP base condition, may not be
accommodated on a cumulative basis without exceeding the capacity provided by the
proposed TPP network (Pre-SR 125).
Miti2'ation Measures - General Plan Buildout Base Conditions
As detailed in the introduction to Part I, the impacts associated with the General
Plan Buildout base condition, detailed in Chapter 7 were deemed acceptable by the Chula
Vista City Council through the adoption of the General Plan and do not require the
development of mitigation for the purposes of this analysis. For the General Plan Buildout
condition it was observed that volumes on study area segments in the vicinity of this
proposed project are projected to decline from those forecasted for the TPP Interim (Pre-S~
125) condition.
Miti2'ation Measures - General Plan Buildout with Project Condition
This section defines the specific area-wide mitigation measures required for the
General Plan Buildout with Proposed Project conditions. It is important to note that the
following discussion of Project related mitigation measures does not include the mitigation
of the Interim (Pre-SR 125) with Proposed Project condition, as defmed previously in this
chapter. Thus, the focus of this section is to present mitigation which addresses the
incremental impacts of this Proposed Project in excess of the General Plan base condition.
The network condition which was utilized to develop the project related mitigation
measures included the implementation of crucial freeway and arterial facilities as proposed
by the General Plan. As stated in the previous section, observed volumes for this
Proposed Project condition on study area segments in the vicinity of the Proposed Project
10-11
-
are projected to the decline from these forecasted levels for the Interim (Pre-SR 125) with
Proposed Project condition.
Required Se&:ment Miti&:ation
Based on the segment capacity analysis detailed in Chapter 8 of this document, no
significant roadway improvements will be required on critical arterial and freeway facilities
within the study area as a result of the Proposed Project.
-
-
-
-
Required Intersection Mitia:ation
Based on the analysis detailed in Chapter 8, additional geometric enhancements will
be required at one study area intersection as a result of project related impacts. Assuming
the required geometric solutions shown on the graphic referenced below are implemented,
acceptable levels of service will occur under General Plan Buildout with Proposed Project
condition. Table 10-2 summarizes the expected peak hour intersection performance with
these geometric improvements in place. Appendix H, on file at the City, contains the
turning movement volumes and worksheets used for this analysis.
-
Intersection
~ Location
5 H StreetlHilltop Drive
Graphic Description
of Miti&:ation
-
Figure 10-6
-
The proposed widening of the intersections of Telegraph Canyon Road with Paseo
del Rey and Crest Drive/Oleander Avenue presents a special situation with regard to
implementation and feasibility. Based on the intersection capacity analyses detailed in
Chapters 6 and 8 of this report, these intersections will require widening under the Interim
(Pre-SR 125) condition, but will not require widening in the Buildout timeframe. Thus,
the City of Chula Vista must monitor traffic operations at these intersections and determine
the timeframe and appropriateness of implementing the interim mitigation measures defmed
herein prior to the construction of SR 125.
-
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PART II - PROJECT SITE ACCESS MITIGATION MEASURES
This section of the report describes recommended mitigation measures for areas
within the project site and at intersections which provide access to the project site from East
H Street The analysis on which these mitigation measures based is summarized in Chapter
9 and detailed in the Appendices relating to internal site circulation, site access, and East H
Street traffic operations.
The following mitigation measures are recommended:
-
-
-
10-12
-
Table 10-2
BUILDOUT WITH PROJECT CONDITION
INTERSECTION PERFORMANCE SUMMARY WITH MITIGATION
Intersection
I.ocations
With Project Geometries
A.M. Peak P.M. Peak
llwl1: Hwu:
Delay I.OS Delay I.OS
Miti~ated Geometries
A.M. Peak P.M. Peak
llwl1: Hwu:
Delay LOS Delay LOS
5. East H Street
Hilltop Drive
30.0
D 46.2
E 21.1
C 32.7
D
Notes: 1. When the volume to capacity ratio is > 1.20, the delay equation is invalid.
Source: JHK & Associates
10-13
-
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LEGEND
-
~---
Exlstlng lane geometry
Required Improvement
-
-
Note: 15 = Traffic Signal
Figure 10-6
H STREET/HILLTOP DRIVE
RECOMMENDED LANE GEOMETRY
INTERIM AND BUILDOUT CONDITIONS
10-14
II"'
-
· Installation of a traffic signal at the internal project site intersection located on
Paseo del Rey just north of East H Street
· Installation of a traffic signal at the internal project site intersection located on
Tierra del Rey just north of East H Street
· Revision of the lane geometry, pavement marking, and signing on Paseo del
Rey north of East H Street as detailed in Appendix K.
· Revision of the lane geometry, pavement marking, and signing on Tierra del
Rey north of East H Street as detailed in Appendix K.
· Revision of the lane geometry, pavement marking, and signing on A vila Way
north of East H Street as detailed in Appendix K.
· Widening of the intersection of East H Street and Paseo del Rey as detailed in
Figure 10-7.
· Widening and signalization of the intersection of East H Street and Tierra del
Rey as detailed in 10-8.
· Deletion of the proposed traffic signal at the intersection of East H Street and
Avila Way which is proposed as part of the project and implementation of an
unsignalized intersection as detailed in Figure 10-9.
The implementation of the mitigation measures described above will result in
acceptable levels of service at all intersections internal to the project site and all project site
access intersections to East H Street
One of the mitigation measures described above should be analyzed to ensure that it
would not cause adverse environmental impacts. The widening of the intersection of East
H Street and Paseo del Rey will involve filling of open space areas which have not
previously been developed. It is recommended that the Draft EIR for the Ranch del Rey
project include an assessment of the environmental consequences of this roadway
widening.
10-15
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4 - - - Required Improvement
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Figure 10-7
EAST H STREET/PASEO DEL REY
RECOMMENDED LANE GEOMETRY
INTERIM AND BUILDOUT CONDITIONS
10-16
LEGEND
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East H Street
LEGEND
- ExIsting lane geometry
~--- Required Improvement
Note: This intersection mitigation assumed the deletion of the left turn
from H Street to the site as proposed by the project
I I .
Figure 10-8
EAST H STREETI AVILA WAY
RECOMMENDED LANE GEOMETRY
INTERIM AND BUILDOUT CONDITIONS
10-17
1m
RANCHO DEL REY I
SPA AMENDMENT
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Figure 10-9
EAST H STREETtrIERRA DEL REY
RECOMMENDED LANE GEOMETRY
INTERIM AND BUILDOUT CONDITIONS
10-18
-
ExIstIng lone geometry
Required improvement
4---
-
III
-
....
-
PART III . SUMMARY OF MITIGATION MEASURES, FEASIBILITY,
AND IMPLEMENTATION RESPONSIBILITY
Table 10-3 provides a summary of all mitigation measures recommended for
mitigation of traffic impacts, both on-site and off-site. Included in the table is the category
of mitigation (project impact, cwnulative impact without project or cwnulative impact with
project) as well as comments regarding responsibility for implementation and feasibility of
implementation.
I'.,~
10-19
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Appendices A through H and J of the Traffic Impact Study are available for review at the
City of Chula Vista. Following are Appendices I, K and L.
APPENDIX I
MEMORANDUM TO HAL ROSENBERG DATED
JUL Y 13, 1992
RANCHO DEL REY I SPA EIR
TRANSPORT A TION ANALYSIS SITE ACCESS AND
INTERSECTION CONTROL ANALYSIS
TECHNICAL MEMORANDUM
TO:
Mr. Harold Rosenberg, City Traffic Engineer
FROM: Mr. Daniel F. Marum, Senior Transportation Planner
Mr. Erik O. Ruehr, Senior Transportation Engineer
DATE: July 13, 1992
RE:
Rancho del Rey I SPA Amendment Area Site Access and Intersection Control
(JHK 4430)
INTRODUCTION
The purpose of this technical memorandum is to document the results of the sensitivity
analysis conducted on three critical intersections providing access to the proposed Rancho del Rey
Commercial Center. These three intersections, located on East H Street in Eastern Chula Vista are
situated along the project frontage at Paseo del Rey, Avila Way and Tierra del Rey. This
memorandum assesses the need for signalized intersection control at each of these locations and
provides an indication of expected intersection level of service for both the Interim (Pre-SR 125)
and Buildout timeframes of analysis. This assessment will compare the expected intersection
operations with the original site access scheme, as approved for the Rancho del Rey I SPA
Employment Center, with the proposed site access scheme as proposed for the Commercial Center.
The original site access proposed only two signals along the East H Street project frontage
at Paseo del Rey and Tierra del Rey. Both signalized intersections on East H Street were to be 4-
way. These two intersections are located approximately 2,650 feet apart, which is in confonnance
with the adopted City of Chula Vista Street Design Standards for Prime arterial facilities which
requires at least 1,320 feet between signalized intersections (See City of Chula Vista Street Desi~
Standards. July 1991, Page 3). The intersection of East H Street/Avila Way was not included as
an access point in the original Employment Center Site Plan. The proposed SPA Amendment
would replace the industrial supporting commercial uses approved for the site with a commercial
center containing high volume retail stores. The site access scheme would also be modified to
include a new access point at Avila Way with signalization at each of the three site access
intersections. The addition of the signal at Avila Way shortens the distance between signals on this
segment of East H Street to 1,500 feet between Paseo del Rey and Avila Way (which would be in
conformance with the minimum distance standard), and 1,150 feet between Avila Way and Tierra
del Rey (which would be 170 feet shorter than the adopted standard).
INTERSECTION CAPACITY ANALYSIS
Four alternatives for project site access to H Street were considered, as shown in Figure 1
and described below:
· Alternative 1 (Proposed Project Plan)
· Alternative 2 (Alternative Project Access Plan Proposed by JHK & Associates)
· Alternative 3 (City of Chula Vista Planning Department Alternative A)
· Alternative 4 (City of Chula Vista Planning Department Alternatives B and C)
1
-
-
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Alternative 1 I GJ
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East H Street
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East H Street
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DEFINITION OF ALTERNATIVES
iii
2
Alternative 2 was proposed by JHK & Associates to eliminate undesirable traffic signal spacing
along East H Street. As described above, the project access to East H Street shown on the
proposed project site plan does not meet the City's guidelines for access to a six-lane prime
roadway, such as, East H Street. Alternatives 3 and 4 are based on alternative site plans proposed
by the City of Chula Vista's Planning Department to address other site planning issues.
The results of the intersection capacity analysis are shown in Tables 1 and 2. Any of the
alternatives can be accommodated, with proper mitigation. It is important to note that the lane
geometry which would be required at the project access intersections would essentially be
unchanged regardless of whether or not a signal is provided at Avila Way and East H Street. One
exception is that an eastbound left turn lane would be required at East H Street/fierra del Rey in the
alternatives which would not include a signal at East H Street/Avila Way. In addition, for the City
Planning Department alternatives (Alternatives 3 and 4), additional southbound right turn lane
would be required at East H Street/fierra del Rey if a signal is not provided at East H Street/Avila
Way. In each of the cases described above, the additional lane could easily be provided. The
required mitigation measures for all alternatives are shown in Appendix 1.
JHK & Associates analyzed an additional alternative to determine whether relocation of the A vila
Way signal would operate on H Street. This analysis assumed relocation of the signal to a point
1/4 mile west of Tierra del Rey and the resulting PASSER analysis indicated system delay of 36.3
vehicle hours per hour and system stops of 19,333. This is essentially the same level of traffic
operations along East H Street as under the Proposed Project.
3
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-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
APPENDIX K
INTERNAL SITE CIRCULATION
TECHNICAL MEMORANDUM
TO: Mr. Harold Rosenberg, City Traffic Engineer
FROM: Brian Shields
DATE: July 13, 1992
RE: Rancho del Rey I SPA Amendment Area, Internal Site Circulation Review and Parking
Analyses (JHK 4430)
An analysis of the internal site circulation was conducted as part of the traffic analysis for the above
referenced project. Four site alternatives were considered as outlined below:
Alternative 1 - Proposed Project Site Plan
Alternative 2 - City of Chula Vista Alternative A
Alternative 3 - City of Chula Vista Alternative B
Alternative 4 - City of Chula Vista Alternative C
In addition, a parking analysis was also performed to determine the maximum number of parking
spaces that could be constructed on the project site under Alternatives 2, 3 and 4.
INTERNAL SITE CIRCULATION REVIEW - ALTERNATIVE 1
Traffic volumes for this site were generated and distributed throughout the proposed circulation
network as shown on Figure 1. Using this data, a queue analysis was performed which produced
the following results.
INTERSECTION OF
EAST H STREET &
Paseo del Rey
Avila Way
Tierra del Rey
EXPECfED QUEUE LENGTIi
SB LT SB TIiR SB RT
175' 175' 450'
125' N/A 525'
150' 100' 675'
STORAGE LENGTIi
PROVIDED
250'
200'
250'
It should be noted that the right turn queue lengths are conservative because the effect of RIGHT
TURN ON RED was not considered. However, vehicles will queue beyond on-site intersections.
For instance, queues are expected on southbound Paseo del Rey and eastbound Plaza Court.
Similarly, at Avila Way vehicles will queue beyond the access points to the parking aisles. Also,
traffic is expected to queue on Tierra del Rey into the parking area for Major C.
After reviewing the queue analysis, a traffic control device scheme was considered to improve
safety at the on-site intersections. A signal warrant study was performed at two intersections,
Paseo del Rey & Plaza Court and Tierra del Rey & Major C Driveway. Traffic volumes and
proposed geometries for these two locations were documented earlier. Based on this data, both
intersections meet the peak hour volume warrant. Other on-site locations will be controlled by
STOP signs and pavement markings. For example, Lazo Court will be controlled by a single
STOP sign while the area just north of A vila Way and East H Street will be controlled by three
1
STOP signs and appropriate pavement marking messages. Conceptual striping plans for on-site
intersections are shown in Figures 2, 3, and 4.
Another internal site circulation issue involves sight distance. Northbound vehicles on Lazo Court
may experience a sight distance problem with vehicles traveling westbound on Paseo del Rey.
This westbound approach affords approximately 250' of sight distance, but the approach slopes
downward to the intersection at eight percent which will increase braking distance for westbound
vehicles. A second location worth noting is at Tierra del Rey and the Major C Entrance. Since a
traffic signal is proposed for this intersection, advance warning signs and possibly flashing
beacons are recommended for westbound traffic. Driveway access for individual lots should be
reviewed as potential users are identified. Access points should be kept to a minimum and afford
adequate sight distance.
Delivery trucks are afforded ample room for turning maneuvers and docking. While trucks must
negotiate some grades of eight percent, these grades are short in distance and high vehicular speeds
will not be present.
INTERNAL SITE CIRCULATION REVIEW - ALTERNATIVE 2, 3, AND 4
Traffic volumes for these sites were generated and distributed throughout the proposed circulation
network as shown on Figures 5, 6, and 7. Using this data, a queue analysis was performed for
each of these three alternatives which produced the following results.
ALTERNATIVE 2
INTERSECTION OF
EAST H STREET &
Paseo del Rey
Tierra del Rey
ALTERNATIVE 3
INTERSECTION OF
EAST H STREET &
Paseo del Rey
Avila Way
Tierra del Rey
ALTERNATIVE 4
INTERSECTION OF
EAST H STREET &
Paseo del Rey
Avila Way
Tierra del Rey
EXPECfED QUEUE LENGTH
SB LT SB THR SB RT
200' 175' 450'
225' 100' 700'
EXPECfED QUEUE LENGTII
SB LT SB THR SB RT
150' 175' 450'
225' N/A 575'
150' 100' 725'
EXPECfED QUEUE LENGTH
SB LT SB THR SB RT
150' 175' 450'
225' N/A 575'
150' 100' 725'
2
STORAGE LENGTIi
PROVIDED
250'
475'
STORAGE LENGTII
PROVIDED
250'
200'
525'
STORAGE LENGTIi
PROVIDED
250'
200'
250'
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Again, it should be noted that the right turn queue lengths are conservative because the effect of
RIGHT TIJRN ON RED was not considered. Similar to Alternative 1, vehicles will queue beyond
on-site intersections. Queue lengths for these three alternatives are similar to Alternative 1 with
slight deviations (+/- 50'). It should be noted that Alternatives 2 and 3 both offer additional
storage capacity along Tierra del Rey.
Similar to Alternative 1, traffic signals are warranted at the same two locations. In addition, other
traffic control devices will remain the same for these three alternatives as outlined earlier.
Additional sight distance to the east from northbound Lazo Court is provided by these three
alternatives although the grades will basically remain the same. Also, these three alternatives
provide better sight distance in the vicinity of the Major C Entrance when compared to the
proposer's site plan. Other sight distance issues are similar to Alternative 1.
The City's three alternatives provide for a loop road along the rear of the site. This facilitates truck
deliveries to the different commercial centers by redirecting large vehicles away from customer
parking areas and pedestrian access points.
PARKING ANALYSIS
An analysis of the three City alternatives concluded that the addition of the new loop road to the site
will remove several parking spaces as follows:
Parking Required Devel.
Type Area Ratio Spaces Prop. A B C
Major "A" 104,740 6:1 628 628 472 472 472
Major "B" 107,806 5:1 540 543 452 511 666
Major "C" 130,000 7:1 910 910 927 899 728
Pads 9,000 1/00 SF 90 116
Shop 25,000 5:1 125 125
Total 2,293 2,322 1,851 1,882 1,866
All three City alternatives provide roughly the same number of parking spaces. However, this
translates into a decrease of approximately 20 percent from the required number of spaces.
CONCLUSION
Four alternatives were studied for internal site circulation issues as well as parking requirements.
Analysis of these alternatives included sight distance, signal warrants, geometric design and
striping requirements, queuing, and traffic control device needs. All four alternatives require
installation of signals at two locations; Paseo del Rey & Plaza Court and Tierra del Rey & Major C
Entrance. Other on-site intersections should be controlled with STOP signs and appropriate
pavement markings. As for parking requirements, the City's alternatives create approximately 20
percent less parking spaces when compared to the proproser's project This is due to the inclusion
of a loop road around the perimeter of the site. The proposer's project will exceed the parking
requirements and is, thus, considered more favorable.
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TIERRA DEL REYIMAJOR C ENTRANCE
CONCEPTUAL STRIPING PLAN
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APPENDIX L
EAST H STREET SEGMENT ANALYSIS
TECHNICAL MEMORANDUM
TO:
Mr. Harold Rosenberg, City Traffic Engineer
FROM: Erik Ruehr
DATE: July 13, 1992
RE: Rancho del Rey I SPA Amendment Area, Analysis of East H Street Traffic Operations
(JHK 4430)
An analysis of Buildout PM peak hour traffic conditions along East H Street was conducted as part
of the traffic analysis for the Rancho del Rey I SPA Amendment EIR. Four alternatives for access
to the project site were considered, as shown in Figure 1 and described below:
· Alternative 1 (Proposed Project Site Plan)
· Alternative 2 (Alternative Project Access Plan Proposed by JHK. & Associates)
· Alternative 3 (City of Chula Vista Planning Department Alternative A)
· Alternative 4 (City of Chula Vista Planning Department Alternatives B and C)
Alternative 2 was proposed by JHK & Associates to eliminate undesirable traffic signal spacing
along East H Street. The signalized project access at East H Street and Avila Way as shown on the
proposed project site plan does not meet the City's guidelines for access to a six-lane prime
roadway, such as East H Street. Alternatives 3 and 4 are based on alternative site plans proposed
by the City of Chula Vista's Planning Department to address other site planning issues.
The alternatives listed above were analyzed using the PASSER signal timing model and the
Highway Capacity Manual (HCM) urban/suburban arterial street capacity procedure. The results
are shown in Table 1. PASSER and the HCM procedure both show a clear preference for the
access plan proposed by JHK & Associates. The key elements of this access plan are deletion of
the traffic signal at East H Street and Avila Way, while allowing right turn in and out movements at
Avila Way and one additional project access driveway to the east of Avila Way. The
implementation of this access plan is recommended as a mitigation measure in the text of the traffic
analysis report.
1
...
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Alternative 1 l .
:=
>- en
o. _lit >-
.0::: .2 ullt e~
1It_ ..
East H Street O. ~ -u
eu ..-
A.'tJ ..
'J!l.' A.< i='tJ
,J 1.1 IJ I .J~J!l.~
=zmk .Joo~ "-
~ · r - . - -00-
~lirl --+ ~ · r
~lill
Alternative 2 >- .
~ :=
>- en
0. _lit >-
.0::: .2 ~; e~
1It-
East H Street O. ~ -etl ..-
A.'tJ ..
'J!l.J A.< i='tJ
,J I IJ J 'Jl~
=zmk 'L "-
~ · r - ~oo-
- -
llirl - ~ · r
~lill
Alternative 3
East H Street
>-
2~
1It-
o.
A.'tJ
~J!l.'
.=4r:tk
~liIr
11irl
>-
g~
..
i='tJ
--' 'J!l.~
~OOr
11ill
Alternative 4
East H Street
>-
2~
1It-
O.
A.'tJ
~J!l.'
.=4r:tk
~liIr
11irl
>-
~
.2
~
IJ l. ,
--,fIlb
_8
- = Allowed Movement
(All movements not
shown are prohibited)
m = Trame Signal
>-
g~
..
i='tJ
~IJ~l.r
~8r
hill
RANCHO DEL REV
SPA AMENDMENT
.
Technical Memorandum
Fiaure 1
DEFINITION OF ALTERNATIVES
III
2
-
-
Table 1
-
COMP ARISON OF EAST H STREET TRAFFIC OPERATIONS AL TERNA TIVES
BUILDOUT PM PEAK HOUR TRAFFIC CONDITIONS
-
Measure of Effectiveness Alternative 1 Alternative 2 Alternative 3 Alternative 4
PASSER Analysis -
System Stops 19,369 12,944 13,127 19,262
System Delay (Veh-hr/hr) 315.3 203.8 212.9 318.3
-
HCM Arterial Segment Analysis
Eastbound
Level of Service E D E E
Average Speed (mph) 15.6 20.1 14.9 15.5 -
Westbound
Level of Service E D E E
Average Speed 14.9 17.6 16.2 13.9 -
-
-
-
-
-
-
-
-
-
-
3
~
~
~
o
u
o
-
Table 2
BUlLDOUT PM PEAK HOUR TRAFFIC CONDITION
INTERSECTION PERFORMANCE SUMMARY
-
NO MITIGATION
-
Intersection
Alternative 1
Delav LOS
Alternative 2
Delav LOS
Alternative 3
Delav LOS
Alternative 4
Delav LOS
-
EastHStreet!
Paseo del Rey (1) F (1) F (1) F (1) F
East H Street!
Avila Way 20.9 C N/A N/A N/A N/A 20.5 C
East H Street!
Tierra del Rey 71.3 F (1) F (1) F (1) F
WITH MITIGATION
-
-
-
-
Intersection
Alternative 1
Delay I"OS
Alternative 2
Delay I.OS
Alternative 3
Delay I.OS
Alternative 4
Delay I. OS
-
East H Street!
Paseo del Rey
East H Street!
Avila Way
38.0
D
38.1
D
37.2
D
34.0
D
-
20.9
C
N/A
N/A
N/A
N/A 20.5
C
East H Street/
Tierra del Rey
-
28.8
D
28.8
D
32.4
D
34.1
D
Notes: NI A: Indicates an intersection which would not exist under the scenario analyzed.
-
(1): When the volume to capacity ratio is > 1.2, delay equation is invalid.
-
-
-
-
-
-
.5
I
Correspondence
ROUT! NG FORM
DATE: March 12, ~992
.-'
Ken larson, Building & Housing
John lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf-, Assistant City Attorney (EIR only)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City landscape Architect
Bob leiter, Planning Dir~ctor
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, library (Final EIR)
Other
TQ:-
F" (,(0 VI{ %
To~
-fROM:
SUBJECT:
Diana Richardson-Com Dev Environmental Section
W Appl ication for Initial Study (IS- 92-33
c::J Checkprint Draft EIR (20 days}(EIR-
r::J Review of a Draft EIR (EIR-
c::J Review of Environmental Review Record
IFA- 571
IFB-
IFB-
FC-
lOP -913
lOP
lOP
IERR-
)
)
)
)
The project cons.ists of: Conversion fo western portion of RDR Employment
Center to large user commercial center (Power Center).
location: North of East "H" Street & West of Tierra Del Rey
Please review the document and forward to me any comments you have by March 20, 1992
Comments:
~~~
7~ X C;o57
1
-
-
CHULA VISTA FIRE DEPARTMENT
BUREAU OF FIRE PREVENTION
-
PLAN CORRECTION SHEET
-
North of East "H" and
Address Wp<;t- n-f Ti P-r-r~ Dpl Rpy Pl an Fi le NO'IS 97_3j:hecker HOTsfall Date 3-74-97
-
Type Constr.
Occupancy
No. Stories
Bldg. Area
The following list does not necessarily include all errors and omissions.
-
PRQV-W€- A~.Q- ~.oN-- -P-LAA :
COMMENTS:
Existing underground water mains are capable of providing the fire flow for any
-
of the proposed buildings.
-
Additional fire hydrants may be required when site plans are received for any
proposed buildings.
-
Fire Department access to all proposed buildings and centers will be required in
accordance with Article 10 of the 1988 Uniform Fire Code.
-
Other fire department requirements may be required when more specific information
-
concerning the proposed buildings or centers is provided to us.
-
-
-
-
-
--
-
FPB-29
-
2
Case No. _7sn 7'2 - -:<:S
H. FIRE DEPARTMENT
1. What 1 s the distance to the nearest fi re stat i on? AM what is the
Fire Department's estimated reaction time? 3+ miles
Reaction time is 5+ minutes.
2. Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
or personnel? Yes.
.
3. Remarks
~[~1~
Fire Marshal
March 23, 1992
Date
3
WPC 9459P
-
ROUTI NG FORM
-
DATE: March 12, 1992
.....
.-
TO:
Ken larson, Building & Housing
John lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf, Asshtant City Attorney (EIR only)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City landscape Architect
Bob leiter, Planning Dir~ctor
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
Other
-
-
-
-
-
Diana Richardson-Com Dev Environmental Section
-
SUBJECT: W Appl ication for Initial Study (IS- 92-33 IFA- 571 lOP -913
D Checkprint Draft EIR (20 days)(EIR- IFB- lOP \
-
0 Review of a Draft EIR (EIR- IFB- lOP
0 Review of Environmental Review Record FC- IERR- )
-
The project consJsts of:
Conversion fo western portion of RDR Employment
Center to large user commercial center (Power Center). -
-
-
location:
North of East "H" Street & West of Tierra Del Rey
'-
Please review the document and forward to me any comments you have by March 20. 1992
-
Corrments:
.~~ --- ~ . ~r\(c'-( ·
-
-
4
Case No. _/s 9~-.3.3
- H-l. PARKS AND RECREATION DEPARTMENT
1. How many
project?
.
are necessary to serve the proposed
2. How many acres of.developed parkland are within the Park Service
District of this project as shown in the ParFs/Land Recreation Element
of the General Plan? (If applicable) ~ .
3. What are the current park acreage reQuirements in the Park Servi ce
District? (If applicable) ~ .
4. Is project subject to Park~ & Recreation Threshold requirements? ~~
If not, please explain. -4 .
5. Are existing neighborhood and community parks near the project
adequate to serve the population increase resulting from this project?
Neighborhood
Convnunity Parks
No
~.
6. If not, are parkland dedications or other mitigation proposed as part
of the project adequate to serve the population increase?
Neighborhood
Convnunity Parks
7. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
ND
8. To meet City requirements, will applicant be required to:
Provide land? ~
Pay a fee? ~
9. Remarks:~r ,~~~ ~~=
~~~ ~ ~-~~.-
~~~
Parks and Recreation Direc or or Representative
5' .17.11--
Date
5
WPC 9459P
YS-515
-
ROUT! NG FORM
-
-
:;...t)
DATE: March ~ 1992
",'
-
~M~
Ken Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
"Roger Daoust, Engineering (15/3, EIR/2)
Richard Rudolf, Ass1"stant City Attorney (EIR only)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City Landscape Architect
Bob Leiter, Planning Dir~ctor
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, library (Final EIR)
Other
-
...
"""
-
....
-ro: ~ Diana Richardson-Com Dev Environmental Section ...
SUBJECT: IT] Application for Initial Study (IS- 92-33 IFA- 571 lOP -913 }
D Checkprint Draft EIR (20 days)(EIR- IFB- lOP ~
il'1
0 Review of a Draft EIR (EIR- IFB- lOP '1
.
D Review of Environmental Review Record FC- IERR- )'l!
Ii;(.: ,
. .
The project cons,ists of: Conversion fa western portion of RDR Employment ...
Center to large user commercial center (Power Center).
-
-
Location:
North of East "H" Street & West of Tierra Del Rey
-~
-
Please review the document and forward to me any comments you have by March 20. 1992
-
COlTlT1ents:
--
....
- -
6
Y5 -;;1 S
G. ENGINEERING DEPA~TMENT
Case No. IS-~;2.-33
1. Drainaae N/A (NO c..tf1"~E ll-l ~A=' WIUo. oc.Gvlt.) .
a. Is the project site within a flood plain?
If so, state which FEMA Floodway Frequency Boundary
b. What 1s the location and description of existing on-site
drainage facilities?
c. Are they adequate to serve the project?
If not, explain briefly.
d. What is the location and description of existing off-site
drainage facilities?
e. Are they adequate to serve the project?
If not, explain briefly.
2. TransDortation
a. What roads provide primary access to the project? ~ IfH"~e~
A~T? ~ DEL- tz.E.Y
b. What 1s the estimated number of one-way auto trips to be
generated by the pro~ect (per day)? .;u...~~5"O ~~~ ~
AWIZbV'l:b 6~ ~. t:J</~T("'~ ~_ ~__ _'_Ar>T.
c. What is the ADT and estimated level of service before and after
project completion? ~
Before '} After
A.D. T. ~ ""'''~fQ!er- 3'f,sYb ss:eeo
'B-sEo ~ FZEy- 7.780 II ;75b
L.O.S. .Eb&r cc~.,""'~_ t.Ds.1~" LoS ~t>"
~ 'I:lEL. ~'r' - t..os '~.f Lc~ rIA rl
~~ 1!J?'- or TW4F~1C.- S--' ScInH TD ~ 1:Et- IZEY'\
If the A.-D. T. or L.O.S. 1s unknown or not ..JPpl1cable, "xpl ain
briefly. "IJ/A. .
l
d. Are the primary access roads adequate to serve the project? If
not, explain briefly. 140. ~ TtrAFFlC g;tJl>:!' !!!.::f: ~ ~"1HICED.
,.>"-
~ ~ tJoT" ~ J=uU. ~ec.oPMI!'N-r ~fTle>e.l& Fblt- ~
'Pa... 'UY . ~ r .
7
WPC 9459P
Y~-5Ie
-
-
Case No. ~~.;l-3~
e. Are there any intersections at or near the point that will
result in an unacceptable Level of Service (LOS)?~.
If so, identify: Location 96r "H" 9f2E.e'r NJD ~ PEt- JZEY
Cumulative L.O.S. v~w,J .
f. Is there any dedication required? ~o.
If so, please speci fy. t-l/A
....
-
A
_ J
g. Is there any street widening required? UNlLloJCMJ .
If so, please specify. '"1TY ~ A~ t,J "TlZ.ArR':/~~
-
h. Are there any other street improvements required? U,..J~~.
If so, please specify the general nature of the necessary
improvements. T't> ~ AVDer...c./~ ,fJ. ~ ~c)t'y.
'-
-
3. Soil s
a. Are there any anticipated adverse geotechnical conditions on the
project site? VIJ~DWIJ..
.-",
-
b.
If yes, specify these conditions. fJ!A.
, '",
4.
c. Is a soils report necess~ry? Y9S. A ~f'f'lEME,JTAL- EDIth ~~ w/w.... -.
II~ ~lu:o-,azu.fIJN- ~'-5 ~ (~T5r..-
land Form Q/I9/8'>) It>Jt>tCAT):rJ& Ii ~VU> BE ~lIfE:WEl:> NJJ:;l
~ vf'tWn:DA~ A- ~C>D ope ~ ""'JiA~. ......
a. What is the average ftaWr'a-i slope of the site? c.f~/o n V/o . .....
b. What is the maximum ~~ slope of the sit~? '10% ~
Noise
5.
",",
Are there any traffic-related noise levels impacting the site that
are significant enough to justify that a noise analysis be required
of the appl ica,nt? VUf4lOWN. UPDIo,T1;;.. t-lor<$rE ~,..,A4.Jt'S,~ S'T'VPY ~tz. APPRD~O
SPA Pt-NJ 7?) ~t..E!G.,... A%:lD/n.~ 11ZNT/G (;.If!IJ~D,..J...
Waste Generation
.....
6.
;';"")'1.
How B1uch solid and 1 iquid (sewage) waste will be generated
proposed project per day?
u..&~. on> BE: 17~(N5'O
Sol id WIfE#.l f;Pe&r::,&.. P1ZeaTfi/fCirS ~l iauid J)NKl-JoW,...r.
by the
.,.
;
--- -
-
What is the location and size of existing sewer lines on or
downstream from the site? /0" F!I/.C. GE~12.. I.-I"'E~ IN ~Ei:> ~-1ZEY ANb
'''' T7~ D6L- IZEY. 1:2." ~"'-~. S~IAA::17 L-ItolE. PoW"'s~ I#J. E. ",.,h~.
Are they adequate to serve the proposed project? U "-lKfJoWtJ .
- -
8
WPC 9459P
City Eng eer r Representative
WPC 9459P
. YS-,578
Case No. I~-9.:2-~3
$ J/'1kr'
Date I
%
"'i!<
9
-
Sweetwater Union High School District
-
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, California 91911-2896
(619) 691-5500
;"
Ms. Diana Richardson
City ofChula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
.-
Division of Planning and Facilities
March 20, 1992
...
-
'-
Dear Ms. Richardson:
-
Re: IS 92-33
,-
The above subject project, located in the Rancho del Rey development, is also
included in Community Facilities District No.3, and secondary school
impacts have been satisfactorily mitigated. Therefore, the Sweetwater Union
High School District does not object to the proposed conversion of the existing
land use regulations.
-
-
Sincere}y,
/
/ /~
i;!?;7F~~
Thomas Silva
Assistant Director of Planning
....
..
-
TS/ml
-
'~
-
-
10
CHULA VISTA ELEMENTARY SCHOOL DISTRICT
84 EAST "J" STREET · CHULA VISTA, CALIFORNIA 91910 · 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
BOARD OF EDUCATION
JOSEPH D. CUMMINGS, Ph.D.
LARRY CUNNINGHAM
SHARON GILES
PATRICK A. JUDD May I, 1992
GREG R. SANDOVAL
SUPERINTENDENT
JOHN F. VUGRIN, Ph.D.
,:.-
Ms. Amy stanton
Assistant Environmental Analyst
Robert Bein, William Frost & Assoc.
71 North Fourth Avenue
Chula vista, CA 91910-1007
RE: Rancho del Rey Community Commercial Center
Supplemental EIR
Dear Ms. stanton:
Thank you for providing information on the proposed
General Plan Amendment for the Rancho del Rey Business
Center.
The entire Rancho del Rey project is within Mello-Roos
community Facilities District No.3. All properties,
including non-residential, are assessed a special tax
to fully mitigate impacts on elementary school
facilities.
Construction on a new school in Rancho del Rey
commenced this month. The school is scheduled to open
in July, 1993, on a year-round schedule. This school
will accommodate all students anticipated to be
generated from Rancho del Rey. In the interim,
children from this area are being accommodated at other
area schools.
If you have any questions, please contact me.
sincerely,
,~\cc ~~~~
Kate Shurson
Director of Planning & Facilities
KS:dp
11
~J~ -
2~~
...,.; ...,.; -...; -...;
---- -
----
CllY OF
CHUlA VISTA
FIRE DEPARTMENT -
-
-
-
~1a;; 4, 1992
-
Ms. Amy Stanton
Assistant Environmental Analyst
Robert Bein, William Frost & Associates
71 ~orth Fourth Ave.
Chula Vista, CA 91910-1007
RE:
-
..
RANCHO DEL REY COMMUNITY
COMMERCIAL CENTER
SUPPLEMENTAL EIR
.....
In response to your inquiry of April 27th, the following comments-
are offered:
1.
Station No.2, located at 80 East "J" Street would respond
first-in to the project area, with Station #4, 861 Otay
Lakes Road as second responding unit. Both stations are
equipped with a 1500 gpm triple combination pumper staffed
with three personnel. Staff is trained in EMT & EMTD. Both
units carry defibralators.
-
.;....
')
L. .
Response time from Station #2 is 6 minutes; from Station #4
is 6 minutes.
-
3.
Effective May 15th, fees for certain fire related plan
reviews will be assessed. The fees are based on total cost
recovery (time & salary) and charged against the deposit
account administered by the Planning Department.
-
-
4. Required fees and taxes should adequately mitigate the
increased demand on fire services.
5 .
All water supplies and roadway access shall be in service
and operational prior to any combustible materials placed
on-site. In addition, Station 4 relocation to Paseo Rancho
will need to be completed.
-
-
12
-
447 F STREET/CHULA VISTA, CALIFORNIA 92010/(619) 691-5055
6. No change in the present ISO rating of 3 is anticipated.
7. Additional impacts may surface when more detailed
information becomes available pertaining to tenancy.
If I may offer further assistance, please call me.
0GUuroA~
Carol Gove
Fire Marshal
CG/l
0203-05.L
13
CITY OF CHULA VISTA
-
5601 Grossmont Center Dr. Second Floor
La Mesa, California 92042
PACIFICCBELL
A Facltic Teiesls Comp&ny
-
May 5, 1992
-
-
Robert Bein William Frost & Associates
71 North Fourth Avenue
Chula Vista, CA 91910-1007
-
-
ATTENTION: Amy Stanton
-
Dear Ms. Stanton:
-
This letter is responding to your letter dated April 27,
1992 regarding the Rancho Del Rey Community Center
Supplemental EIR, City of Chula Vista.
-
Listed below are items in direct response to your telephone
service questionnaire.
-
...
1. Please indicate the location of telephone lines within
the immediate project vicinity.
A. See attached conduit records, highlighted areas require
relocation.
t...
2. Do you anticipate any impacts of the project on
telephone facilities or service? If so, please list/
summarize additions or modifications. Will telephone
service be available for the project?
-
-
A. 0 Total realignment of telco substructure.
o Relocation of substructure will be billed to
developer (total cost plus tax).
o There is no telco substructure to feed this project
from H Street.
o The existing substructure along Paseo Del Rey is the
only backbone feed to developments off Plaza Amena,
Canarios Court and Amena Court.
-
-
3. Do you have any required or recommended mitigation
measures for significant impacts?
-
A. Leave as is, grant easements.
-
-
14
5601 Grossmont Center Dr. Second Floor
La Mesa. California 92042
PACIFICCSElL
A t'dcdic ;eidsls COlllpan'i
4. Is there any other relevant information regarding
potential impacts of the project?
A. Not at this time.
If you have any questions regarding these answers, please
free feel to call me on (619)697-5236.
Attachments
15
-
Sweetwater Union High School District
-
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, California 91911-2896
(619) 691-5500
-
Division of Planning and Facilities
May 6, 1992
-
Ms. Amy Stanton
Assistant Environmental Analyst
Robert Bein William Frost & Associates
71 North Fourth Avenue
Chula Vista, CA 91910-1007
-
-
Dear Ms. Stanton:
-
Be: Supplement E.I.R.; Rancho del Bey - City of Chula Vista
This correspondence is sent pursuant to your April 27, 1992 request for additional
information. The following are answers to the school facilities questionnaire:
-
1) The project site is located within the Bonita Vista Junior High School -
and Bonita Vista High School attendance areas.
2) The enclosed figures illustrate the location of the schools and the
enrollments as of October 16,1991: The date of the California -
Basic Education Data System (CBEDS) survey. The schools are
highlighted.
-
3) The district's student generation rate is 0.29 students per household.
The Rancho del Rey SPA III plan includes a junior high school site
to service the project. -
4) The project area is within the Sweetwater Union High School
Community Facilities District No.3; no other compensating mitigation
is required. -
5) There are no other significant impacts which have not already been
addressed. -
If you require additional information, please feel free to call me at 691-5553.
-
~
omas Silva
Assistant Director of Planning
-
TS/ml
Enclosures
-
cc: Kate Shurson, Chula Vista City Schools
-
-
16
Sweetwater Union High School District
~tt.......'tttl
CRUll 1\S11
~
\~
M _.~
W/).I
V
,
"'A.III ST
or""
V<l ~ ~l v -0.
I.
"
Sll "EaO
.
"
I
':
. .
IWl \\1
,"llll
ItlCI
u.s. ---------
------- --
\N."flfoI" 'f\Ofol"l.llOflOEfI _------------------ HlElOCO
" ~ ------------
It$1-
17
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, California ;1911-2896
(619) 691-5500
Division of Planning and Facilities
SCHOOl
BVH
CPH
CVH
HHS
MVH
"*II
SoHI
SuHi
SUBTOTAL
BVJ
CPM
CVJHS
GJS
HJS
MVM
~R
NOM
OCNt'JR
SUBTOTAL
PALOMAR HIGH
SPECIAL ED
SAC
SUBTOTAL
TRAILER +
o
360
360
SWEElWA TER UNION HIGH SCHOOl. DISTRICT
199111992 CBEOS ENROLLMENT
OCT. 16, 1991
CAPACITY
RELO + PERMENANT ..
TOTAL
120 1812
240 1568
480 1356
120 1388
240 13X>
480 1270
m 1214
300 1958
2760 11866
210 . taM
1456
1070
1~
120 1386
1246
1674
60 922
360 828
750 1~2
1132
1a
1836
1508
1540
1750
1994
2258
14626
_..
1456
1430
1~
1506
1246
1674
982
1188
12072
120
120 0
120
120
-
-
-
-
-
-
:.'.:~~e8EO$n....... UNHOUSED
~) STUDENTS
.........................,-..
..... .... ..................
...........................
..... ........................
.... .................
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10595 JAMACHA BOULEVARD, SPRING VALLEY, CALIFORNIA 91977
TELEPHONE: 670-2222, AREA CODE 619
May 12, 1992
Ms. Amy Stanton
Assistant Environmental Analyst
ROBERT BEIN, WILLIAM FROST & ASSOCIATES
71 North Fourth Ave.
Chula Vista, CA 91910-1007
Subject: Rancho del Rey Community Commercial Center Supplemental EIR
(FN #3306))
Dear Ms. Stanton:
The following information is being provided in response to your request for infor-
mation for the proposed Rancho del Rey General Plan Amendment, Specific Plan,
SPA I Amendment and Rezone, for the City of Chula Vista:
1. What is the current and projected water capacity for the District; annual use in acre-
feet, daily flow in cft and peak demand in MGD?
Existing and projected demands developed in the District's 1991 Water
Resources Master Plan by Black & Veatch are as follows:
DEMAND
EXISTING
PROJECTED
AVG.ANNUAL
AVG. DAILY
PEAK HOURLY
21,000 AF
29 CFS
89.2 MGD
85,500 AF
118 CFS
338.8 MGD
2. What is the projected water demand for the project based on the information
provided? Please provide consumption factors.
Based on 55 acres of commercialjindustrialland with consumption factors of
2000 gpd/ ac for potable water use and 357 gpd/ ac for non-potable water use,
the projected water demand is 0.13 MGD.
19
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Ms. Amy Stanton
May 12,1992
Page 2
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3. Please indicate any existing facilities on/near the project site.
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Existing water facilities are shown on the attached maps.
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4. What is the cu"ent rate of local groundwater extraction and existing groundwater
quality? Will the proposed project have an impact on groundwater quality?
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We have no information on the impact of this project on groundwater quality.
The District currently has no groundwater extraction program.
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5. Will the proposal require new facilities or additions to existing facilities? If so,
please list/summarize any changes.
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No new facilities, in addition to those already in place, will be required for this
project.
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6. Do you have any required assessment fees or other required or recommended
mitigation measures for project impacts?
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No additional assessments or fees will be required for this project. However, the
normal capacity fees, paid when a service connection is requested, and the
annual pro rata share of Improvement District No. 22 Bond Payments are still
applicable.
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7. Do you anticipate that the project annual water supply and storage capacity will be
able to serve the project?
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It is anticipated that if sufficient water supply is available from the San Diego
County Water Authority, Metropolitan Water District, and the State Water
Project, then Otay Water District will be able to serve this project. Under an
existing agreement (The Triad Agreement), sufficient storage will be available to
serve this project.
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20
Ms. Amy Stanton
May 12, 1992
Page 3
8. Is there any other relevant information regarding potential significant effects of the
project?
No.
If you have any further questions, please do not hesitate to call me at 670-2288.
Sincerely,
73a,Jllt.<4rJ
Bart L. Mumford, P.E.
Planning Manager
BLM:cp
Attachments
cc: Keith Lewinger
Gary Decker
Don Przybylski
21
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RAllCIlO DBL U'I' COHIltJ1IIft QtW"~I.&L C.-.
SOLID DlftI DISPOSAL
QUBITIOKIAI.. "'~I.I
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1. a) Which landfill., are pre.ently ueed in diapoaal of 8011<1 waIte
f~om the project area vioinity? b) What 18 the l1!e expectancy of
thes. landfill.? c) If the lit. expectancy ia ahort term, what are
~he future plane for lolid waste diapo..l?
-
a) Commercial wast.e from the area would 1>e di.posed at 'the
County of San Oieoo' 8 Otay land.f1ll, located in Chula V1.ta on
Kaxwell Road (off Otay Valley Road). Con.tnctionancl
d.molit1on debris could be diapoeed at any of ~h. ~.9ional
landtilll, cs..pencu.ng on the company conduc~.t.nf ~.
con8~ruc~ion/demo11t1on work.
~) The landfill has an estLmated closure date ..t at 2003.
c) Currently no new l~ndfill aites have been d.te~ned tor
tha South Bay area. Several .lte8 in the South Bay are under
inves~iqatlon for future landfill and so11d waste tranlfer
.ita..
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2. What il the estimated solid weste generation ba..d upon
infor.mation provided?
Soliel waste generation rat.. are aubject 'to many factors,
includinq variations in business and cOaIUi1lJ:cial aotivit.y, a~.a
.eonom~, per cap~ta inoome, and individual (and commercial)
purchasing and d~spo8al habits. Pro~.c~ion. of wa.ta
v.n.~.tion are normally based on historical per capita wa.te
veneration rates.
%n general, office work.~. qenerate 1.7 pounds of waste per
day, about .5 lb8. of th.1.. hi9h qrade recyclable paper, retail
employeel generate about 4 pound. of waste per day, and, tood
and beverage industry employees qenerate about 14 pound. of
waste per day. Hare specific formulas for waIte V8nerat.1on.
are attaohed.
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3. W111 Bolid waste pickup service be available tor the project?
All refuse collec~1on in the C1ty of Chula Vista ia provided
by Laidlaw Waste Systems, Inc. It ie mandatory in the Ci~y
that all refuse be picked up on a weekly baail (m1nJ.Ju.lly) br
the franchised hauler, Laidlaw. Laidlaw will provide
commercial refuse collection on a fee per bin (and number of
piokup.).
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At present, A decision has not been made about commercial and
industrial recycling collect1on. 8u.in..... may contract with
any hauler to remove recyclablelll. A deci.ion will be ..de by
City Council .ometime in the near future re9ard1nq cOIDercial
recyclinq colleotion, and whether or not the City i. go in; to
franchi.e with one hauler for reoyclinq collection or allow
multiple haulers to collect on a p8~t bASi..
4. Do you anticipate any impac~1 ot the pro~ect with re.peot to
solld waste .ervioe?
A8 wi ~h any new development, commercial or re.1dentlAl, YA.t.
will b. ~.n.~.t.d. Thi. in turn will Lmpact the ..ount of
waste required to be ~cycl.d o~ dispo.ed in the landfill.
s. DO you have any required or recommended mltiqatlon ....ure. for
any 8i;niticant tmpacts?
State Law AB 939 requires all clties and counti.s to ~uc.
qenerated waste 25 percent by 1995 and SO percent by 2000. If
the.e diversion goals are not met the City may face fin.. of
up to $10,000 per day. The City will be monitoring it.
compliance with AB 939 very C10..ly and if the diver.ion
goals are not be met, addi tional recycling and source
reduction measures may be needed throughout the City.
A county of San Dieqo Handatory Recyclinq Ordinance prohibita
designated recyclables from being disposed at 411 County-owed
landfills under A phAsed implementAtion schedule. In order to
avoid thousands of dollars in finee, the City of Chul. Vi.~A,
alon9 wi~h o~her cities in the County, has adopted and w111
entorce a mandatory reeye1!nq ordinance in ~he C!~. A copy
ot ~hi. ordinance IB attached.
~l offic.. and office complexes OVer 20,000 _quare feet ..
wall as all restaurants and bars will be required to reoycle.
Additionally, businesses will be required to submit a record
of all tonnaqe. recycled on a yearly basle.
In order to comply with the City'. mandatory recyc11n9
ordinance, and to assist the City in meet1n~ tn. dlversion
90018 required by AD 939, it will be beneficlal to bave
recycling "built into" the planned bUlinel.e. at t.he Rancho
del Rey community Commercial Center.
25
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This would ..An planning for two or mo~. du.pster. (.t~e
YArd ~1nDM) tor reoyoling collection to be placed next to the
trash dump8ters. Additionally, in-hou8e 8torave area. (neat
to in-house trash bins) for reoyclinq bin. would be practical
and make it easier for the busine.ses to aoo~odat.
recyclinq. Bnouqh room for two rec:ycli.ng bins near each ~ra.h
can usually work. well. In-hou8e recyclinq bin. are u8ually
.~il.r in .i.. to trash cans.
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City start conBultation J.8 available for spac. desiljpl for
recycling, as needed.
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May 12, 1992
Ms. Amy Stanton
Robert Beln, William Frost &: Associates
71 North Fourth Avenue
Chula VIsta, CA 91910
RE: RANOIO om. REY COMMVNlTY COMMEROAL CENTER. - SUPPLEMENTAL Em
Dear Ms. Stanton:
After reviewing the proposed site plan and the information sent for review, the
following is the Parks and Recreation Department's response to the questionnaire:
1. The closest park site from this proposed project is Discovery Park. This is a
community park of approximately 13.5 acres, and it is approximately 1.5 miles
away. The other two parks in the vicinity are Terra Nova Park (neighborhood
scale, 7.0 acres, 1.5 miles away) and Sunridge Park (neighborhood scale, 5.0
acres, 1.0 mile away)
2. Currently, no park requirement is tied into the Park Dedication Ordinance and
no formula is in place for determining what a project of this type would
generate in terms ot park and/or reaeation demands or requirements.
3. '. Anticipated impacts from this proposed project would be directed more
towards the Rice Canyon Open Space, which is situated directly on the north
side of the site. It is essentially an undisturbed open space with some grading
impacts on the upper reaches of the slopes. So the concern expressed here
relates to what the proposed mitigation of this project would be relative to
maintaining a ''Natural Open Space" feel with such a large scale project
abutting the southern boundary. The project should not be allowed to
enaoach on the r1m of the top of slope. Rather, the site design should not
allow any site Improvements within 20' - 30' from the top of slope. Additlonal
mitigation should be provided by means of buffer plantings of native and
drough tolerant plants, to transition into the existing native condition.
4. As identified in item #2, no fees are required for a project of this type, due to
the Park Dedication Ordinance pertaining only to residential construction.
5. No, as per above.
27
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RANom Dm. REv COMMUNII'Y' COMMERaAL CI!NlEK
P AlQ( 6: RBc. FACUI'"i' QummONNAJRIl
5/12/fD.
PN:E2
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6.
Anticipated impacts is perceived as occuring to Rice Canyon open space.
Mitigation Is as per the description in #3.
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7.
Not in regards to what a major commercial center would generate on existing
parks. The issue of impacts could, however be substantial if a park site were
located in the proposed project or within a 1/2 mile radius of the site. It would
then be conceivable that numerous users and impacts would occur from
visitors and customers from the commercial center. U a park component were
to be proposed as a element of this project, several positive benefits would be
realized.
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· The ability to relax and/or picnic during a shopping outing.
Provide a place to drop - off family or friends whUe shopping.
The provision of an additional open space/passive use area to embellish
the project site.
1hls component could be located at a focal point, adjacent to the open space, with
some means 01 connecting the two use areas.
.
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H you have any questions, do not hesitate to call.
s~~~
Martin Schmidt ASLA
RLA 3010
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cc:
Jess Valenzuela
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Q\. \CIIO DEL ill'
2~2~ II,), )\lD\\l
\\1 I ,)',\1 ,I I)
l'\ nO'i0-bb2l
(bl<11 477 4117
May 14, 1992
Amy Stanton
Assistant Environmental Analyst
RBF ENGINEERING
Planning Department
71 North Fourth Avenue
Chula Vista, Calaifornia 91910
SUBJECT: RESPONSE TO "SEWER SERVICE QUESTIONNAIRE", RANCHO
DEL REY SPA I, PHASE 1/7, BUSINESS CENTER
Dear Amy:
The Rancho Del Rey Business Center is served by sanitary sewer
facilities as outlined in the Rancho Del Rey SPA I Environmental
Impact Report, Technical Appendix "E", "Sewer Service Study".
These sewer facilities were constructed in 1989 and are shown on
the improvement plans for Chula Vista Tract 88-2, City of Chula
Vista Drawings No. 88-288 to 88-289. A rough sketch of the
pattern of sewer mains is attached for reference.
Appendix "E" gives the design flow for the Business Center as
approximately 540,000 G.P.D.
The SPA I E.I.R. and subsequent sewer studies for Rancho Del Rey
SPA II and SPA III have been approved by the City and indicate
that sufficient capacity for project development exists wi thin
the system. There are no required mitigation measures for
project development related to sewer capacity. The project is
subject to the City of Chula Vista Threshold Standards for
sewer.
The proposed change in designation of a portion of the Business
Center from light industrial to retail would not present a
significant increase in service demand. Rather, a decrease in
service demand might be expected.
Very truly yours,
DEL REY PARTNERSHIP
J~
m Fuller ~
Project Engineer ''(
Attachment
cc: Craig Fukuyama, McMillin Communities, Inc.
Diana Richardson, City of Chula Vista
29
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I
Original SPA I EI R Sections
SECTION 4
IMPACT ANALYSIS
A. LAND USE
A.I Existing Conditions
Onsite and Surrounding Land Uses
The project site is currently undeveloped, with the exception of several dirt
roads, a transmission corridor with overhead lines, and an additional overhead
line which traverse the site. The site is generally bounded on the south by
East "H" Street and on the northeast by Otay Lakes Road. Interstate 805 lies
approximately one-half mile west of the site.
Land to the west, north, and east of the site is currently developed, primarily
for residential uses. On the west and east sides of Otay Lakes Road,
respectively, Bonita Junior High and High Schools are located. Land imme-
diately south of the site is undeveloped; this land is part of the SPA-IV
planning area which is planned for future residential development.
Land Use Policies
EI Rancho del Rey Soecific Plan - The Chula Vista General Plan designates the
Rancho del Rey project site as an area governed by the policies of the
EI Rancho del Rey Specific Plan. The objective of the Specific Plan is to
implement the goals and policies of the General Plan as they relate to the
Specific Plan area. The Specific Plan consists of a text, a Specific Plan \-lap,
and an Administrative Plan ;Vlap. The text describes the Specific Plan compo-
nents, including guidelines and processes for its implementation. The Specific
Plan Map (Figure 4-A-l) indicates the land use designation and corresponding
density classification for each parcel in the Plan area. The Administrative
Plan assigns a specific number of units to each residential parcel based on the
parcel's size and density classification. One of the provisions of the
Administrative Plan is to allow for density transfers between residential
parcels within each SPA area and between the SPA areas.
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The Specific Plan includes generalized guidelines which will be refined by each
of the four SPA plans within the Specific Plan area and further refined with
each tentative map. In the process of refining the plans, each SPA plan is
compared to the Specific Plan which preceded it to ensure that the
components of the SPA plan (i.e., the general development plan, the site
utilization plan, and the development regulations) are consistent with the
general goals and guidelines presented in the Specific Plan. The approved land
uses from the EI Rancho del Rey Specific Plan (as amended March 1985) are
compared with the proposed land uses of the Rancho del Rey SPA-I Plan in
Table 4-A-1.
Zoning- - The zoning of the Rancho del Rey SPA-I Plan area is PC - Planned
Community. The purpose of the Planned Community zone is to pro:note
long-ralll:)e planning and orderly development of large parcels of land which
may contain a variety of land uses but which are under unified ownership or
control. With this purpose in mind, the Planned Community zone allows for
development under a Specific Plan. In essence, then, the land uses designa ted
in the approved Specific Plan (Figure 3 -1) constitute the allowable land uses in
the Rancho del Rey SP A-I Plan area.
Land to the southwest and west of the SP A-I Plan area is zoned PC; land
adjacent to the northern boundary is zoned RE-P (Residential Estate, requiring
a Precise Plan for development). All of these lands are developed with
residential land uses of varying densities. Land to the east of Otay Lakes
Road, northeast of the project site, is zoned R 1-15 and PC (Planned
Community). Land to the southeast of the site is zoned R-l, single-family
residential.
A.2 Impacts
The area within the EI Rancho del Rey Specific Plan area addressed by the
Rancho del Rey SPA-I Plan is illustrated in Figure 2-2. The residential and
employment park land uses proposed by the SP A-I Plan are compatible with
existing and planned residential land uses in the vicinity of the Plan area.
4-3
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Within the proposed SP A-I Plan area, land uses have been configured to
minimize land use conflicts. Low density residential areas are located along
the northern portion of the loop road with moderate density residences
clustered along the southern portion of the road. The highest density
residential areas are located along East "H" Street for easy access to this
major roadway. Open space canyon areas are accessible from all residential
areas while the community facility, school, and park sites ~e clustered at the
east end of the loop road, near the multi-family residential areas. The
employment park is located along East "HI! Street, buffered from the residen-
tial areas by open space and park lands.
A comparison of designated residential land uses for the project site (from the
Administrative Plan) and the land uses proposed in the SP A-I Plan is presented
in Table 4-A-1. The adopted Administrative Plan permits 2201 residential
units in six density categories; the SPA-I general development plan proposed
2201 residential units using the same categories. The differences between the
Administrative Plan and the SPA Plan include: an increase in the number of
residential units in the density categories of 2-4 and 12-20 units per acre (i.e.,
single-family detached and multi-family stacked residential types, respec-
tively); and a decrease in the number of residential units in the density
categories of 4-6, 6-8, and 8-12 units per acre (i.e., small lot single-family
and duplex, townhouses, and multi-family stacked residential types, respec-
tively). In summary, the SPA Plan proposes the same number of residential
units that are allowed in the adopted Administrative Plan.
A comparison of the SPA-I general development plan and the approved
Specific Plan Ylap indicates that the approved and proposed configurations and
land uses of most of the parcels are very similar. The changes proposed by the
SPA-I Plan include: the addition of a park on the southern portion of the loop
road (between the two residential parcels); the addition of one community
facili ty and school si te in the eastern portion of the Plan area; a realignm ent
of the southern portion of the loop road to follow the edge of the single-family
residential area and to allow more views of the open space from the roadway;
increases in density in the residential parcels R-3, R-13a, R12, R-14, and
R-15; and decreases in density in residential parcels R-4 through R-ll, and
4-5
-
R-13b (see Figure 2-4 and 2-5 for residential parcel numbers and proposed _
density changes).
A.3 Mitigation Measures
...
A.4
The proposed SP A-I Plan is compatible with existing and planned land uses in
the vicinity, is internally compatible, and is consistent with land use policies
and plans of the City of Chula Vista including the Specific Plan.
Implementation of the SP A-I Plan would result in no land use impacts, and no
mitigation measures would be required.
-
.-
-
iVIitigation measures to reduce potential impacts related to land-
form/aesthetics, biological resources, traffic circulation and access, noise,
parks/recreation/open space, and public facilities and services are discussed in
Sections 4.B, 4.C, 4.F, 4.H, 4.1, and 4.J, respectively.
-
....
Analvsis of Significance
.-,
Because of the compatibility of the proposed SP A-I Plan and the existing and
planned land uses in the vicinity of the Plan area, and because of the internal
land use compatibility of the SP A-I Plan, no adverse land use impacts are
expected to occur with the implementation of the SP A-I Plan.
....
-
A comparison of the proposed tentative map studies with the SPA-I Plan
indicates that the studies conform with the Plan in terms ')f proposed grading
and land use/lot configuration. Guidelines regarding design and land use
compatibility will be evaluated by the Design Review Committee; therefore,
no significant land use impacts are expected to result from project implemen-
tation.
...
.....
-
'"
Because of the compatibility between the approved EI Rancho del Rey
Administrative Plan and Specific Plan Map and the proposed Rancho del Rey
SP A-I Plan and tentative map studies, no potentially significant adverse
impacts to the land use policies of the City of Chula Vista are expected to
occur as a result of implementation of the project as proposed.
-
-
-
4-6
.."
B. LANDFORM/AESTHETICS
B.1 Existinl; Conditions
p'
Topography on the project site is highly diverse, comprised of a series of east-
west trending, narrow canyons and intervening ridges. The southerly two-
thirds of the site consists of the two canyons and accompanying ridges while
the northerly third of the site consists of irregularly shaped mesa tops
generally running in the east-west direction, often cut by smaller finger
canyons on the north and south (Figure 4-B-1). The main (northern) leg of
Rice Canyon is the largest canyon onsite and extends from the far western site
boundary to the eastern boundary through the central portion of the site.
Another smaller east-west trending canyon is the central leg of Rice Canyon,
which trliverses the southern portion of the site. Onsite ridges are gently to
steeply sloping with a 15 to 30 percent gradient.
Elevations on the project site range from 200 feet above mean sea level (~ISL)
at the canyon floor in the far western portion of the site to 490 feet :\ISL on
the mesa tops in the northeastern portion of the site. The primary onsite
drainage way is the main leg of Rice Canyon where an ephemeral stream
traverses the canyon floor. Increases in impervious surfaces associated with
development upstream to the east of the project site have caused increased
flow through the site and erosion of the stream bank, particularly in the
western portion of the Rice Canyon drainage way . The northern portion of the
site drains toward Otay Lakes Road.
The southwestern portion of the site, immediately north of the intersection of
East "H" Street and Paseo del Rey,'has been previously graded in conjunction
with the widening of "HI! Street and with residential construction on the south
side of I!HI! Street. Besides this graded area, the only onsite development
includes a series of dirt roads which traverse the ridge tops and valleYS, and
two San Diego Gas and Electric (SDG&E) power easements. One of the
easements is approximately 250 feet in width and is aligned in a north-
east/southwest direction; this easement contains a 138-kV transmission line
and an access road. In the future, SOG&E plans to construct two additional
4-7
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Existing Site Topography (Portions of Imperial Beach and National CitY
7.5' USGS Quadrangles)
FIGURE
4-B-1
....
"" WESTEC ~rvices. Inc.
4-8
"""
tower lines within this easement which are similar to the existing line, and,
possibly, two additional smaller lines. Another easement crosses the western-
most portion of the project site and then splits, with one trace running south
through the site and the other turning north off the site. A 69 kV transmission
line is contained in the portion of this easement which runs east-west and
turns north off the project site, while the south trending segment is currently
undeveloped. All portions of this easement are approxi.mately 20 feet wide.
Finally, geological testing performed in conjunction with the proposed project
has resulted in backhoe excavation marks on a few hillsides onsite.
The most sensitive viewers of the site are the residents whose homes face the
site and motorists on East "H" Street, Paseo del Rey, and Buena Vista Way.
Residences along the edges of the developments which face the Rancho del
Rey project site have an unobstructed view of the site. Views of the site from
major roadways in the project vicinity (East "HlI Street and Otay Lakes Road)
are limited due to the location of these roadways in valleys. :.Iotorists
travelling along Otay Lakes Road and East lIH" Street primarily have lateral
views of the project site, however, while motorists approaching the site from
the west along East "H" Street and northbound motorists approaching East IlHIl
Street along Paseo del Rey and Buena Vista Way have unobstructed vie'.\'s of
the southern portion of the site.
Due to the highly irregular onsite topography, views from almost all areas of
the project site, with the exception of ridgetops and outside slopes, are
confined within the project area. Likewise, vievvs from outside the project
site are confined to slopes near the site boundaries and to certain ridge tops.
Higher elevations along onsite ridges offer sweeping long-range vie'Ns of the
Pacific Ocean, Point Lorna, downtown San Diego, mountain ranges to the east,
and Mexico to the south. Short-range views of surrounding residential areas
are available from high points on the site in all directions.
Both Otay Lakes Road and East lIH" Street are designated as potential Scenic
Highways in the Chula Vista Scenic Highway Element (1974). This designation
mandates special consideration of the aesthetic quality of any development
visible from these roadways. Scenic highway policies address design review,
4-9
beautification of scenic routes, landscaping and maintenance requirements.
To implement the policies, the Scenic Highway Element recommends th::lt
developers create "pleasing streetscapes through landscaping techniques and
varied building setbacks," or create "substantial open space areas adjacent to
scenic routes" through the use of clustering or other innovative site design
concep ts.
Design policies pertinent to the visual quality of proposed development on the
project site are those contained within the El Rancho del Rey Specific Plan
(Cinti and Associates 1985). The plan recognizes that substantial grading will
be necessary due to the site topography, but encourages that such grading
remain sensitive to the natural environment, minimizing the exposure of
manufactured slopes. The plan also considers the north leg of Rice Canyon as
public open space to be preserved virtually in its entirety.. The applicable
design guidelines from the EI Rancho del Rey Specific Plan include:
.
Grading Standards: Grading within this Specific Plan shall be subject to
Chapter 15.04 - Excavation, Grading and Fills - of the :\lunicipal
Code.
.
Grading Design: It is the intent of this Specific Plan that graded are:3.S
will be contoured to blend with natural landform characteri5tics.
Rounding both vertical and horizontal intersections of graded planes,
obscuring slope drainage structures with a variety of plant material
massing, incorporating the use of variable slope ratios for larger slope
banks, use of landscape planting for erosion control and to obscure man-
made banks, architectural solutions to topographic changes, and other
similar techniques should be used. Artificially appearing slope banks
with rigid angular characteristics shall not be permitted.
.
Grading Policies: General policies with regard to development within
the EI Rancho del Rey Specific Plan area are as follows:
a.
Visually significant slope banks should be preserved In their
natural sta te by clustering development.
4-10
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-
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-
-
b. The natural character of the hillsides should be retained where
practical.
c. A variety of housing, padding techniques, grading techniques,
lot sizes, site design, density, arrangement, and spacing of
homes and developments should be encouraged.
d. Innovative architectural, landscaping, circulation, and site
design should be encouraged.
e. Safety against unstable slopes or slopes subject to erosion and
deterioration should be provided.
1. Grading may be accomplished beyond the boundaries of an
approved SP A plan where necessary to implement the SP.A. plan
uses or infrastructure facilities.
Additionally, the findings adopted along with the El Rancho del Rey Specific
Plan acknowledge that development of the project site under the adopted
Specific Plan will require substantial landform alteration, including cutting of
the ridge areas and filling of the lower elevations, (including tributary
canyons). Identified concerns in the findings are the preservation of the north
leg of Rice Canyon as ungraded, undeveloped open space and the potential for
impacts to designated scenic highways. The following findings relate to the
implementation of SPA-I:
a. The proposed Specific Plan amendment retains the natural condition uf
the north leg of Rice Canyon by designating it for open space uses.
b. Open space is designated for the land adjacent to Otay Lakes Road
which is recognized by the Scenic Highway Element of the Chula Vista
General Plan.
c. East "H" Street, a designated scenic highway, has development pro-
posed adjacent to it uRder both the adopted and proposed plans.
--'
4-11
B.2
-
-
Development in these areas would be subject to Scenic Highway
standards, which would minimize the potential for adverse effects.
-
d.
The Sectional Planning Area review will include several plans and/or
programs which will effect the aesthetic character of the development
including: grading, signing, lighting, fencing, architecture, and design
concepts.
-
-
e.
The proposed Specific Plan contains special grading standards to
ensure that all graded areas will blend with natural landform charac-
teristics and will otherwise provide a pleasing visual appearance.
-
-
Impac ~s
-
Development of the Rancho del Rey project, as proposed, would significantly
alter landform on the site. The conceptual grading plan establishes a main
loop road as the primary onsite circulation feature, with two main entrances
from East "H" Street, one entrance from Ota.y Lakes Road, and private drives
feeding onto the loop (Figure 4-B-2). The employment park would 'Je sitoJ9.ted
along East "H" Street at the southern property boundary to provide easy
access. Residential development would occur primarily on the north and south
ridges adjacent to Rice Canyon and along the mesa tops in the northeast
portion of the property in order to take advantage of the onsite vie'Ns from the
higher elevations. Building pads in the employment pa.r-I< would be substan-
tially larger than those in the residential areas. In addition, although some
grading would be required along the upper slopes of Rice Canyon, the majority
of the northern and central legs would be retained as natural open space.
Finally, grading would be required within the canyons to install the proposed
onsite sewer system, to stabilize streambanks, and to install wiers (i.e., drop
structures) along the stream channels.
-
-
,.,-
-
'-
...
-
-
-
Implementation of the grading plan would entail cutting most of the ridge
areas onsite, and filling in the lower elevations, including many of the finger
canyons. A total of 9,500,000 cubic yards of cut and fill would be required.
Proposed grading would include manufactured slopes and areas modified to
-
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roughly level surfaces (by both cutting and filling) to accommodate building
pads. The maximum cut slope height would be approximately 100 feet; this
cut slope would be located along the east side of the B Road connection
between East "H" Street and the loop road (Figure 4-F-1). Additional
significant proposed cut slopes include slopes of approximately 70 feet. in
height on the west end of the employment park, 50 feet in height along
portions of the north and south public park boundaries, and 40 feet in height in
the extreme northeast corner of the SP A-I area (near the boundary of the
Sweetwater Union High School District property). Cuts associated with the
accommodation of building pads would range up to approximately 50 feet in
depth, and are dispersed throughout much of the SP A-I area (Figures 2-4 and
4-B-2).
Significant fill slopes would range from 30 to 130 feet in height, including the
following specific slopes: a slope of 130 feet in height along the north side of
residential parcel R-2j a slope of 90 feet in height along the south boundary of
residential parcels R-6, R-7, and R-12j a slope of 120 feet in height along the
north side of residential parcel R-10j a slope of 110 feet in height along the
south side of residential parcel R-3j a slope of 70 feet in height along the
south side of residential parcels R-5, R-9, and R-11j a slope of 110 feet in
height along the northern boundary of residential parcels R-5, R-9, and R-l1j
a slope of 70 feet in height along the northwest boundary of the employ:nent
parkj and a slope of 40 feet in height on the east end of residential parcel
R-11. Fills associated with the construction of building pads would range e.s
high as approximately 100 feet, although fills of this magnitude are uncom-
mon, with building pad fills of between 0 and 20 feet typical for much of the
SP A area (see Figures 2-4 and 4-B-2).
Due to the extent of the proposed grading, the topographic profile of the site
would be measurably altered by implementation of the Rancho del Rey SPA-I
Plan and tentative maps. Figures 4-B-3 a:1d 4-B-4 illustrate the degree of
topographic modification associated with the proposed project. The majority
of manufactured slopes (particularly fill slopes) would be located adjacent to
open space areas, and would contrast visually with the existing and proposed
open space. l\Iany of the larger manufactured slopes would be visible to
4-14
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motorists, and from existing residences along Otay Lakes Road and East
"H" Street. Additionally, a number of manufactured slopes would be visible
from the adjacent high school, adjacent and nearby commercial development
along Otay Lakes Road, and residential development located along Ridgeback
Road (Figure 4-F-l). Residences situated adjacent to the SDG&E power
easement in the western portion of the site would experience visual impacts
due to existing SDG&E transmission lines (Figure 2-4). The additional towers
and lines proposed by SDG&E would result in an increased adverse visual
impact on those residences.
Comprehensive development standards and policies for grading, landscaping,
and design have been incorporated into the SP A-I Plan to reduce the
signifi~"i1tly adverse landform and visual impacts due to the grading asso-
ciated with project implementation. These measures are summarized in the
following paragraphs.
The proposed landscape plan would provide a buffer and transition zone
between land uses, stabilize disturbed areas and slopes, and provide aesthetic
accents to entry ways and roadways (Figure 4-B-5). Figure 4-B-6 illustr'3.tes
the use of screening and buffering within the employment park. Landscaping,
berms, and pad elevation differences would aid in screening the parking areas
of the park from motorists along East "HfI Street. In addition, landscaping
along the northern side of the employment park would buffer the industrial use
from the open s~ace to the north and provide a screen from the residential
units sited on the ridge across the canyon. Similar landscaping techniques
would be used along the Community Loop Road to buffer and screen the
residences from motorists on the loop road (Figure 4-B-7).
The proposed entryways, included in the proposed community signage program
(Figure 4-B-8), include landscaping to provide H transition between major
roadways and residential areas (Figure 4-8-9). The proposed fencing plan
(Figure 4-8-10) features open fences along open space areas to take advantage
of onsite views available, while solid walls throughout the project would buffer
the residences from adjacent roadways (Figure 4-B-11).
4-19
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Sound Wall - Noise Mitigation
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Proposed Fencing Configurations
FIGURE
4-B-11
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,J-:26
As mentioned in Existing Conditions, Otay Lakes Road and East "H" Street are
designated Scenic Highways. Therefore, landscaping and site plans for
developments adjacent to scenic roadways must be reviewed to insure
enhancement of the scenic quality of the highway. In the northern portion of
the project site, along Otay Lakes Road, natural plantings adjacent to
proposed open space are proposed by the SP A-I Plan to provide a buffer (with
a minimum width of 300 feet) between the roadway and the residential areas
along the mesa tops. Along East "H" Street, the employment park would
feature a screen of low shrubs and earthen berms to obscure any view of the
parking areas from this roadway (Figure 4-B-5).
In summary, substantial landform alteration would be required to implement
the pr~.=,osed development, resulting in numerous cut and fill slopes throughout
the project site. The primary viewers affected by the landform and aesthetic
changes on the project site would be the residents living adjacent to the site
who would view the outer slopes of the development. i\lotorists travelling on
Otay Lakes Road and East ITHIT Street would primarily be affected by the
landscape changes within the scenic highway corridor. In addition, long-range
views from the site would be altered as the height of existing ridges would be
reduced by grading. Finally, views of onsite open st:>ace areas would be altered
by the proposed grading which would bound most open space areas with larg~
manufactured slopes.
The degree of landform and visual alteration proposed in the SP A-I Plan does
not represent a significant deviation from what was outlined in the Specific
Plan. In fact, proposed landform alteration in the SP A-I Plan is actually less
intensive than that assumed in the analysis for the Specific Plan. The
proposed landform alteration for the SPA-I Plan does, however, constitute a
substantial modification to the existing topography and visual character of the
site. As discussed, development of the proposed Rdncho del Rey project would
involve a number of highly visible changes, including the alteration of existing
topographic features and the creation of large manufactured slopes.
4-27
B.3 Mitigation Measures
Implementation or the proposed project would result in significant landform
impacts to the project site, and visual impacts for both the project site and
vicinity. In order to mitigate adverse impacts under the current design as
completely as possible, specific design guidelines have been included within
the SPA-I Plan, as discussed in the preceding section. Additionally, a design
manual is being prepared to provide supplemental design criteria to the
existing guidelines. Project development will require the implementation of
all design guidelines concurrent with the SP A-I Plan. The guidelines which are
contained within the SP A-I Plan (Chapter VI: Community Design) address
gr~ding, landscaping, fencing, signing, lighting, parking and scenic highways, as
summ....'zed below. According to the SPA-I Plan, these guidelines are to be
"consulted and refined through each level of project review," rather than to
serve as "absolute standards" (SP A Plan, pg. VI-I).
.
Gradin~: Besides being subject to Chapter 15.04 of the Municipal Code,
graded areas are to be contoured to blend with natural landform
characteristics. Horizontal and vertical rounding of manufactured
slopes is to be complemented with the incorporation of variable slope
ratios; landscaping is to be provided for erosion control, to obscure
slope drainage structures, and to obscure manufactured slopes. \1inor
grading is allowed outside the boundaries of SPA-I. ;\iaintenance of
manuiactured slopes in excess of 10 feet in height is to be provided by
an Open Space ~laintenance District.
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Landscaping': The landscape plan, as presented in Figure 4-B-5,
addresses 13 landscaped areas, including park planting, major entry
planting, accent planting, arterial planting, loop road planting, parkway
accent planting, enhanced slope pla'1tmg, naturalized planting,
buffer/transition area, employment park screening, fuel modification
zone, development area planting, and natural open space. Landscaping
and irrigation standards should conform with the City of Chula Vista
Landscaping !\Ianual. Maintenance of landscaped areas is proposed to
be the responsibility of private property owners (for their ownership),
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the Homeowner Association (for in-tract common areas), and a public
agency (either the city of a special district; for parks, parkways and
natural open space areas).
. Fencing:: The fencing plan is illustrated in Figures 4-B-10 and 4-B-11.
. Si~nin~: Figure 4-B-8 illustrates the proposed permanent community
signagej entry monumentation is depicted in Figure 4-B-9. Temporary
signs, to be used to identify areas and direct traffic during construction
and sales periods, will be subject to permit approval for specified time
periods. .:
. Iig:hting-: Lighting proposals are to be reviewed by the City of Chula
Vista on a case-by-case basis.
. Parking': A number of considerations regarding the design of parking
facilities and street furniture are described in the SPA Plan, including
numbers and locations of parking spaces, and aesthetic considerations
related to such street furniture as fire hydrants, post boxes, bus
benches, utility company boxes, traffic control boxes and sprinkler
control boxes.
. Scenic HiRhwavs: Specialized design studies are recommended for the
Employment Park, the major development adjace~t to East "H~' Street.
Additionally, the design of landscaped corridors, noise oerms/walls, and
residential structural design as viewed from East "B" is considered.
Besides these design measures, all residences adjacent to the SDG&E easement
should be pro;>erly oriented and landscaped to avoid intrusion of the view by
transmission lines and towers within, and proposed for, the easement.
To insure implementation of the design criteria and mitigation measures,
review of the final grading, landscaping, and design plans should be a condition
of approval for implementation of the Rancho del Rey SPA-I project.
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8.4 Analysis of Significance
While the SP A-I Plan does not differ significantly (rom the adopted Specific
Plan in terms of landform and visual character, the long-term impacts to
existing landform and visual resources from proposed development would be
adverse and significant. The Rancho del Rey site would be modified from an
essentially undeveloped area of canyons and mesas, to a largely urbanized
residential and industrial zone.
Development of the Rancho del Rey project would create both short-term and
long-term visual impacts for surrounding areas. Short-term visual impacts are
associated with landform alteration, due to construction operations and
gradin~. These are considered adverse yet not significant, due to the limited
duration and restricted visual access of some portions of the site to surround-
ing viewers. The long distance views to the site that currently exist would be
altered as the ridge areas are cut and graded. In addition, the incorporation of
artificial slopes into open space areas, and the removal of the elevation
extremes would constitute a significant alteration of the visual resources in
the project area.
Implementation of design guidelines contained within the El Rancho del Rey
Specific Plan and the Rancho del Rey SP A-I plan (including guidelines
contained in the pending design manuaD, will reduce the degree of signific:3.nce
of landform and aesthetic impacts. Impacts to existing site topography would
occur with implementation of the current project design, which includes
extensive alteration of current landform features. However, because the
SP A -1 Plan incorporates the policies recom mended in the El Rancho del Rey
Specific Plan and the findings for the Specific Plan EIR, and assuming that
these policies are incorporated into the final design and implemented through
the construction of the proposed SPA-I project, significant landform impacts
would be mitigated to below a level of signiiicance.
The "campus-like" setting proposed for the employment park within the SPA-I
Plan would alter the East "H" S-treet scenic highway corridor from relatively
natural open space to graded pads, industrial structures and manicured
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plantings. The high density residential areas proposed along East "H" Street
would also alter the views along the scenic corridor. However, because the
land uses and the land use policies proposed in the SPA-I Plan for the East
"H" Street scenic corridor are consistent with the policies presented in the
Rancho del Rey Specific Plan and the associated EIR and Specific Plan
findings, and assuming that the proposed policies and land uses are
incorporated into the final design and implemented through the construction of
the proposed SPA-I project, no significant impacts to the Scenic Highways
policy would be expected to occur from implementation of the SPA-I project.
c. BIOLOGICAL RESOU RCES
The pruject area or portions of it have been previously reviewed for biological
resources by Evans and Beaucha:np (1972), City of Chula Vista (1973), WESTEC
Services (1976a), Pacific Southwest Biological Services (1981), Chambers
Consultants and Planners (1983), City of Chula Vista (1985) and :.Iichael
Brandman Associates, Inc. (1985). Biological studies of adjacent lands which
are pertinent to the following discussion and analysis include WESTEC Services
(197Gb) for Rancho Robinhood, Patterson and Brand (197a) for Bonita Long
Canyon Equestrian Estates and Beauchamp and :\1ontgomery (1979) for the
Rice Canyon Sectional Planning Area.
The addendum to the Final ElR for the EI Rancho del Rey Sgecific Plan
Amendment (WESTEC Services 1985) determined that the EIR analysis of
biological resources was adequate for the revised Specific Plan Amendment.
Subsequent field investigation, however, generated significant ne'.'J data
regarding onsite biological resources. An analysis of this new data was
conducted by RECO~ (1986) along with an evaluation of potential impacts to
biological resources in the proposed open space areas of the project site. The
complete technical report prepared by RECON is included in this document as
Appendix C.
In addition to the RECON (1986) report, a Rice Canyon Design Study was
prepared by Cinti and Associates (1986) to identify the sensitive biological
resources which may be adversely impacted by improvements within the
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canyon. Preliminary design and location of the improvements are identified
within the study. The study is contained within Appendix H of this document.
A review of the biological impact analysis and mitigation plans to date for the
SPA-I development was performed by WESTEC Services to ensure the SPA-I
Plan is consistent with the adopted Specific Plan.
C.l Existing- Conditions
Veg'etation - The majority of the property is covered by a mosaic of low scrub
vegetative communities. These include southern coastal sage scrub and
maritime desert scrub (WESTEC 1985). Southern coastal sage scrub is the low,
open scrubby vegetation found along the cismontane slopes and coastal ;,>lains
of San Diego County primarily on south-facing slopes. It is less dense,
evergreen and thick-leaved than chaparral and is often called impoverished
chaparral. l\lany of its component species are drought-deciduous. Thorne
(1976) divides this community into three phases. That phase present onsite is
maritime sage scrub. This phase is rich in species diversity and includes
California sagebrush (Artemisia californica), white sage (Salvia aDiana), Cali-
fornia buckwheat (Eriogonum fasciculatum), black sage (Salvia mellifera),
lemonadeberry (Rhus integrifolia), common encelia (Encelia californica), toyon
(Heteromeles arbutifolia), and laurel SUiTlac (Rhus laurina). This vegetative
cover occupies primarily the ridgetops and north-facing slopes of the ?roperty.
On some north-facing slopes and in some of the dra ws, t:l~ larger shrubs such
as toyon and lemonadeberry form dense thickets.
~laritime desert scrub is scattered throughout the site occupying primarily the
south-facing slopes. This vegetative cover is found predominantly in Baja
California and extends into the United States only in southern San Diego
County. The species composition reflects t~i.5 southern affinity. It is made up
of many of the species noted above along with goatnut (jojoba) (Simmondsia
chinensis), snake cholla (Opuntia parryi var. serpentina), coastal fishhook
cactus (Ma m millaria dioica), bladderpod (lsomeris aborea), San Diego sun-
flower (Viguiera laciniata), velvet cactus (Bergerocactus emoryi), and water
jacket (Lycium andersonii). Cactus species such as coast cholla (Opuntil1
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prolifera) and prickly pear (Opuntia littoralis, Opuntia oricola), are relatively
com mon in this cover also.
Three additional vegetative communities are present on the project site.
These are southern California grassland, riparian woodland, and vernal pool
ephemeral (WESTEC 1985). Grasslands are scattered throughout the site, and
occur on the mesa tops, lower canyon slopes, and particularly along the north-
facing slopes of Rice Canyon. Some of these grassland habitats have been
altered by past grazing activities and are dominated by nonnative grasses and
forbs. Native grassland habitats do remain within the study area and are
characterized by native bunCh""' grass (Stipa lepida), gum plant (Grind,=lia
robusta), blue-eyed grass (Sisvrinchium bellum), wild hyacinth (Dichelostemma
pulchfO:'::a), shooting stars (Dodecatheon clevelandii), checke:,s (Sidalcea
malvaeflora ssp. malvaeflora), and snakeroot (Sanicula ar~uta).
Riparian woodland is not well developed onsite. That which does exist is
possibly a reflection of upstream urban development and a number of
particularly rainy seasons over the past number of years. The riparian habita t
is composed predominantly of elderberry (Sambucus mexicana) and young
willows (Salix s~.), and is located in the lower western reaches of the main
(northern) leg of Rice Canyon. i\Iost of the major drainages are filled with
large native shrubs and the naturalized California pepper tree (Schinus :nolle)
is com man in the north leg of the Rice Canyon drainage.
The vernal pool ephemeral plant community occupies seasonal pools which are
located on the mesas of southern California. These pools are slight depres-
sions, often associated wit~ mima mound topography, that fill with rainwater
which does not drain off or percolate away due to mesa topography and soil
conditions. The pools, dry during most of the year, exist as highly specialized
plant habitat and support a unique succession of species distinct from that of
the surrounding area (WESTEC 1985). A small amount of mima mound
topography is located on the ridge top within the power line easement at the
east end of the project site. Species which are recorded for a vernal pool in
the Rice Canyon Sectional Planning Area include dwarf woolly heads (Psilo-
carphus brevissimus), popcorn flower (Plagiobotrys acanthocarpus), toad rush
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(Juncus bufonius), quillwort (LUaea scilloides), water pygmy-weed (Crassula
aquatica), and water starwort (Callitriche longipedunculata). Most of these
species could be expected within the few pools on the subject property, but the
onsite pools are only marginally developed compared to other pool complexes
in the region and are, in many cases, disturbed by dumping and off-road
vehicles.
Disturbed habitats are present on the property also but these are not
extensive. These areas are adjacent to the many dirt roads which traverse the
site and are adjacent to existing development. These areas are covered by
mostly weedy introduced grasses and forbs or broom baccharis (Baccharis ~
throides).
Wildlife
The property is expected to support a representative contingent of wildlife
commonly associated with low scrub habitats in southwestern San Diego
County. The large natural character of the site and the presence of water
from local urban areas, dense ~rotective cover, and extensive adjacent open
areas all contribute to the maintenance of a viable wildlife population on the
property. A standard assortment of amphibians, reptiles, birds, and marn mals
are recorded for the area in the documents noted above. Species ex;;>ected
onsite on a regular basis include the following:
Amphibians: pacific treefrog, California toad, and pacific slender salamander.
Reptiles: great basin fence lizard, San Diego horned lizard, western skink,
orange-throated whiptail, coastal whiptail, California side-blotched lizard, San
Diego alligator lizard, California striped racer, San Diego gopher snake, San
Diego ring-necked snake, California kingsnake, two-striped garter snake, red
diamond rattlesnake, and southern pacific rattlesnake.
Birds: American kestrel, black-shouldered kite, red-tailed hawk, loggerhead
shrike, California quail, mourning dove, greater roadrunner, Anna's hum ming-
bird, black-chinned hummingbird, rufous hummingbird, western kingbird, ash-
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throated flycatcher, scrub jay, common raven, bushtit, wrentit, house wren,
bewick's wren, cactus wren, mockingbird, California thrasher, black-tailed
gnatcatcher, western meadowlark, house finch, lesser goldfinch, brown
towhee, rufous-sided towhee, white-crowned sparrow, sage sparrow, and house
sparrow.
Mammals: desert cottontail, black-tailed jackrabbit, California ground squir-
rel, Botta's pocket gopher, pacific kangaroo rat, San Diego pocket mouse,
dusky-footed woodrat, deer mouse, California vole, coyote, gray fox, striped
skunk, western spotted skunk, long-tailed weasel, and bobcat.
High Interest Species/Habitats Plants
No plant species observed on the project site are listed as rare, endangered or
threatened by the U.S. Fish and Wildlife Service (USFWS 1980). Two species
listed as endangered by the State of California were recently identified: Otay
tarweed (Hemizonia conjugens) and San Diego thorn mint (Acanthornintha
ilicifolia). Both are candidates for federal listing. The locations of the two
species are shown in the Biological Analysis contained within Appendix C
(RECON 1986, p. 3).
Otay tarweed occurs on the north-facing slopes adjacent to Otay Lakes Road.
Other recently discovered populations of Otay tarweed occur along the north-
facing slopes of Rice Canyon. The tar weed occurs in grassland habitat within
the SP A-I area.
One population of San Diego thornmint has been recently identified on a north-
facing slope in Rice Canyon near the east end of the property. The other
thornmint population within the EI Rancho Del Rey Specific Plan area is ~ot
within the SP A-I area. The onsite thornmint pOpulation occupies less than
one-tenth of an acre.
In addition to the two species noted above, the U.S. Fish and Wildlife Service
(USFWS 1980) has listed close to 70 additional species from San Diego County
as under federal status review.' The great majority of these species would not
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be expected onsite due to range and habitat preference. For a detailed
description of the plant species which are under status review as well as the
CNPS-listed species relevant to the project site, refer to Appendix C.
A number of additional sensitive plant species have been recorded from the
general area or are associated with the maritime desert scrub vegetation of
extreme southwesterly San Diego County. These species include Cleveland or
fragrant sage (Salvia clevelandii), San Diego bur-sage (Ambrosia chenopocii-
folia), and cliff spurge (Euphorbia misera). None of these species are known
from the subject property although Cleveland sage is found in the vicinity.
San Diego bur-sage and cliff spurge are found further south (Otay ~lesa) and
closer to the coast, respectively.
Animals - No federal or state-listed animal species have been observed or are
expected on the project site (USFWS 1979; CDFG 1980). A number of species
recorded or anticipated to occur onsite, however, are considered declining,
sensitive, or of local concern. These are discussed below by species group.
Birds - Sensitive bird species occurring within the site are the black-tailed
gnatcatcher (Polioptila melanura californica) and cactus wren (Ca:npvlo-
rhvnchus brunneicapillus). The black-tailed gna tca tcher is a candida te species
for federal listing and is listed by the California Natural Diversity Data Base
as sensitive. Both species are considered by local authorities to be sensitive in
San Diego County.
Reptiles - Several reptiles considered sensitive by local authorities may occur
on the site. San Diego coast horned lizard (Phrynosoma coronatum blainvilleD
may occur in the open habitats of the open space and is considered locally
endangered. The orange-throated whiptail (Cnemidophorus hvoervthrus
beldingj) has been reported within the proiect site and may occur in tile
allotted open space. Both these reptiles are considered sensitive by the
California Natural Diversity Data Base. The western aquatic garter snake
(Thamnophis couchi hammondj), locally threatened, may occur in the drainage
of Rice Canyon.
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Mammals - One mammal species of interest is the bobcat (Felis rufus). The
bobcat is of interest due to recent increased trapping pressures on the species
because of escalation in value of the fur. The species was not observed onsite,
but it has a moderate probability of occurrence. Urbanization is gradually
eliminating this species from along the coastal plain but it may still remain in
small numbers within or adjacent to the project area.
Habitats - Sensitive habitats within the study area include grasslands, riparian,
coastal sage scrub (maritime and desert scrub) habitat, and vernal pools.
<:
Grassland - Grasslands are a declining vegetative and wildlife habitat within
the San Diego region. This is especially true for native grasslands. Native
grasslands onsite support the aforementioned high interest plant species
Acanthomintha ilicifolia, and may also represent suitable habitat for "\Iuilla
clevelandii, Friti1laria biflora, and the declining grasshopper sparrow. Grass-
land habitats would be expected to support healthy populations of prey species
upon which larger predators that seek cover in adjacent habitats depend.
Grassland habitats situated within a mosaic of coastal sage scrub habitats such
as is the case onsite would be expected to increase the species diversity and
carrying capacity of the adjoining habitats. Open grassland habitat attracts
rap tors to the area and can be important in maintaining local raptor
populations.
Riparian - Natural floodplains and drainages are rapidly being developed or
channelized. This habitat onsite contains the sensitive plant species Erica-
meria palmeri ssp. palmeri and is potential habitat for the declining plant
species Artemisia palmeri and Ambrosia pumila. This habitat possesses more
structural diversity than the surrounding low scrub with the development of
arboreal shrubs and a limited riparian woodland. The structural diversity and
the presence of water makes this an impo:-tant usable wildlife habitat and an
effective wildlife corridor.
Coastal Sa!;e Scrub <:\1aritime Desert Scrub) - Low scrub habitat is still fairly
common in San Diego County but is rapidly declining along the coastal plain.
It has been suggested that on the order of 70 percent of this habitat within the
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County has been lost or modified by man (Oberbauer 1979). The extent of
maritime desert scrub is naturally limited to the southwestern corner of the
County and remains only in the project area, and on limited areas of Rancho
Otay, western Otay Mesa, and a couple of isolated points along the coast.
With the advent of the Second Border Crossing and increasing growth in the
local area, this habitat is substantially threatened. Declining species asso-
ciated closely with and dependent on coastal low scrub habitat include the
cactus wren and black-tailed gnatcatcher.
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Vernal Pools - This specialized habitat is rapidly disappearing from the San
Diego area. Less than 10 percent is estimated to remain in the region
(WESTEC 1985). The pools in the study area were previously revie',ved from a
regional perspective by a technical subcommittee which presented their
results to the City of San Diego for incorporation into its Vernal Pool
Preservation Program (WESTEC 1985). The pools in the project area were
considered of low preservation priority due to the small number of pools and
lack of rare or endangered species associated with the pools.
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Resource Conservation Area
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The County of San Diego has identified Resource Conservation Areas (~CAs)
throughout the County. These overlay zones are meant to draw attention of
planners and decision makers to the presence of unique resources. The project
site is covered by a number of areas delineated as RC~\c:; in the Sweetwater
Community Plan. These areas identify habitat for Ferocactus viridescens,
Opuntia parrvi var. serpentina, coastal sage scrub, and high-quality wildlife
habitat.
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Impacts
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The EI Rancho del Rey Specific Plan provides for extensive natural open space
areas within Rice Canyon and its southern tributary canyons and in canyon
slopes along the northern boundary. This impact analysis focuses on impacts
within the planned open space associated with improvements required for
implementing the SP A-I development plan (RECON 1986).
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The sewer line and associated maintenance road have been designed to follow
existing trails wherever possible, although it is likely that these facilities
would deviate from existing disturbed areas in a number oC locations. In such
instances, the sewer line and maintenance road would impact indigenous
vegetation growing within the canyon, including both riparian and coastal sage
scrub habitats. At the west end of Rice Canyon, the proposed road passes
through coastal sage scrub habitat where black-tailed gnatcatchers have been
reported. Consequently, loss of coastal sage scrub habitat in this area would
also pose impacts to gnatcatcher populations (Appendix C).
Sewer Laterals and Storm Drain Laterals
Constru~tion of the laterals would significantly impact coastal sage scrub
habitat of the black-tailed gnatcatcher, the orange-throated whip tail, ~nd
possibly the San Diego coast horned lizard.
Disturbance caused by the installation of sewer and storm drain laterals 'Nould
eventually recover by the expansion of native vegetation from undisturbed
adjacent areas; however, as discussed in the following :.1itigation section, a
native habitat recovery program should be implemented to reduce the impact
to insignificance.
Road Widening on Otav Lakes Road
Widening Otay Lakes Road to four lanes along the northern boundary of the
project site could adversely impac~ Otay tarweed (less than one-tenth acre),
and would impact coastal sage scrub and mixed chaparral habitat in the
adjacent drainage. If Otay Lakes Road is widened to six lanes, with the
expansion entirely to the south onto the project site, impacts to the Otay
tarweed may exceed one-tenth acre of habitat. However, according to the
traffic and circulation analysis, the roadway would be a four-lane road with
special treatment, which would require less habitat disturbance than a six-lane
roadway, thus reducing the impact.
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Fill Cor Recreation Area and Stag-ing- Area at Loop Road
Landfill associated with the construction of the community park at the east
end of Rice Canyon and the equestrian staging area on the west side of the
Loop Road would adversely impact a small amount of Otay tarweed habitat
and would adversely affect Dudleya varieg-ata as well as another sensitive
plant species (Ericameria palmeri ssp. palmeri) respectively (WESTEC 1987).
Habitat for sensitive reptiles, San Diego coast horned lizard and orange-
throated whiptail, may be impacted. In addition, fill material for the park
would cover minor areas of riparian vegetation in the canyon bottom, totaling
less than one acre of permanent wetland loss.
Trail System
The proposed trails are designed to follow 'existing roads, trails, and disturbed
areas wherever feasible, to reduce impacts associated with trail construction
to the lowest possible levels. This is particularly true in the main (northern)
leg of Rice Canyon, where the location of all trails will coincide with that of
the proposed maintenance road, thereby precluding the necessity for any
additional disturbance associated with the construction of trails. In other
areas, however, trail locations may deviate from existing disturbance, result-
ing in impacts to native habitats. Use-related impacts may occur from people
leaving the trails and possibly creating additional informal trails. These use-
associated effects can become severe if adequate control:: to prohibit off-road
vehicle (ORY) use on the trail system are not implemented within the project.
Cut and Fill Slopes Around Open Space Areas
Fill slopes along the rims of the canyons would cause significant reductions of
coastal sage scrub within the open space system. The SP A-I development area
retains 272.6 acres of open space. It is estimated that approximately 80 a.cres
(29 percent) of this total would be cut and fill slopes (Kniep 1987). This
habitat loss is fairly substantial given the high sensitivity of the habitats. The
vegetation is habitat for the black-tailed gnatcatcher, the orange-throated
whiptail, and possibly the coast horned lizard. Sensitive plant .species that
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may be affected by the fill slopes are Otay tarweed in the open space along
Otay Lakes Road and at the edges of manufactured slopes in Rice Canyon and
its southern tributary, San Diego sunflower along the south-facing slopes of
both canyons, pygmy spike-moss throughout the coastal sage scrub, San Diego
golden star on the north- and south-facing slopes, variegated dudleya on the
south-facing slopes, and snake cholla, which has its greatest distribution in the
SP A-I area of the El Rancho del Rey Specific Plan area. Snake cholla would
be significantly impacted by the proposed cut and fill slopes particularly asso-
ciated with the realignment of the "H" Street loop connection (Road B).
Wildlife Corridors and :Ylove~ent
No significant impacts to wildlife corridors and movement would be incurred
by the implementation of the SPA-I development. Antici?ated traffic volumes
on the Loop Road are not expected to cause a significant impediment to
wildlife movement between Rice Canyon and adjacent natural open space
areas; consequently, adequate long-duration traffic gaps during late night and
early morning hours would facilitate nocturnal wildlife movement. As
currently proposed, the Loop Road would pose less of a barrier to Nilrjlife
crossing than would the changes required to build a large enough "wil.jlife
crossing" beneath the roadway. However, the currently proposed alignment
would reduce the total amount of natural open space in the canyon, and create
a less desirable open space connection between the main (northern) and central
legs of Rice Canyon. That is, the open space connectiU!1 between these two
canyon legs would be reduced from the current 300 feet to approximately
100 feet.
Endangered Species Imoact
In addition to the previously mentioned impacts, less than one-tenth of an acre
of Otay tarweed would be impacted by Road A connecting Otay Lakes Road to
the Loop Road. In the case of the San Diego thornmint, a population was
recently discovered within the Rice Canyon open space. While the San Diego
thornmint would not be directly impacted by the implementation of the
proposed project, increased recreational use of the canyon could result in
adverse impacts to the population.
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Reali~ment of Road B
The westernmost connector street between East "H" Street and the Loop
Road, or Road B (Figure 4-F-1), was moved from the southeast to the
northwest side of the adjacent knoll, and terminates at the south wall of the
canyon. This realignment increases impacts to the open space of the SP A-I
Plan by converting approximately 12 acres of natural vegetation to
rehabilitated slopes. Existing vegetation on the area consists of coastal sage
scrub, which is habitat for the California black-tailed gnatcatcher and the
cactus wren.
The proposed cut and fill slopes associated with the realignment of the
roadway would significantly impact one of only a couple of "frequent"
distribution zones of snake cholla. In addition, it reduces the amount of
natural open space in the canyon system while creating a less desirable open
space connection between the north and middle legs of Rice Canyon as
previously described.
Firebreaks/Fuelbreaks Along: Open Space Areas
For fire safety compliance, firebreaks/fuelbreaks must be incorporated about
the perimeter of the natural open space areas. The City of Chula Vista Fire
Department recom mends I DO-foot zones of cleared brush and low-fuel vegeta-
tion be incorporated routinely into these fire safety measures, and in certain
areas such IOO-foot zones may be required. The proposed landscape plan
(Figure 4-B-4) lists a fuel modification zone but does not locate it on the plan.
Continuous firebreak/fuelbreak systems throughout the SPA-I area can
account for substantial alterations of natural habitat. While these areas are
not void of wildlife value, their habitat value is reduced. Brush clearing would
undoubtedly adversely affect habitat suitability by the black-tailed gnat-
catcher and cacti removal would potentially adversely affect cactus wrens.
C.3 '1itigation '1easures
1\Iitigation measures specified by the EI Rancho del Rey Specific Plan for the
SPA-I area have been adopted '.vith the original and supplemental EIRs, and
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have been incorporated into the SP A-I Plan. Additional mitigation measures
have been incorporated in the SP A-I Plan which were not anticipated by the
earlier Specific Plan EIR~ These measures, which were developed from the
RECON analysis, are discussed below.
Drop Structures and Drainage Improvements
Construction specifications for drop structures and drainage im~rovements in
Rice Canyon should be designed to minimize impacts to existing natural
vegetation to the maximum extent possible.
. Disturbed areas of the drainage will be revegetated according to l:i
revegetation plan reviewed and approved by the California Department
of Fish and Game and the U.S. Army Corps of Engineers (as a portion of
section 1603 and 404 permits, respectively). A preliminary revegeta-
tion plan has been pre~ared by Recon (1987), which will be sub:nitted
with the section 1603 and 404 permits for review by appro~riate
resource agency personnel.
. Construction of the improvements should be done concurrently Nith the
sewer line, sewer laterals, and maintenance road to minimize impacts.
Sewer Line and :'vlaintenance Road
. Manholes for the sewer should include bolted manhole covers to
preclude vandalism and reduce resulting impacts associated with repair
activities and possible sewage spills.
. Staging areas for construction should be located to minimize impacts to
sensitive resources.
. The maintenance road should be unpaved, decomposed granite to
decrease runoff and erosion along the road and allow some habitat value
for wildlife, and should be included in the trail system as a hiking and
horseback riding trail.
4-43
-
-
.
The main sewer trunk and maintenance road should !ollow the existing
road in the canyon bottom wherever possible to minimize disturbance of
natural vegetation.
-
.
The alignment of the maintenance road should be staked out prior to
design finalization and checked by a qualified biologist to minimize
impacts for the final alignment.
-,
-
.
Where the sewer is not within the maintenance road alignment, the
backfilled trench should be revegetated with appropriate plant species
native to the area.
-
-
.
';'~cess points to the maintenance road should be provided with effec-
tive vehicle control gates and warning signs citing penalties for illegal
off-road vehicle (ORV) use.
-
-
.
Construction of the sewer line, laterals, and maintenance road should
be at the same time as the drop structures and drainage i;nprovements.
-
Sewer Laterals and Storm Drain Laterals
-
.
Laterals should be positioned to cl3.use minimum impact to biological
resources, especially rare plant popula tions.
-
.
The laterals should be staked prior to design finalization and then
checked by a qualified biologist for potential adjustments to minimize
impacts to sensitive resources.
-
-
. Construction of all laterals should be concurrent with the sewer line
-
and maintenance roads.
.
Impacted areas should be revegetated with appropriate native plant
species.
-
-
-
4-44
-
Road Wideninl?: on Otav Lakes Road
. The widening should be designed to minimize impacts to the Otay
tarweed. To maximize the effectiveness of this measure, construction
should occur between the months of August and December if possible.
Otherwise, seeds from mature tarweed should be collected from areas
to be impacted for use in reseeding during reclamation.
. Cuts and fills should be revegetated with native species to mitigate the
loss of coastal sage scrub.
. ,.....;
. The drainage channel should be revegetated with native riparian tree
species in anticipation of enhanced water availability associated with
surrounding development.
Fill for Recreational Area
-'
.
Slope adjoining the open space should be revegetated with nativt:!
species.
. Plantings in the recreational area should include native species such as
western sycamore (Platanus racemosa), Fremont cottonwood (?o~t1bs
fremontii), and willows (Salix spp.) to lend continuity to ri!?arian habitat
in the open space of Rice Canyon.
Trail System
. To mini mize impacts, the trail through Rice Canyon should foIlo.... the
sewer maintenance, while the trail through the southern canyon should
follow the existing dirt road.
. All other trails, such 8S connecting trails, should be aligned away from
sensitive resources and should be located within existing disturbed areas
wherever possible.
4-45
-
.....
. All trails should be designed to minimize erosion.
-
. Trails should not be paved, but should be decomposed granite or dirt~
-
.
Alignment of trails should be checked by a qualified biologist after they
are staked. The biologist may make recommendations to minimize
adverse impacts to biological resources.
;..
. DRY access should be restricted as previously mentioned.
Cut and Fill Slopes Around Open Soace Area
......
.
:>ianufactured slopes associated with natural open space within the
project should be revegetated with native plants, using low-fuel species
where required in accordance with fire safety planning.
-
""'"
.
Fills for the Loop Road at both ends of Rice Canyon should be
revegetated with native species.
.....
.
Native riparian tree species should be used at the botto:11 of slo~es
where adequate water is available.
....
-
Wildlife Corridors and :\10vement
.
Fencing or other measures to control ORY access at the western Loop
Road crossing should be designed to avoid restricting wildlife move:nent
across the road.
-
Endan!;ered Soecies
-
.
In order to minimize impacts to Otay tarweed, tra.ils should be aligned
away from locations of tarweed and measures should be provided to
discourage DRY entry to the canyon as described above.
~
-
..
4-46
-
. In order to protect populations on the north-facing slopes of Rice
Canyon, trails should be established on the opposite side of the
streambed. Where impacts to tarweed patches would result from sewer
or storm drain laterals, or encroachment by the edge of manufactured
slopes, the topsoil should be removed and stockpiled, then replaced over
the impact are3 following construction. To maximize the effectiveness
of this measure, construction in this situation should occur in the late
summer or fall months of August-December. If this is not possible,
mature tarweed can be collected from the impact area during this
period, for use in replanting the soils to be replaced on or near th~
impact area.
-1 he population of thornmint in Rice Canyon would not be directly
impacted by implementation of the proposed project.
. Fencing should be provided as necessary in consultation with the project
biologist to preclude potential trampling impacts.
. Trails should be designed to not impact the population.
. Drainage improvements in the vicinity of the population should be
designed to minimize changes to the local hydrology of its habitat.
Change of Alh,;nment of Road B
. The cut slope associated with Road B (Figure 4-F-l) should be revege-
tated using only native coastal sage scrub species. Establishment of
coastal sage scrub vegetation on the slope will offer replacement
habitat for the California black-tailed gnatcatcher.
. Cactus populations within the areas to be impacted should be evaluated
for transplantation to selected areas within the project open space for
purposes of preserving snake cholla and barrel cactus popula tions and
establishing new areas of. cactus wren habitat. Transplanting should be
done under the supervision of a qualified biologist or horticulturalist.
4-47
-
-
-
The transplantation effort should be incorporated in the project-wide
revegetation plan that includes the channel bottom, the sewer and ...
storm drain laterals, and the cut and fill slopes.
In addition, the most recent evaluation of proposed biological impacts
and mitigation, conducted by WESTEC Services in 1987 (see Appen-
dix C), recommends that Road B be moved east out of Rice Canyon to
preserve additional native habitat and snake cholla (Opuntia parrys var.
serpentina) populations.
Firebreaks/Fuelbreaks Alon~ Open Space Areas
.
Necessary fuel reduction or modification zones may be utilized for
cactus preserves or refuges. Cactus thickets could be created, es~e-
cially on the hotter south-facing slopes. Cacti forming these thickets
could be transplanted from impacted areas and possibly augmented by
additional contract grown stock.
C.ol Analvsis of Significance
Potential impacts to biological resources associated with the EI Rancho del
Rey Specific Plan were deemed significant and unmitigable (WESTEC 1985).
The additional mitigation contained in the SP A-I plan does not alter that
original assessment, with significant, unmitigable biological impacts anti~-
ipated from the proposed development. These are attributable to the proposed
loss or alteration of onsite significant habitat and species. However, a
substantial reduction of impacts to biological resources would be achieved by
the proposed consolidation of open space in the main canyon systems, together
with specific measures to prevent impacts to sensitive species and programs to
restore natural habitat to disturbed areas. \dditionally, significant impacts to
the streambed and wetlands will have to be reduced to insignificance by
mitigation reviewed and approved by the California Department of Fish and
Game and the Army Corps of Engineers. Therefore, assuming that all
identified mitigation measures are fully and properly implemented, the overall
-l-.t 8
-
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....
-
-
-
-
...
....
-
-
....
.....
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....
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-
mitigation plan is considered adequate with respect to the proposed develop-
ment (Appendix C). An additional mitigation measure was identified in the
1987 WE8TEC review of the proposed biological mitigation plan, whereby the
Road B connecting street would be moved east to preserve additional open
space and native habitat. This recommendation would further decrease
biological impacts from the proposed project, although it would not reduce
such impacts to a level of insignificance.
D. GEOLOGY /801LS
,..
....
,.....'
A detailed preliminary geotechnical investigation of the Rancho del Rey
Sectional Planning Area (SPA) I site was conducted by San Diego Soils
Engineering, Inc. in 1986. This geotechnical evaluation, which presents
findings, conclusions and recommendations regarding site planning and devel-
opment, is summarized below and is on file with the Environmental Revie"N
Section of the City of Chula Vista Planning Department. An independent
evaluation of data pertaining to onsite faulting (specifically the La Nacion
fault traces) was also conducted by Leighton and Associates (1937) and is
incorporated into this document.
A number of additional geotechnical reports and environmental SUTl maries
have been generated for areas including all or part of the project site. Of
these, two geotechnical reports (Woodward-Clyde &: Associates 1969 and
Wood"Nard-Gizienski &: Associates 1971) and two Environmental Imp.!3.ct
Reports (WESTEC Services 1976 and 1985) have been referenced directly in
this report. Two additional geotechnical investigations (Woodward-Gizienski &:
Associates 1972 and Woodward-Clyde &: Associates 1978), were utilized for
informational purposes.
0.1 Existin!; Conditions
The project site is situated on a dissected ancient marine terrace within the
coastal subarea of the Peninsular Ranges Geomorphic Province. Topograph-
ically, the site is characterized by a series of roughly east-west trending
canyons with perpendicular finger canyons. The canyons are separated by
4-49
ridges with gently to steeply sloping hillsides and relatively flat mesa tops.
Onsite elevations range from 490 feet above mean sea level (MSL) on a hilltop
in the northern site area to approximately 200 feet MSL in a canyon bottom
near the western site boundary (Figure 4-B-1). Other onsite hills peak at
483 feet, 481 feet, and 381 feet MSL.
Nearly the entire site is covered with a variable thickness of topsoil and
colluvium. Additional exposures include Quaternary alluvial and marine
terrace deposits, and Mid- to Late-Tertiary marine and nonmarine sedimen-
tary rocks. The site is underlain by the Pliocene San Diego Formation, the
Oligocene Otay and Sweetwater Formations, and, presumably, at depth by
:\Iesozoic igneous and metamorphic rocks.
The regional structure of the site consists of flat lying to gently southward
dipping sedimentary bedrock, although localized bedding may dip in varying
directions. The major structural feature of the site is the La Nacion Fault
Zone, with numerous fault traces crossing the site in a generally north-south
direction (Figure 4-D-1). The fault traces generally dip steeply and are down-
dropped to the west. Vertical separations with apparent offsets of up to
55 feet have been mapped, with no mapped or inferred horizontal component.
Fault locations shown on Figure 4-D-1 are approximate, and it is likely that
numerous unmapped faults would be located during proposed grading (S:ln
Diego Soils Engineering, Inc. 1986).
The La Nacion Fault Zone is presently classified as "potentially active," which
implies that movement has occurred in the last 2 to 3 million years, or within
the Quaternary period. Geologic data to indicate that the fault syste'l1 is
"active", or that it has inoved within approximately the last 11,000 years, has
not been established. Specifically, no surface offset of geomorphic features
has been observed. Leighton and AssociE!.tes (1987) has indicated that the
probability of recurrence of significant displacement on the La Nacion fault is
approximately once every 10,000 to 20,000 years. Comparatively, known
active faults which require building setbacks by the California Division of
Mines and Geology (CDMG) contain much shorter recurrence intervals.
Examples include the Hayward and Calavaras faults which actively move every
-i-50
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year, and portions of the San Andreas and San Jacinto faults which have
recurrence intervals of approximately once every 100 to 200 years (Leighton
and Associates 1987). The La Nacion fault system is not considered by the
CDMG as a potentially active fault having a high potential for ground rupture,
and consequently has not been mapped within an Alquist-Priolo Special Studies
Zone (Leighton and Associates 1987). The Alquist-Priolo Act, established in
1972, is intended to identify and map special studies zones encompassing all
potentially and recently active faults posing hazards to structures from
surface displacement (CDMG 1985).
The geologic units encountered during the geotechnical investigation are
described below in order of increasing age, and the si te geology is sho'.'.'n in
Figure 4-D-1. Following the description of lithology is a discussion of
potential onsite geologic hazards.
Topsoil/Colluvium (Not shown on map)
Topsoil onsite consists primarily of potentially expansive clays and clay loams.
The Soil Conservation Service of the U.S. Department of Agriculture (1973)
has mapped soils on the site as belonging predominantly to four soil series: the
Linne Series, Olivenhain Series, Diablo Series, and Salinas Series. A brief
discussion of each of these onsite soil types is provided in Table 4-D-1.
Topsoil depths in the project area range from 2 to 6 feet, with thicknesses
generally greater within the Otay and Sweetwater Formations and less within
the San Diego and Lindavista formations.
Colluvial deposits are accumulated by slope wash of weathered bedrock
material and topsoil creep. These materials range from silty sands to silty
clays and are generally loose/soft to medium dense. :\loisture contents are
variable and thicknesses generally range fr0:TI 5 to 10 feet.
Alluvium (QaI)
Alluvial deposits are present in most of the swales and small gul~es onsite as
well as the major drainages. Alluvial soils are derived from the geologic
4-52
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formations present onsite and consist of poorly consolidated, medium to dark
brown, clayey, !in~rained sand; silt; and sandy clay. Maximum observed
alluvium depth onsite was 28 feet, although deeper deposits are anticipated
due to variable alluvial channel geometry. Groundwater was encountered at
various depths within the alluvium, although this was interpreted as localized
perched groundwater rather than a regional aquifer (San Diego Soils Engineer-
ing, Inc. 1986).
Lindavista For!l1ation (Qlv)
The Pleistocene age Lindavista Formation forms a relatively thin unit covering
the higher onsite ridges. It was de?osited as marine terrace sediments and
consists of a reddish brown, silty to clayey, fine to coarse-grained sandstone
with occasional cobbles. This unit is typically dense and massively bedded,
with a maximum observed thickness of 40 feet onsite. Common exposures on
most ridgeto?s consist of residual deposits up to 3 feet thick.
San Dieg-o Formation (Tsd)
The San Diego Formation is Pliocene in age and is found at higher elevations
throughout the site. Generally, it increases in thickness west of the La Nacion
Fault traces (Figure -!-D-l). Onsite this unit consists of a light grey-green to
yellow-green, silty, fine-grained sandstone with occasional cobble lenses and
cemented seams. The San Diego Formation is generally massive, mediu:11
dense to dense, and contains some poorly lithified, friable zones.
Otav Formation (To)
The Otay Formation is Oligocene and was deposited in a shallQ..... marine
environment with volcanically derived sediments from the west and south.
Onsite, this unit consists largely of a light grey to white, dense to very dense,
fine to medium grained, silty sandstone. Also observed in the Otay were' grey-
brown sandy to clayey sil tstones, claystone lenses, and continous sea ms of
bentonite up to 5 feet thick. .These seams are horizontally bedded, dense,
hard, and generally massive. Generally, the bedrock units of the Otay
4-54
-
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Formation have good strength characteristics, are suitable to support struc-
tural and fill loads, and may be used as compacted fill. The expansion
potential for the Otay Formation ranges from very low for the sandstones to
very high for the bentonitic clays.
Sweetwater Formation (Tsw)
The late Oligocene Sweetwater Formation underlies, and is gradational with,
the Otay Formation, and unconformably overlies Mesozoic rocks of the
southern California batholith. The Sweetwater Formation consists of light
brown to orange-brown, fine- to coarse~rained sandstone with some clay and
gravel. This unit is generally dense to very dense and massive. The
Sweetwater Formation would not be expected to outcrop at finished grade in
any building areas, although it could appear in some road cuts.
Seismicity: The project site is considered a seismically active area, although
there are no known active faults on or adjacent to the property (San Diego
Soils Engineering 1986). The nearest major active fault is the Coronado Banks
fault, located approximately 20 miles to the west. Other significant regional
faults include the Elsinore (40 miles northeast of the site), the San Clemente
(45 miles west) and the San Jacinto (65 miles northeast). As discussed, several
traces of the potentially active La ~acion Fault Zone cross the project site
(Figure 4-D-1). However, seismic risk for the project site is considered low to
moderate relative to southern California as a whole, due to the classification
of the La Nacion as "potentially active," and the substantial distance to known
active faults (San Diego Soils Engineering 1986).
The seismic hazard most likely to impact the project site is groundshaking
following a large earthquake on one of the major regional faults. The Elsinore
and San Clemente faults are most likely to affect the project si.te with
groundshaking from a major earthquake. :\laximum probable events for the
Elsinore (7.0) and San Clemente (7.3) faults could produce peak horizontal
accelerations of 0.10 g.
4-55
Liquefaction: Liquefaction and dynamic settlement of soils can be caused by
strong vibratory motion in response to earthquakes or machine vibrations.
Research and historical data indicate that loose, granular soils are susceptible
to liquefaction and dynamic settlement, while the stability of most silty clay
and clays is not adversely affected by vibratory motion. Among granular soils,
finer textured varieties are more susceptible to liquefaction than coarse-
grained types, and soils of uniform grain size are more likely to liquefy than
well~raded materials (Seed and Idriss 1970). Liquefaction is generally known
to occur only in saturated or near-saturated soils at depths shallower than
about 100 feet below the surface.
The dense, cohesive nature of the bedrock soils underlying much of the site
gener&.lly precludes the possibility of liquefaction. A number of areas,
however, are underlain by alluvial and/or colluvial soils, which exhibit a low to
moderate potential for liquefaction and dynamic settle!Tlent. This is due to
the often granular, saturated nature of these materials, which increases their
susceptibility to liquefaction and settlement as described above.
Landslidin~: No evidence of landsliding or landslide features was identified
during the geotechnical investiga tion. Therefore, seismically induced landslid-
ing is not considered a signficant hazard on the project site (San Diego Soils
Engineering 1986).
Lurching- and Shallow Ground Rupture: Ground rupture is not considered a
significant onsite hazard due to the absence of active faulting. Rupture
related to groundshaking from regionally active faults is not considered a
significant hazard, although it is a possibility at any site.
Tsunamis and Seiches: The site is not subject to inundation by tsunamis and
seiches due to its elevation above sea level and the lack of freshwater bodies.
D.2 Impacts
Based on the review and collection of geotechnical data, it has been
determined that development of the site is feasible from a geotechnical
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standpoint (San Diego Soils Engineering, Inc. 1986). There appear to be no
significant geotechnical constraints onsite that cannot be mitigated by proper
planning, design and sound construction practices. The engineering properties
of the soil and bedrock materials, topography and surface drainage offer
favorable conditions for site development. There are, however, several
potential geotechnical concerns as listed below:
.
Topsoil/Colluvium: Surficial topsoil and colluvial deposits on the site
are typically expansive in nature. These materials would not be
suitable for support of conventional shallow foundations or as a base for
~
fill soils.
'<:
.
.-\iluvium: The alluvial soils that occur onsite are compressible in their
present state and may settle appreciably under the surcharge of fills or
foundation loadings. These soils are generally considered acceptable
for reuse as compacted fill, provided the expansive clayey soils are
placed 5 feet below finished grade and mixed with the onsite granular
soils.
.
Otav Formation: Localized beds of bentonitic clay occur throughout
much of the site in the Otay For!l1ation. These clay beds are highly
expansive and possess low shear strengths affecting slore stabili ty. If
bentonite seams are exposed at finished pad or slope grade, overeXC3va-
tion or slope stabilization will be recommended Oil q case by case basis
during grading. It is anticipated that excavation can be acco:nplished
with the aid of heavy rippers and that the excavated materials will be
of very good quality for select fill. However, there is a potential for
generating oversized material by such excavation in cemented bedrock
zones. This material may exceed the size normally allowed in fill
material and may require case-by-case mitigation.
. Sweetwater Formation: Excavation in dense zones of this unit could
produce oversized material, requiring site-specific mitigation as
described above.
4-57
.
San Die~o Formation: Under the proposed grading plan the San Diego
formation should be the predominant geologic unit exposed by project
development. This unit contains zones which are poorly lithified and
very friable. The presence of those zones on cut slopes could result in
significant erosion hazards, and may require slope stabilization fill
construction to mitigate erosion. Additionally, this formation contains
cemented zones which could generate oversized material when exca-
vated. As discussed, this would require individual mitigation.
.
La Nacion Fault Zone: Both the San Diego Soils Engineering, Inc. (1986)
and Leighton and Associates (1987) investigations concluded that the
presence of the La Nacion fault (.9.nd related fault strands) is not
~jgnificant from the standpoint of siting residential and normal com-
mercial structures. These determinations are qualified with statements
to the effect that the proposed grading activities may produce addi-
tional data regarding the location and history of onsite faulting, which
in turn could affect recommendations for building locations and specifi-
cations. In addition, both investigations recom mended the acquisition
of additional data as part of the process for siting critical structures.
Critical structures are generally defined on the basis of population
density and potential for environmental damage, and include facilities
such as schools, hospitals, police or fire stations, large commercial or
industria.l centers, dams and reservoirs, and petroleum storage facil-
ities.
0.3 \1itigation \1easures
The geotechnical report by San Diego Soils Engineering (1986) identified
mitigation measures for potential impacts associated with geologic units,
seismicity, earthwork, slope stability, foundation stability, drainage, shrinking
and bulking, oversized material, compaction, expansion, and erosion and
seepage. Recom mended measures include, but are not limited to, the
following:
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. Prior to grading, the site should be cleared of surface obstructions and
stripped of brush and vegetation. Subsurface obstructions extending
below finished grade should be removed and replaced with compacted
fill.
. It is recommended that surficial soils and any existing fill be overexca-
vated to bedrock material in areas to receive fill. The final depth of
removal should be evaluated by the geotechnical consultant at the time
of grading.
.
Alluvial soils, because of their compressibility, should be completely
removed to bedrock in areas proposed for construction where possible.
Areas of deep alluvium and shallow groundwater may be partially
removed and surcharged to reduce settlement of the alluvium to
acceptable amounts. Settlement monuments should be utilized in these
areas as directed by the geotechnical consultant.
,
. Subgrade soils in the drainage course of the main central canyon may
require stabilization prior to backfilling, to achieve the required
compaction values. The necessity and methods for stabilization shQuld
be determined on a case-by-case basis by the geotechnical consultant
during excavation.
. Temporary construction slopes should be cut at no steeper than 1.5 to 1
(horizontal to vertical) and be no higher than 25 feet. All construction
slopes should be observed by the geotechnical consultant during excava-
tion so that specific recommendations may be provided.
. All fill placed at the site should be compacted to a minimum compac-
tion of 90 percent, based upon AST:\l Le::>oratory Test Designation
D 1557. Fill should be compacted by mechanical means in uniform lifts
of 6 to 8 inches in thickness.
. All grading and placement of fill should be performed in accordance
with the City of Chula Vista Grading Ordinance and all other applicable
regulations and guidelines.
4-59
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Following overexcavation of unsuitable materials, all areas to receive
fill and/or other improvements should be scarified to a depth of 6 to
8 inches, brought to near optimum moisture conditions, and compacted
to at least 90 percent of the laboratory maximum density.
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.
All fill should consist of approved earth material. The geotechnical
consultant should be contacted for evaluation of imported fill at least
two working days prior to importing.
-.
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Stabilization fills should be utilized in areas deemed appropriate by the
geotechnical consultant. The types and specifications of stabilization
fills should be determined during excavation by the geotechnical
c.:.nsultant.
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Fill-over-cut-slopes should include drainage facilities, and conform witl-t
the recommendations of the geotechnical consultant.
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.
To avoid expansive soils exposed at finished grade, predominantly
granular soils (UBC Expansion Index less than 20) within the upper
5 feet of finished grade should be used.
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To provide for unforeseen variation in shrinkage and bulking quantities,
provisions should be made for export, import, or onsite balancing, and
quantities should be monitored during project gradinq:.
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Disposal of rocks generated by grading which are larger than nor'l1al1y
available as fill materials should comply with specifications identified
by the geotechnical consultant.
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Vertical and lateral overexcavation require:ilents for cut/fill transiti?n
lots should be evaluated by the geotechnical engineer on an .individual
basis.
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The height, slope ratio, and compaction of all cut-and-fill slopes should
conform to specifications identified by the geotechnical censultant, as
appropriate.
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4-60
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. All cut slopes should be observed by the geotechnical consultant during
grading. Where bentonite seams are observed, appropriate buttresses or
enlarged side hill keys should be utilized as indicated by the geotech-
nical consultant.
. Foundations, slabs, footings, and retaining walls should be designed in
accordance with specifications identified by the geotechnical consul-
tant, based on the type of soils and pertinent structural considerations
encountered. The soil expansion potential should be evaluated on a lot-
by-lot basis during and ~afte~ completion of grading.
=<
. All foundation excavations should be observed by the soils engineer
prior to the placement of forms, reinforcement or concrete.
. Sulfate testing should be conducted at the completion of grading to
confirm the reactivity of subgrade soils.
. Construction of proposed utilities in the alluvium areas should not take
place until primary consolidation has occurred as determined by the
geotechnical consultant. Vtilities should be provided with flexible
joints at appropria te loca tions.
. Tentative grading plans for the project site should be reviewed by the
geotechnical consultant upon completion.
. Continuous observation should be conducted by the geotechnical consul-
tant during grading to confirm anticipated conditions and to provide
appropriate adjustments.
. Fault setbacks for critical structures sho:Jld be evaluated individually
based on fault mapping during grading, building requirements, and site-
specific investigation. The designation of fault setbacks, if necessary,
should be identified prior to approval of grading plans, and should be
indicated on those plans.
4-61
.
After completion of grading operations the geotechnical consultant
shall prepare a final as-graded map, delineating the location of all
faults encountered during grading, for submission to the Environmental
Review Section of the City of Chula Vista Planning Department.
.
All facilities onsite should be constructed in accordance with the
Uniform Building Code to minimize the effects of seismic ground-
shaking.
D.4 Analysis of Si~nificance
Available geotechnical data indicates that there are no major 5'eologic
constraints on the project site that would preclude development. Potential
identified impacts include the expansion of surficial deposits, the compaction
of alluvial soils, the effect of bentonitic clay seams and poorly lithified zones
on slope stability, the generation of oversized material from cemented or
dense bedrock, and the presence of the potentially active La ~acion Fault
Zone. No significant geotechnical constraints would affect the proposed
project.
E. HYDROLOG Y /W A TER Q'C :\UTY
A preliminary drainage study was prepared for the project site by Rici-:
Engineering Company in July 1986. This investigation is summarized belol\"
and the complete report is on file with the Environmental Review Section of
the City of Chula Vista Planning Department. Additionally, the following
section incorporates hydrologic and design data from Cinti &. Associates
(1986), San Diego Soils Engineering, Inc. (1986), the State Water Resources
(S\\'R), and Regional \\'ater Quality (R\\'Q) Control Boards (1975, 1979),
Lawrence, et al. (1964), Wigington, et al. (1883), and WESTEC Services (1976,
1985).
4-62
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E.l Existin~ Conditions
Draina~e Basins
The project site is within the Lower Sweetwater subunit of the Sweetwater
Hydrographic Unit, one of 11 major drainage basins within the San Diego Basin
(Figure 4-E-l). Annual precipitation in the Lower Sweetwater subunit varies
from approximately 11 to 14 inches. The project site is included in the
watershed of the Sweetwater River, and incorporates portions of two major
drainage basins; the Rice Canyon and Otay Lakes Road basins. Additionally,
the Bonita Canyon basin is adjacent to the northwestern portion of the site.
Runoff directions and volumes are diverse, due to the varied and generally
rugged t~pography of the site. :\lajor drainage channels flow primarily to the
west through Rice and Bonita Canyons, and northwest through Otay Lakes
Canyon. Figure 4-E-2 shows the locations and flow directions of these main
channels, as well as boundaries of the 3 drainage basins and estimated 50- and
lOO-year storm runoff volumes. The 50-year volumes were calculated by
Lawrence, et ale (1964) for existing and ultimate conditions. Ultimate runoff
was based on land use projected in General Plan Studies, and included factors
such as relief, soil classification, vegetation, and infiltration rates. Rick
Engineering (1986) used a U.S. Army Corps of Engineers computer model to
project the 100-year storm runoff volumes. To accomplish this, the project
vicinity was divided into 10 subbasins, with 100-year storm runoff calculated
for each individual subbasin, as well as appropriate combinations (Figure 4-E-3
and Table 4-E-1). For areas within and adjacent to the project site, runoff
figures for 50- and 100-year storms did not differ significantly (Figure 4-E-Z).
Three major east-west trending streams drain into Rice Canyon in the project
site (Figure 4-E-2). At their convergence point, these 3 streams t>roduce
ultimate runoff of over 1800 cubic feet per seconc (cfs) for a 50-year storm,
and 1900 cfs for a IOO-year storm. A sediment basin and a double 96-inch
storm drain are located here, with the storm drain running west to intersect an
open channel outlet adjacent to Interstate 805. These facilities have been
designed to handle the projected ultimate 50-year storm flow. However,
because the variations in now volumes between 50- and 100-year storms are
4-63
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Lower Sweetwater Subunit of The Sweetwater Hydrographic Unit
FIGURE
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daries with
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Runo
100-year Storm
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Table 4-E-l
DRAINAGE BASIN CHARACTERISTICS AND RUNOFF
Area Peak Discharge, QI00
Basin No. (sq. mi.) (cubic feet per second)
1 1.89 1550
lA 1.08 700
l+lA 2.97 2100
3 .85 680
1+IA+3 3.82 2300
8 .12 150
7 .19 200
b .37 300
2 .49 385
5A .44 370
2+5A .92 685
5B .52 460
2+5A +5B 1.44 1030
4 1. 29 890
2+5A+5B+4 2.74 1900
Source: Rick Engineering Co. 1986.
4-67
slight, these facilities are considered adequate to handle lOO-year storm
runoff (Bowling 1986). Within the project site, Rice Canyon is essentially
unimproved, with all 3 main channels in a relatively natural condition. The
main or northern channel, however, is heavily eroded in areas, with steep
undercut banks. It is likely that at least a portion of this erosion is
attributable to increased runoff associated with development upstream.
Drainage into the Otay Lakes Road Basin originates onsite in a number of
small tributary canyons. Ultimate now into the main channel west of Otay
Lakes Road totals 290 cfs for a 50-year storm and 300 cfs for a IOO-year
storm. A number of drainage improvements exist along Otay Lakes Canyon,
including a 56-inch storm drain northwest of the project si te. The channel is
designed for 50-year storm runoff, although as previously discussed, these
facilities are considered adequate for a IOO-year storm.
Ultimate 50-year storm runoff in the Bonita Basin is calculated at 225 cfs,
while the figure for a IOO-year storm is 200 cfs. This discrepancy is likely due
to differences in the size of the drainage basin, and the level of upstream
development used for calculations. Bonita Canyon is essentially in a natural
state, with no drainage improvements located there.
Groundwater
During the geotechnical investigation of the property, a number of exploratory
borings and trenches were excavated at various depths up to 94 feet. ~o
regional groundwater table was encountered, although locally perched ground-
water was observed in alluvial deposits at depths of 10 and 19 feet. This was
attributed to localized seepage between permeable bedrock units, and the
assu:nption was made that additional perched groundwater bodies exist onsite
(San Diego Soils Engineering 1986). The lev..;;l of these aquifers could fluctuat~
significantly with seasonal or cyclic variations in precipitation.
Water Quality
No known specific, qualitative investigation has been conducted for the water
quality characteristics of surface runoff or groundwater on the project site.
-1-68
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Surface water quality in the Sweetwater Hydrographic Unit generally declines
with increasing distance (west) from the eastern drainage divide, and with a
reduction in the quantity of discharge (SWR, RWQ 1975). The project site is
located in the westernmost subunit of the Sweetwater Hydrographic Unit, and
drains to an ephemeral portion of the Sweetwater River below the Sweetwater
Reservoir. By these criteria, therefore, relatively poor surface water quality
would be expected in the project site vicinity. In addition, the major drainage
channels flowing through and adjacent to the project site drain urbanized areas
to the east and north. Urban development generally increases the potential
for runoff contamination, with urban runoff commonly contributing bacteria,
pesticides, nutrients, orga;ics,': solids, and metals to downstream waters
(Wigington, et ale 1983). This is due to the interception of airborne pollutants
by pr(;('ipitation, and the accumulation of contaminants in surface runoff or
drainage structures. A summary comparison of average runoff wasteloads for
various land uses is shown in Table 4-E-2.
The State Water Resources and Regional Water Quality Control Boards (1979)
have identified existing and potential beneficial uses for inland surface waters.
In the Lower Sweet......ater Subunit, existing uses consist of industrial service
supply, noncontact water recreation, warm freshwater aquatic habitat, wild-
life habitat, and the preservation of rare and endangered species. No ~otential
was identified for additional future use of surface water.
Existing beneficial uses for groundwater in the Lower Sweetwater Subunit
were identified as municipal and domestic supply, agricultural supply, and
industrial service supply. Potential additional future use for groundwater in
the subunit consists of groundwater recharge (SWR, RWQ 1979). These
designations are regional, however, and do not reflect site-specific conditions
throughout the subunit. A number of locations within the Lower Sweetwater
Subunit (including the groundwater aquifer assoclated with the Sweetwater
River Valley) were previously rated as inferior for domestic and irrigation uses
(SWR, RWQ 1975). These ratings were based on observed levels of bacteria,
various salts, boron, fluorine, and chlorine. These concentrations are attribu-
ted to the migration of connate waters into local valleys and previous
intrusions of sea water.
4-69
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E.2 Impacts
Draina~e Basins
The proposed development would require significant grading, infilling of
drainages, and construction of impervious surfaces to accommodate the
planned residential community (Figure 4-B-2). This would produce changes to
both the nature and quantity of runoff within the site. Grading and drainage
alteration would change the direction and velocity of runoff, and increase the
potential for erosion by removing vegetation and creating artificial slopes.
The construction of impervious surfaces would decrease the infiltration rate of
precipitation and runoff onsite, as well as increasing the overall quantity of
runoff moving over and off the site.
An increase in offsite runoff would magnify the potential for downstream
erosion and Dooding proble ms. However, as previously discussed, downstrea m
facilities have been assumed adequate to handle a 100-year storm flood
(Bowling 1986). Therefore, the proposed project would not be expected to
result in significant impacts to the capacity of existing downstream drainage
and Dood control facilities.
Potential impacts would exist, however, to existing offsite facilities control-
ling downstream sediment movement. S~ecifical1y, the existing sediment
basin located near the southwestern corner of the site could be affected
(Figure 4-E-4). This structure is designed to reduce stream velocity, and
consequently remove dissolved and suspended sediment loads. Grading and
construction activities would likely produce an increase in downstream sedi-
ment load, due to the associated alteration of topography and removal of
vegetation. This additional sediment yield would result in potentially adverse
short-term effects to the offsite catchment basir.. After the completion of
development operations, however, onsite and downstream sediment loads
would likely stabilize at or near pre-development levels due to pr~posed
drainage improvement, slope stabilization, and revegetation plans (Thomas
1987).
4-71
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The increase in runoff from the proposed project would result in an accelera-
tion of erosion in drainage channels and disturbed areas. This would produce
additional undercutting of onsite stream banks, as well as impacting existing
downstream drainage improvement facilities. A number of developments
unrelated to the drainage system are also proposed in the main (northern) leg
of Rice Canyon. These include the placement of fill in the eastern portion of
the canyon to accommodate the proposed community park, a sewer mainten-
ance road, hiking and equestrian trails, and artificial slopes associated with
residential structures. Accelerated erosion and runoff in the main channel
would pose a threat to all the proposed project facilities located there, as well
as to individuals and animalsr utilfzing the canyon area.
The p!'oposed project development would include an onsite drainage system to
control runoff and erosion, and prevent degradation of downstream facilities
(Figure 4-E-4). This system would incorporate natural and improved channels,
closed conduits, pipelines, and erosion control facilities to regulate surfa.ce
water within the site.
The most significant development (and potential impacts) associated with the
proposed drainage system would be located in the main (northern) leg of Rice
Canyon. Proposed improvements here include nearly 2500 feet of drainage
pi?eline, a number of stabilizing excavations within the channel, 10 erosion-
control drop structures up to 10 feet in height, a number of lateral storm
drains from residential developments, a series of channel improvements to
steep cut and fill banks, two 72-inch culverts totaling approximately 600 feet
in length, and the use of riprap to stabilize appropriate bank locations (Figure
4-E-4). These features are designed to contain projected runoff within the
existing and modified channel, protect against erosion of the onsite drainage
system and associated slopes, and prevent the transport of excessive sediment
downstream. The proposed channel alterations, drop structures, and use of
riprap were identified by Rick Engineering (1986) as a means to reduce runoff
velocities and stabilize the main Rice Canyon channel. Figures 4-E-5 and
4-E-6 show typical designs for these facilities, with proposed locations of a.ll
proposed drainage structures displayed on Figure 4-E-4.
4-73
-
-
-
-
-
-
TO BE FILLED TO
CREATE DROP STRUCTURE
-
-
TYPICAL SECTION
-
-
WATER SURFACE
-
STANDPIPE FOR
LOW FLOWS
-
SLOPE
PROTECTION
-
-
AREA TO BE FILLED TO
CREATE DROP STRUCTURE
-
PROFILE
-
Adaplpd from R,ck EngIneering, 1986
-
Typical Drop Structure Section and Profile
FIGURE
4-E-5
-
"" WESTEC Services. Inc.
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Additional potential impacts from proposed drainage improvements in Rice
Canyon include the destruction or damage of riparian and native grassland
habitat. This would be a short-term impact associated with construction of
the identified drainage improvement facilities. These impacts would be
compounded by similar activities for facilities unrelated to drainage improve-
ment. In the long-term, project development is expected to provide a positive
impact to riparian habitat in Rice Canyon by increasing the amount of runoff
(and hence vegetation) in the drainage, and stabilizing the channel boundaries.
Potential impacts to biological resources are discussed in more detail in
Section 4.C.
Prqposed facilities within the southern two legs of Rice Canyon which would
be utiL::ed to to facilitate drainage from the project site include a series of
storm drains and natural channels. The runoff in these areas would follow the
existing drainage courses to the sediment basin near the southwest corner of
the site. From there, runoff would continue into the existing dual 96-inch
drainage pipelines and flow to the west. No significant impacts related to
drainage are anticipated in the southern Rice Canyon tributaries, provided the
proposed improvements are implemented.
Runoff into the Otay Lakes Basin would flow through a syste:n of storm drains
utilizing natural and improved channels. These improvements would include
several lengths of closed conduit, with runoff eventually flowing into the
existing 56-inch drainage pipeline in Otay Lakes Canyon (Figure 4-E-4).
Additionally, a previous study of the site (WESTEC 1985) concluded that the
Otay Lakes Canyon channel might require lining to alleviate erosion associated
with the steepness of the Otay Lakes road grade. This situation is not
discussed specifically by Rick Engineering (1986), and represents a potential
impact to slopes and facilities along the drainage. No significant impacts to
drainage are anticipated in Otay Lakes Canyon from the proposed project,
however, provided that the identified improvements are implemented~
4-76
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Groundwa ter
Significant adverse effects related to regional groundwater bodies are not
anticipated from the proposed project, due to the lack of such aquifers in the
project site (San Diego Soils Engineering, Inc. 1986). Locally perched
groundwater bodies were identified, however, with the conclusion that addi-
tional perched aquifers were likely onsite. These represent a significant
potential flooding impact to proposed structures and facilities, especially
during wet climatic periods when groundwater levels rise. The geotechnical
investigation recognizes this potential impact, and identifies specific mitiga-
,... ~
tion measures which are listed ih this section. No significant impacts from
locally perched groundwater would be expected if these mitigation measures
are imt'lemented.
Water Quality
The proposed development would be expected to generally decrease water
quality both within and downstream from the site. This is due primarily to
impacts associated with urban development as previously discussed; specifi-
cally, increases in runoff, erosion, and the discharge of contaminants would
accompany the implementation of the Rancho del Rey SPA-I Plan. The
increase of runoff and the accompanying potential for erosion would present
the most significant impact to the project site and downstream drainage. A
generally high erosion potential exists throughout the site due to the granular,
cohesionless nature of most soils present (San Diego Soils Engineering 1986).
This would be accelerated somewhat due to the planned replacement of
relatively clayey soils with sandy fill in a number of areas. Fill material is
superior to clay soil in terms of compaction (for building pads, etc.), but is
more susceptible to erosion due to the lack of cohesive elements. Addition-
ally, the proposed project involves a signficant amount of landform alteration,
including the construction of a number of large artificial slopes in existing
tributary drainages (Figure 4-B-2). These would be susceptible to erosion,
especially during the period initially after construction and before the
establishment of vegetation. An increase in erosion would result in additional
sediment loads in both onsite and downstream runoff. This would reduce water
4-77
E.3
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quality by the presence of higher total dissolved solids (TDS) levels in the form
of sediment, fertilizers, salts, and other materials picked up along the runoff
course. Extensive measures to mitigate potential impacts related to erosion
have been identified by San Diego Soils Engineering (1986) and Rick Engineer-
ing (1986). Significant impacts to water quality from erosion are not
anticipated if these measures are implemented.
-
-
-
Additional potential impacts to water quality from the proposed development
include the discharge of hazardous or toxic materials, either directly or
indirectly, into drainage systems. This could include contaminants such as oil,
grease, and heavy metals from auto~otive sources, pesticides and herbicides
from residential or ~unicipal uses, and bacteria from human or animal wastes.
A numDer of existing laws regulate the discharge of hazardous and toxic
substances into water courses, and the expected generation of such materials
on the project site would constitute a very small incremental contribution to
overall regional water contamination. Nonetheless, the proposed project
would contribute to the regional increase in the quantity of these pollutants,
and the overall change in character of receiving waters. However, due to the
small quantities of projected contamination and the existence of controlling
legislation, no significant impacts to water quality would be expected fro.11
these sources.
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Implementation of the proposed drainage system would require approval by the
City of Chula Vista Department of Public Works. Additionally, a number of
mitigation measures relating to hydrology/water quality have been identified
by Rick Engineering (1986) and San Diego Soils Engineering (I986), as listed
below. Assuming these measures are implemented, and the City of Chula
Vista approves the proposed drainage system, no significant impacts to
hydrology/water quality would be expected from the proposed project.
-
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Mitig-ation Measures
-
The mitigation measures listed below were generated as a result of technical
investigation of the project site. and represent the best known information on
hydrology/water quality to date. Subsequent investigation, if conducted,
should be used to augment the following recommendations where appropriate.
-
-
4-73
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. The proposed drainage system should be included as a portion of the
project development, contingent upon approval by the City of Chula
Vista Department of Public Works.
. All drainage facilities, including brow ditches, storm drains, and cul-
verts, should be regularly maintained to insure proper working condi-
tion. Additionally, the offsite sediment basin near the southwest corner
of the property should be monitored to insure adequate desilting of
downstream runoff. A maintenance district should be established for
the sediment basint to delineate the appro:;>riate fees, schedulest and
responsibilities in maintaining the structure.
. The final design and location of all drainage facilities in the north leg
of Rice Canyon should be reviewed by a qualified biologist. Construc-
tion and installation of these facilities should be concurrent with all
other proposed improvements in the canyon.
. Adequate surface drainage and runoff control should be provided on all
building pads and slopes, pursuant to the recommendations of th~
geotechnical consultant during grading.
. The placement of fill in alluvial areas should be conducted to insure
adequate subsurface and subgrade drainage. The geotechnical consul-
tant should evaluate the drainage requirements of alluvial areas on a
case-by-case basis.
. Pad drainage should be designed to collect and direct surface waters
away from proposed structures to approved drainage facilities. For
earth areast a minimum gradient of 2 percent should be maintained, and
drainage should be directed toward ~pproved swales or drainage facili-
ties. Drainage patterns approved at the time of fine grading should be
maintained throughout the life of proposed structures.
. Subdrains should be placed under all fills located in drainage courses at
identified or potential seepage areas. Their specific locations should be
4-79
evaluated in the field during grading by the geotechnical consultant.
General subdrain locations should be indicated on the approved grading
plan, and subdrain installation should be reviewed by the Engineering
Geologist prior to fill placement.
.
Subdrain specifications should conform to the recommendations of the
geotechnical consultant.
.
Drainage structures should be utilized behind stabilization fills to
minimize the buildup of hydrostatic and/or seepage forces. The
locations and specifications of these drains should conform to the
recommendations of the geotechnical consultant.
.
Drainage structures should be utilized at contacts between permeable
and nonpermeable geologic units if deemed necessary by the geoteChni-
cal consultant during grading.
.
The use of cohesionless soils on slopes should be avoided to decrease the
erosion ?otential.
.
Surface runoff into downslope natural areas and graded areas should ~e
minimized. Where possible, drainage should be directed to suitable
disposal areas via nonerosive devices (i.e., paved swales and storm
drains),
.
Graded berms, swales, area drains, and slopes are designed to carry
surface water from pad areas and should not be blocked or destroyed.
Water should not be allowed to pond in pad areas, or flow down graded
or natural slopes.
.
Sources of uncontrolled water, such as leaky water pipes, drains,
swim ming pools, etc., should be repaired if identified.
. All subdrain outlets should be mapped at the completion of. grading and
shown on the as-built plans.
4-80
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. A revegetation plan acceptable to the City of Chula Vista should be
prepared by a qualified landscape architect, with input where appropri-
ate from the project biologist. All existing and proposed disturbed
areas, especially slopes, should be revegetated as soon as possible after
the completion of grading.
. All access roads and trails within canyons shoulq be constructed of
pervious materials to reduce runoff.
E.4 Analvsis of Significance
Available information indicates that there are no major hydrologic/water
quality constraints on the project site which would preclude development.
Potential identified impacts include accelerated erosion and water quality
degradation to both onsite and downstream areas. Assuming that all identified
mitigation measures are implemented, however, no si;;nificant
hydrology /wa ter quality impacts would be expected from the proposed project
development.
F. TRAFFIC CIRCcrLATION A;.iD ACCESS
This section is adapted from a transportation analysis report prepared for the
Rancho del Rey SPA-I project by Urban Systems Associates, Inc. in October
1986 (revised in i\larch 1987), and an independent review of the report by
Willdan Associates completed in April 1987. Urban SysteJJls Associates, Inc.
(U.S.A, Inc.) was retained by the applicant to evaluate' the potential
circulation and access impacts from the proposed project. Willdan was
retained by the City of Chula Vista to review the U.S.A., Inc. report. The
complete technical transportation report and review are included in this
document as Appendix A.
iVlethodolog-y and Assumptions
Several assumptions were included in the analysis of potential impacts of the
proposed project on the transportation system of Chula Vista. The projected
4-81
regional growth rate within the City of Chula Vista was assumed to be
4 percent annually, although the SANDAG growth projections show less than
3 percent annual increase in population growth and in traffic generation. The
purpose of using the 4 percent estimate was to ensure that adequate transpor-
tation facilities will be available to accommodate not only the Rancho del Rey
project but also other approved and identified developing projects in the
rapidly growing eastern Chula Vista area. This factor was applied to existing
traffic volumes which had been increased to reflect development of approved
but unconstructed subdivisions.
To determine traffic impacts likely generated by project development and
concurrent regional growth, the trips generated by the project for each year of
buildout (1988 to 1993) were distributed on the existing and proposed circula-
tion facilities. Then, the existing traffic volume on East "H" Street, east of
Interstate 805 (I-805), was adjusted upward by the 4 percent growth rate,
representing an increased ''background'' traffic. The ''background'' traffic,
when added to the distributed yearly project-generated traffic, resulted in
cumulative average daily traffic volumes for each year of development. The
final buildout volume represents the level of development to be accommodated
without additional major regional transportation improvements such as the
construction of Route 125.
In addition to the growth rate adjustment, a "passerbyll trip effect was
incorporated as an assumption in calculating the levels of trip generation for
the proposed project. Linked trips or "passerbyll trips are trips in which there
are multiple stops (e.g., a person leaves work, then stops at a dry cleaner and
grocery store before arriving at home). In these cases, intervening stops are
actually part of the worl<-to-home trip and do not represent additional trips on
the street syste;n. An assumption regarding the number of "passerby" trips to
Plaza Bonita Center and Terra Nova Shopping Center was incorporated into
the yearly growth forecasts for traffic vC'lumes on Bonita Road directly east
of 1-805 and on East "H" Street directly east of I-80S; the increase in volumes
on the segments of these two streets east of 1-805 is the direct result of trips
generated by the shopping centers, attracted from the 1-805 freeway and the
existing communities to the west of the freeway. Since both shopping centers
4-82
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have easy access to and from I-80S, shoppers are assumed to be drawn from
other centers which are not as accessible (such as the Chula Vista Shopping
Center in downtown Chula Vista). The methodology for calculating the
"passerby" trips is contained in the U.S.A., Inc. traffic analysis (Appendix A).
As regional growth to the east of the shopping center entrances results in an
increase in traffic volumes at the 1-805/Bonita Road and I-80S/East "HI! Street
interchanges, the convenience for shoppers outside the area will be reduced.
A portion of the traffic generated by growth to the east will gradually displace
the trips generated outside the region that are now destined for the shopping
centers.
The final assumption in the traffic analysis is with regard to trip distribution
for the project. The trips estimated to be generated from the project were
distributed according to the assumed yearly phasing of the SP A-I Plan area
onto the existing street system according to assumed street segment distribu-
tion percentages (distribution percentages were derived from SAND.;G's
September 1984 computer forecast of the Chula Vista area). Based on an
initial trip distribution and assignment of trips to the street networ~, the
number of trips assumed for Phase I of the SPA-I Plan, the employment park,
required a reduction of approximately 10,000 trips. This reduction was
necessary to help assure that the street system would not be over capa~ity
prior to construction of proposed Route 125. Additionally, the reduction was
necessary to accommodate traffic from approved and bonded tract ma~s and
the assumed 4 percent regional growth rate. If the 4 percent growth rate is
not realized during the buildout of SP A-I, additional trips could be transferred
to the SP A-I residential element or employment park, or to future SPA Plans
(i.e., if regional growth was less than 4 percent, the need for Route 125 and
other regional improvements would be delayed beyond the buildout period for
SPA-I). The U.S.A., Inc. trip distribution percentages assumed that the
proposed extension of Route 125 south from the Southbay Parkway would not
be constructed by the time that the proposed project is completed.
Levels of service (LOS) for roadways and intersections are a function of
traffic movement and delay. Descriptions of basic LOS conditions are listed
below in Table -l-F-l.
4-83
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Table 4-F-l
LEVEL OF SERVICE (LOS) DEFINITIONS
-
Level of
Service
-
Operating Conditions
A
Free flow; speed controlled by driver's desires, speed
limits, or physical roadway conditions.
-
B
Stable flows; operating speeds beginning to be restricted;
little or no restrictions on maneuverability from other
vehicles.
-
C
Stable flow; speeds and maneuverability :Dore closely
restric ted.
-
D
Approaches unstable flow; tolerable speeds can be main-
tained, but temporary restrictions to flow cause substan-
tial drops in speed. Little freedom to maneuver, comfort
and convenience low.
-
...
E
Volumes near capacity; flow unstable; stoppages of mom-
entary duration. Ability to maneuver severely limited.
-
F
Forced flow; low operating speeds; volumes below capac-
ity, queues form.
-
The Chula Vista Subdivision "Ianual specifies 50,000 ADT as the design volume
for a prime arterial and 25,000 ADT as the design volume for a major street.
The County of San Diego identifies the Level of Ser',':"e "C" capacity for a
prime arterial (six-lane divided roadway) as 44,600 vehicles per day witll
50,000 being the low limit for Level of Service liD" and 57,000 being the low
limit for Level of Service "E".
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The EI Rancho del Hey Specific Plan Amendment EIR (WESTEC 1985)
addressed transportation impacts to Telegraph Canyon Road, East "H" Street,
East "'JlI Street, Paseo del Rey, Paseo Ranchero, Paseo Ladera, Buena Vista
Way, Ridgeback Road, Otay Lakes Road and the SPAs I-IV internal roadways.
The traffic analysis for the SPA-I Plan addresses East "H" Street, Otay Lakes
Road and the SP A-I internal roadways, while the remaining roads will be
addressed by future SP A Plans.
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4-84
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The Specific Plan's projected cumulative traffic volumes for the SPA-I
roadways were based on the 1995 SANDAG forecast. It was projected that
East "H" Street from 1-805 to Ridgeback Road would carry 47,800 daily trips;
and between 17,100 and 30,100 ADTs from Ridgeback Road to Otay Lakes
Road. Otay Lakes Road would carry 15,500 to 24,500 daily trips on average.
In the project's internal street system, the loop road would carry between
11,300 and 6,600 averal;e daily trips; Road A would carry 11,800 trips daily;
Road B would carry 7,000 trips daily; and Road C would carry 6,300 average
daily trips.
The traffic analysis for the Specific Plan anticipated that the primary project
impacts would be at the East "H"/I-805 interchange. Impacts at other
intersections were identified and recommended mitigation measures and
resulting LOSs follow. It was determined that Otay Lakes Road and East
"H" Street intersection would operate at a Level of Service "A" provided East
"H" Street has six lanes (three eastbound, three westbound), with the othe:-
lanes also serving as right turn lanes and a separa te left turn lane. Otay Lakes
Road at the intersection with East "H" Street should be four lanes (two
northbound, two southbound) with the outer lanes also serving for right turns
and se;Jarate left turn lanes. The Otay Lakes Road at the Road "A"
intersection would operate at a Level of Service "C/D" provided Otay Lakes
Road has four lanes (two northbound, two southbound) and Road ".-\" has four
lanes (t','/o eastbound, two westbound). In order to bring Otay Lakes Road up
to a full Level of Service "C", there should be a dual left turn from Road "_-\~l
onto Otay Lakes Road. The East "H" Street at Buena VistJ. intersection would
operate at a Level of Service "A" with East "H" Street as a six-lane prime
arterial with a separate left-turn lane. Buena Vista would be designated as a
four-lane collector, without a separate left-turn lane. The East "H" Street at
Ridgeback Road would operate at a Level of Service "C" with six lanes on East
"H" Street plus dual left turn lanes. Ridgeback Road would need four lanes
plus dual left turn lanes.
F.l Existing- Conditions
Existing regional access to the project vicinity is provided by 1-805 via
interchanges with East "H" Street, Bonita Road, and Telegraph Canyon Road.
4-85
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Direct access to the project site is provided via East "H" Street and Otay
Lakes Road which bound the project on the south and north-northeast sides, -
respectively.
I-80S is a major north-south, eight-lane divided freeway which branches off
Interstate 5 in Sorrento Valley and reconnects in San Ysidro. Currently, the
freeway carries 92,800 and 88,700 average daily trips (ADT) north and south of
"H" Street, respectively (see Figure 4-F-l). South of Telegraph Canyon R09.d,
I-80S carries 70,000 ADT.
East "H" Street varies from two to four lanes in width and carries 29,300 ADT
west of I-80S; 30,800 ADT just east of 1-805; 18,500 ADT betv.:een Ridgeback
Road and Paseo del Rey; 16,900 ADT between Paseo del Rey and Buena Vista
Way; and 19,600 and 9900 ADT on the west and east side, respectively, of the
East "H" Street/Otay Lakes Road intersection (Figure 4-F-l). East uH" Street
is planned as a six-lane prime arterial from 1-805 east to Otay Lakes Road, a
four-lane prime arterial east of Otay Lakes Road to the proposed extension of
Route 125, and a four-lane major road east of Route 125.
Otay Lakes Road varies from two to four lanes in ',vidth and carries between
16,400 and 15,400 ADT from Bonita Road south to East "H" Street and 12,200
ADT south to Telegraph Canyon Road.
Telegraph Canyon Road varies from a six-lane divided r"'~d between 1-803 and
Otay Lakes Road to a two-lane road west of Otay Lakes Road; Telegraph
Canyon Road carries from 26,800 ADT just east of Interstate 805 to 15,100
ADT just west of Otay Lakes Road (Figure 4-F-1). Telegraph Canyon Road is
planned to be a six-lane prime arterial from I-80S to Otay Lakes Road.
Bonita, Road is a four-lane major road whi~h carries 46,500 ADT directly east
of I-80S; 24,000 ADT immediately west of the Otay Lakes Road inters,ection;
and 22,700 ADT east of the Otay Lakes Road intersection.
There are currently traffic signals located on Telegraph Canyon Road at the
intersections of the I-80S northbound on and off ramps, Crest Drive, Paseo del
4-86
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Rey, and Medical Center Drive. There are also existing traffic signals at the
intersections of East "H" Street with Otay Lakes Road, with Hidden Vista
Drive, with Paseo del Rey, and with the 1-805 northbound ramps.
Impacts
-
The proposed land uses for the SP A-I Plan are generally consistent with the
land uses contained within the previously approved Specific Plan. As a result,
the trip generation rate of the SP A-I Plan is similar to that estimated for the
Specific Plan. Table 4-F-2 compares the anticipated total vehicle trips
generated by the proposed SP A-I area, using SANDAG's trip generation rates
for the San Diego region.
-
-
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The Specific Plan was approved for a total of 44,322 trips while SPA-I would
generate 41,054 trips for the same area. This represents a decrease in trip
generation of about seven percent caused by a reduction in acreage ;:>la;-med
for the employment park plus the varied density planned for the residential
element of the proposed SP A-I Plan. Recent revisions (~larch 1987) to the
SP A-I Plan, which occurred subsequent to the initial U.S.A., Inc. analysis, have
increased the total number of average daily trips by 376 over the 41,054 _-\DT
figure. This increase of less than 4 percent is not considered 3. significant or
substantial increase and does not warrant a modification to the traffic analysis
(Willdan 1987).
-
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Trio Generation, Distribution and Assig-nment
-
The distributed trips from SP A-I along with the existing (1986) traffic plus an
assumed increase in traffic from approved but unconstructed development
together with a factor for regional growth were assigned to off-site street
segments in annual increments to determine the size of streets and off-site
improvements necessary to accommodate traffic from the phased construction
of SPA-I. Trips from schools, parks, and community facilities were not
assigned to the external street system, assuming that they would remain
internal to the SP A-I Plan area (U.S.A., Inc.). According to Willdan, however,
a portion of these trips would have origins outside of the SP A-I Plan area.
-
-
-
-
-
4-88
-
Table 4-F-2
TRIP GENERATION COMPARISON
ADOPTED SPECIFIC PLAN VS PROPOSED SPA-I
Dwelling Units *
Trips Generated (ADT)
Land Use
Speei fie
Plan
Proposed
SP A-I
Trip
Rate
Specific
Plan
Proposed
SP A-I
Residential:
0-6 du/ae
1,391
982
10/du
8/du
13,910
9,820
7-20 du/ac
810
1,219
6,480
9,752
TOTAL
2,201
2,201
RESIDENTIAL TOT ALS:
20,390
19,572
Employment Park:
Industrial/
Business
111. 6/ac
71.1 ae 200/ae
22,320
1-1,220
Commercial
o
13.4 ae. ol00/ae
o
;),300
NON-RESIDE:\TI:\L TpTALS:
22,320
19,;)SO
CODrT'unity Facilities:
Schools
10.2/ae
12.6 ae 60/ac
612
i56
Parks.x Community
Facilities
55.4/ac
61.2 ae Varies
1,000,
1,1-16
CO;'.; \IVNITY FACILITIES TOTALS: 1,612
1,902
TOT ALS: 44,322
41,054
.Source: MclYIillin Development, 3/20/87
Source: U.S.A. Inc. 1987
-1-89
This small increase in external traffic, however, is offset by the U.S.A., Inc.,
assumption regarding no reduction in total external trips to account for
vehicle trips between onsite residential and onsite commercial/industrial areas
or for residential trips that remain within SP A-I residential areas. Because
these two factors roughly balance, no re-assignment of external trips is
necessary for the accuracy of the analysis (Willdan 1987). .
The traffic distribution to 1-805 from East "H" Street, based on engineering
judgement and SANDAG regional computer forecast results, is assumed to be
approximately 60 percent to and from the north and 40 percent to and from
the south.
Cumulative Yearlv ADT Including Redonal Growth
The transportation analysis include's consideration of traffic impacts for the
yearly cumulative development of SPA-I including additional traffic from
approved tentative maps for areas to the east, and the assumed regional
growth (again approximately 4 percent), over the period of buildout for the
project. For the purposes of the transportation analysis, the buildout of SP.-\-I
.
was projected to occur over a 6-year period beginning- in 1988.
To determine traffic impacts likely from project development plus the growth
of the region, the trips assumed to be generated by the project for each year
between 1988 and 1993 were distributed according to the distribution percent-
ages (Figure 4-F-2). Existing traffic volume on East 1fH'1 Street east of 1-305
was adjusted upward by 4 percent each year. This increased Ilbackgroundll
traffic was added to the distributed and assigned yearly project traffic. Ten
thousand of the total number of trips projected to result from development of
the employment park area were not assigned. The resulting average daily
traffic' volumes for the years 1988 to 1893 are shown in Figures 4-f-3 to
4-F-8. Cumulative average daily traffic volumes for the horizon year (1993)
are illustrated in Figure 4-F-9. Table 4-F-3 summarizes the land uses and the
yearly ADTs for' each of the four areas depicted in Figures 4-F-3 to 4-F-S.
4-90
..
-
-
-
-
-
...'"
-
-
-
-
-
-
-
-
-
-
~8%
BONrTA
Q
24%
t
CANYON
NO SCAl E
. No ~tlen to SR- I 25 ...l.II'Iled
-.1
SOURCE: U.SA. INC. 1987
Distribution Percentages for SPA I
FIGURE
4- F-2
-- "'~ WESTEC Services. Inc.
--1-91
-
1.1
32.1
AREA 1 -
4,320 ADT
4.6
33.3
,.-
.......
0.2
8.6 ...
0.7
32.6
-
0.1
28.8
0.1
28.5
ONrTA ROAD
0.2
25.9
-
0.1
'>0.6
t
-
-
-
AREA 2
3,380 ADT
-
-
=-
-
-
0.0
19.6
CANYON
-
2.2
82.8
"""
LECEND:
OCXX)-F'roJoet CII,"II,itl"o Tr.rrle (AOT)
X X X- Pro;.et. E .'atl"9
. ~... 8aek,r.-4 Growth (AOT)
. - No Connection to !SR- I 2 ~ A..IIIIIO"
'-
q
-
(NO SCALE)
Cumulative ADT (In Thousands) for Threshold One (1988)
(Project + Existing + 4% Growth)
FIGURE
4-F-3
,4\"
-
"'~ WESTEC Services. Inc.
4-92
'.<4
29.5
,..4
30.4
1.~
5 J.5
0.3
21.2
t
AREA 4
1.,270 ACT
e.4
1 15.2
. ..,
e
It
..:.
12..9
44.4
~.
8.,.'f
c~
AREA 1
/8,640 ACT
8..4
38.3
2.1
33.5
0.3
9.0
0.5
J 5.6
0.0
21.0
CANYON
_. I
1.4
33.5
ROAD
4.3
88.6
LEC;ENO:
CXXX)-ProJoct Clllllul.tl.... Traffic (.lOT)
X X X. Proi-c t. E .1.t1~
. ..CJI. Bacll".-.; Growth (.lOT)
. _ Ho C~tJon to !R- 125 Allu'lIOd
Q
[NO SCALE)
Cumulative ADT (In Thousands) for Threshold Two (1989)
(project + Existing + 4% Growth)
FIGURE
4-F-4
-- "'~ WESTEC SeNices. Inc.
4-93
-
1.7 -
1.7 :3' .9 o.~
2. 9.9 1.7 2. 8.5
2.2
52..0 2.2.5 t -
-
7~
120.4
-
-
AREA 4
3.222 AOT
-
2.6
34.1
12.7 AREA 1
47. I 8,640 AOT
~ G.3
40.6
...
-
;...
0..4
9.4
0.7
16.5
-
-
1.7
33.9
-
#
-
1.7
93.3
'....
LEGEND:
(XXX)- Pro!act Cu,.ula \I". Traffic: (ADT)
XXX_projK'6Ealatl"9 '
. 4'llt Iktk",~ Growth (ADT)
. _ No COf\'MCtlClf' t. SR- 12~ Auu'u"
..
~
,.
(NO SCALE)
..
Cumulative ADT (In Thousands) for Threshold Three (1990)
(Project + Existing + 4% Growth)
FIGURE
4-F-5
..
"'~ W~C:TFr": C;prvirpc; Inr
4-Q.,t
2.0
30.4
2.0
:3:3.4
2.0
52.9
0.5
2. 9.8
2.6
2.3.6
t
9.2
J 25.4
.
1.3
30.2
3.1
34.7
0.5
9.8
0.8
17.3
2.0
34.4
0.0
23.4
CANYON
6.2
97.9
lEC:E.ND:
CXXX)-FtroJ.ct CU/IIulltl... Traffic (AOT)
X X X- Project + E.I.t1~
. ., 8acll.'~ Growth (AD')
. _ No ConMCtl-" to SR- 12~ Auu""d
Q
{NO SCALEl
Cumulative ADT (In Thousands) for Threshold Four (1991)
(Project + Existing + 4% Growth)
FIGURE
4-F-B
-- "'~ WESTEC Services. Inc.
4-95
-
2.2
30.7
2.2
34.6
0.8
31.0
-
2.2
53.3
1
~~.
16.0 AREA 1
5 I ~ 8,640 ACT
-
8.9
129.8
to:
c:l
~
....
-
0.6
10.2
-
3.3
35.0
19.8
54.9
~.
oS .,. Ii
~ej
AREA 4
6.480 ACT
-
-;1'
11.7
45.4
-
2.8
10.1
0.8
18.0
.....
-
2.2
34.7
-
-
0.0
24.6
CANYON
-
6.6
102.0
--
LECOE.NO:
CXXX)-ProJlct CU/IIulaUu Traffic (ACT)
XXX-Project+E_latl"9 .
. ".. e.ck,r~ Crow \11 (AOT)
. _ No Connectl"" to 8R- 12:5 Au,,"'ld
-
~
....
(NO SCAlEI
Cumulative ADT (In Thousands) for Threshold Five (1992)
(Project + Existing + 4% Growth)
FIGURE
4-F-7
...
-
"'~ WESTEC Services. Inc.
4-96
2.2
-1 2.2 35.8 0.6
30.8 2.2 32.2
I 53.5 t
,.-.
10.2
133.7
-0'
0.6
10.6
20.2
56.5
#to
~1'~
ce-j
AREA ..
6,952 ADT
3.4
35.2
0.9
18.7
2.2
34.8
0.0
25.8
CANYON
6.7
105.8
LE(;(NO:
OCXX).ProJ.ct CYlIylatlu Traffic (.lOT)
XXX-Pro;.ct+E-latll\9 .
. .... 8ac..I'~ Growth (AOT)
. - No C~tIOfl to 8R- 12~ AUYII.d
~
(NO SCALE)
Cumulative ADT (In Thousands) for Threshold Six (1993)
(Project + Existing + 4% Growth)
FIGURE
4-F-B
-- "" WESTEC ServIces. Inc.
4-97
-
U1 m
. .. \ tt. ,
lc ,
I~ 1 ':) U. -
~ I . .-
s . 0
:1 ; i .
\\ i - ~
. u..
.
, c
Ii I Ii -
\ t \ --
~ . t.1"i
I. .-
it
~~ I ;l
;; -
i \
..
-
Ul
I-
in
....
I"Z' ;:>
...
~
0
...
t::)
~
< -
or
C1l
:;
.. .~ ...
! .~
..~ ;;; 0 uJ
0
<tl or
~ rJ:5 ...
~ \,)
.. .~ -
. 0
'" b
~
,g 4-
u.
.~
-
";;
...
l-
e>
.~
...
.!::
~
=
~
(.)
~
e>
...
\,)
e>
'0
...
Q.
o
o
l"
'"
(t
...
...
...
...
o
~
Table 4-F-3
LAND USE DEVELOPMENT AREA BY YEARb
a 1988 1989 1990 1991 1992 1993 Tot al
Area Use
1 Comm. AC 3 3 3 3 1.4 13.4
Industrial AC 18 18 18 17.1 71.1
2 0-6 D.U./AC 338 166 75 40 619
6-20 D.U.I AC
3 0-6 D.U./AC 15 18 33
6-20 D.U.I AC 136 188 168 168 113 773
4 0-6 D.U./AC 119 64 154 35 3'1')
,-
6-20 D.U.I AC 10 164 52 119 59 404
RESIDENTIAL
TOTALS 489 501 471 414 232 59 2,201
TRIPS GENERATED BY YEAR
Area 1988 1989 1990 1991 1992 1993 Total
- -
1 4 , 800 4,800 4,800 c 4,620 c 560 c 19,580
2 3,380 1,660 750 400 5,190
3 1,238 1,684 1,344 1,344 904 6,514
4 1,270 1,952 1,956 1,302 472 6.952
TOTALS 9,418 9,414 8,846 8,320 2,766 4'"'') 39,230
1_
aTrip Generation Rates: Com m. AC. = 400/ AC
Ind. Ac. = 200/ AC
0-6 D.U./AC = 10/D.U.
6-20 D.U./AC = 8/D.U.
bSource: ~Ic:vIillin Dev. 12/8/86.
cThese trips have not been assigned as projected. Howevc:" if 4 percent regional growth is
not realized during these years, these trips can be assigned as an increm ent of regional
growth.
4-99
If a different growth rate is realized during the time in which SP A-I is being
developed, a supplemental analysis is recommended to determine the addi
tional incremental amount of development that could be accommodated in
SPA-I without an eastern connection to a roadway in the Route 125 corridor.
The phased street system improvements necessary to accommodate the phased
development of SP A-I include widening East "H" Street to six lanes from 1-805
to Otay Lakes Road, along with modifications to the "H" Street/I-80S
interchange, and improvements to the interchanges of I-80S at both Bonita
Road and Telegraph Canyon Road.
Peak Hour Analvsis at I-80S/East "H" Street Interchange
Analyzing the peak hour impacts is important from a traffic standpoint, as
peak hours place the greatest de mand on the surrounding street syste:n and
intersections. The afternoon (p.m.) peak hourly volumes are assumed to be
8 percent of the average daily traffic volumes along East "H" Street approach-
ing the 1-805 interchange.
The East "H" Street northbound off-ramp intersection is projected to operate
at least at LOS "C" during the horizon year (1993) morning (a.m.) peak hour.
The eastbound and northbound off ramp traffic flows are projected to the less
than p.m. peak hour flows, and will therefore decrease the intersection
utilization projected for the p.m. peak hour, which is projected to result in
LOS "C" at the ramp intersection.
The widening of East "H" Street in the eastbound direction will improve the
LOS in that direction. However, even with the interchange improvements and
widening for eastbound traffic, the LOS for East "H" Street is projected by
U.S.A., Inc. to be "D" (which Willdan concurs with) west of the project and
east of Hidden Vista Drive. This condition would be interim until Route 125 is
constructed, and would represent a significant short-term impact of project
buildout. The City of Chula Vista will permit the LOS provided it is only on an
interim basis.
4-100
-
-
-
...-,
-
-
-
-
-
....
-
-
-
-
-
-
-
-
-
The SPA-I Plan transportation analysis assumed that, during the p.m. peak
hour, the northbound East "H" Street/l-805 ramp intersection would operate at
LOS "C" and the Hidden Vista Drive intersection is also projected to operate
at a LOS "C". The a.m. peak hour is not projected to be a critical time period.
The outbound traffic flow through the Hidden Vista Drive/East "H" Street
intersection has minimal conflicting turning movements out of the shopping
center entrance and into the residential area to the nor~h since the peaking
characteristics for these uses produce a greater traffic flow during the p.m.
peak hour.
Long-range Cumulative Impacts
Long-range cumulative impacts were evaluated utilizing the
SANDAG/Route 125/0tay ;\lesa buildout forecast volumes as prepared by
SANDAG. When the proposed project is included in this forecast, traffic
volumes on all roadways in the project vicinity would be within acce;?table
limits under the proposed street system. The project itself will not preclude
the implementation of the Route 125 roadway system. One potential area of
concern is Otay Lakes Road, which is recom mended to be a six-lane :-najor or a
four-lane ;najor road '....ith special treatment (U.S.A., Inc.) as discussed in the
section on mitigation measures.
Internal Circulation
The project-generated trips were assigned to the primary c;treets '.vi thin both
the residential and employment park areas (Figure 4-F-10). The. recommended
street classifications are shown on Figure 4-F-ll, the proposed circulation
plan. In support of the classifica tions, Willdan (1987) made addi tional
recommendations to avoid some potential tr8.ffic and circulation impacts.
These recommendations are discussed within the :\litigation \leasures thut
follow.
4-101
5416
3386
8802
3525 3525 \
695 ~ LO'{t-^~~
~o E~:Rro'o
:7- EAST H STREET
4220
4220
695
695
9830
LEGEND:
XXX-ADT
XXX - Dlltrlbutlon
SOURCE: U.S.A. INC.. 19B7
OTA Y LAKES t,
O..qO
738
1143
80
83
180
~
2314
2135
2~22
525
5082
4215
525
896
150
200
5986
3525
695
4220
~~
~220
4220
695
-ill
9830
Trip Assignment and ADT for SPA I Internal Streets
"" WESTEC Servic~. Inc.
4-102
-
-
-
-.ot
-
888
642
500 'i>'Q
1830 c'f.. ~o
~G(,;,~r;.;
~\O
-
-
-
-
...
-
-
-
Q
-
NO SCALE
-
-
-
FIGURE -
4-F-'10
-
, f~ ,:
~ "", '.
A\ \.. ___
U \ \-! "
~ \ \ \,,/ '-
t \~// ...._---~~".... '!j_ ~\.
'I ( ... '.) . ~\\"
It\'1/ . f" _,\\
;J~o;,~, j '~' "
1/ f ~~. ( \:~
I/... f / \ (. \\
/I, I " \ \ ~~
'IV'! '\ ~"-"_.._.._r'-,'- \ \ ....""
',~ :"'-....j ".... \.-
~"-'" \ '"" J
' \ 0.\ '/ l~
~~, \ ",
" ;~ i ./~, ( ~
"~ ~o' - ~ ~ 'N ! 'W.-A- -'"
' - ..--- C> t.' \ 1
. ~ \.~. '" i\
\ d. ;, . '. , ~ \ \ "-
- .,~ < .-- ~ '% " -. . ~ \ I
~- il\;",,;! A;"';~ '\ I . \ II
'\ 7:' g ,.. "~'._,;; \ I)
'':~: t -; ~ ~~, -' r. ~:.1,: t <<1 ' \ .---,. --,7 '1/
,- - \.\ 8: '\-, ~ ; ~ ':. ' u... ,
' " - \, l'~ ~ -:':t ',~ s ~ _ \
~ - JH 0_ _ . ~ W ___ \,
'~. .c_;' \~\::. '0" -- - " \ ~ 2:/Jf'
:'0 ,:,.. . ~ . ;
, I. \............~..::. ",.,
's. :\\ t.;;. \'\~".:. ,:~ ----.::]V ":
~;:_' .,,' , ':''''''. !'o ~
~. ~ ~::. - , $ ~ 0 , '~ ; <0
-- '~ ~<<cx: .", \;1&
'-: ~ ......~ \i..~
..~;'" ~ ';,,~
\ 1\ -;. '~'';, -, i, ""0
\". J. t": "'~ J
\, ~ 0 0'"
t, ~cn
,
\
."
. .
. .
. '
,
If' ~ ___
~ ~ .
~ . ~
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i ~ ~ "0;..
1~r:'.~~-c;.
\ >~ \. ~ .. .
1-,. 1. u.l III
10 ; c:(
)- <<
l
F.3 Mitig-a Hon Measures
The phased development of the Rancho del Rey SPA-I could be accommodated
without any unmitigable transportation impacts provided the recommended
phased street system is constructed. The findings for the EI Rancho del Rey
Specific Plan Amendment (83-2) recommended several mitigation measures
related to specific transportation facility improvements within the Specific
Plan Amendment Area (SPA Plans I-IV). Some of these measures apply
directly to the SP A-I Plan area. The following discussion lists each of the
required Specific Plan Amendment improvements and discusses their appli-
cability to the SPA-I Plan.
(1) Finding: Widen Telegraph Canyon Road in phases to four lanes between
Paseo Ladera and Paseo Ranchero as required for future development
projects. This finding is applicable to the SP A Plans located south of
East I!H" Street (i.e., SP A-I will take primary east-west access on East
"HI! Street rather than Telegraph Canyon Road).
(2) Finding: Construct East "HI! Street as a six-lane prime arterial between
1-805 and Otay Lakes Road. The construction on East "H" Street is
currently being completed; funding for the construction is being
provided through an assessment district in which each of the SPA Plan
areas are being assessed proportionately.
(3) Finding": Provide appropriate turning lanes at major intersections along
East "H" Street. These lanes have been incorporated into the design of
East "H" Street and are incorporated into the U.S.A., Inc. transporta-
tion analysis for SPA-I.
(4) Finding: Construct Paseo Ranchero as a four-lane collector from
Telegraph Canyon Road to East "H" Street. This improvement will be
completed by the SP As located south of East "H" Street.
(5) Finding: Extend Ridgeback Road to the loop road as a four-lane
collector. Provide roads "A," "B," and "C" as four-lane
4-105
(6)
(7)
(8)
collectors. These improvements have been incorporated into the
internal street system design for SP A-I.
Finding: Construct Otay Lakes Road between East "H" Street and
Camino del Cerro Grande as a four-lane collector. This improvement is
addressed in the SPA-I phasing plan.
Finding: Review specific projects on an individual basis to determine
required extension or widening of on- and offsite facilities. A transpor-
tation analysis for the SPA-I Plan was prepared by U.S.A., Inc. and
reviewed by Willdan Associates and is presented as Appendix A to this
EIR.
Finding: Participate in the overall monitoring of the adequacy of the
circulation system in the eastern Chula Vista area to assure adequacy
of service levels given cumulative impacts. An analysis of projected
cumulative impacts was presented in the U.S.A., Inc. report (Appen-
dix A); additionally, the applicant will participate as necessary in the
required monitoring efforts.
Additionally, the findings state that "(p)rior or concurrent with the first SPA
submission the applicant shall submit a more detailed traffic analysis to
determine the number of turning lanes and any mitigation necessary to assure
an adequate level of service at the 1-805 and East "H" Street/Telegraph
Canyon Road interchanges." This analysis was incorporated into the U.S.A.,
Inc. report (Appendix A).
A summary of the recommended phasing of transportation improvements for
SP A-I is contained within Table 4-F-4. The City of Chula Vista has retained a
consultant to prepare a street phasing and financing program for the portion of
the Chula Vista Sphere of Influence east of 1-805. This program is expected to
be completed by Fall 1987. The program will include consideration of all
major street improvements needed to support the full development of this
portion of eastern Chula Vista and will include development thresholds for
each improvement. Because this program will be more comprehensive than
4-106
-
-
-
-
-
-
-
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-
-
-
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-
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4-108
the phasing plan and the thresholds illustrated in Table 4-F-4, the program
should take precedence. If, however, the overall phasing and financing
program is not adopted, the requirements of Table 4-F-4 should apply. The
phasing should ultimately include:
. The widening of East "H" Street to six lanes from Interstate 805 to
Otay Lakes Road.
. Modification of the "H" StreetlI-805 interchange including the signali-
zation and provision of a free right-turn lane for the northbound
offramp, restriping for four eastbound lanes east to Terra Nova
Shopping Center, providing a third continuous eastbound through-lane
from the interchange, and providing a dual left-turn lane for westbound
motorists to travel southbound on 1-805.
. The provision of a dual left-turn lane for eastbound to northbound turns
at the intersections of Road A, Road B, Road C, and the Employment
Park access roads with East "H" Street.
. The restriping of Paseo del Rey to three lanes (one lane each direction
plus a central two-way left-turn lane) between East "HI! Street and
Telegraph Canyon Road.
With the implementation of the above improvements, the LOS for East
"H" Street would be "D" west of the project and east of Hidden Vista Drive for
an interim period, until Route 125 is constructed between Telegraph Canyon
Road and the Southbay Parkway. In order to mitigate this short-term
significant impact, the reduced LOS should only be allowed if there is firm
assurance that Route 125 will be constructed. In addition, the proposed
project should be further restricted (beyond the 10,000 trip reduction from the
employment center) to maintain a maximum volume of 56,500 vehicles per
day on East "H" Street east of Hidden Vista Drive until such time as the
construction of Route 125 is assured to the satisfaction of the City Engineer
(U.S.A., Inc. 1987).
4-109
From the long-term cumulative standpoint, Otay Lakes Road may potentially
produce an adverse impact on the circulation system within the project
vicinity if not built to accommodate the trips generated by the project. In
order t<? remedy the potential impact, the final improvement plans for the
SPA-I development should take into account the special treatment (i.e.,
restricting parking, minimizing points of access, and allowing for multiple turn
lanes at critical intersections and 6-lanes at the Otay Lakes Road/East
"H" Street intersection) necessary along Otay Lakes Road and should accom-
modate it within the improvement plans. The specific improvements will vary
along the length of the road. As such, each development seeking approval for
a new driveway or street connection should be required to submit a traffic
study addressing the cumulative improvement needs. Alternatively, prior to
any driveway or street connections, an overall street alignment showing
through- and turn-lanes should be prepared by the applicant and approved by
the City.
Lastly, the following circulation improvements to the internal street system
should be included within the recommended street classifications to alleviate
any potential impacts to internal project circulation:
. Residential areas should be designed such that there is no direct
driveway access onto the loop road.
.
Access ways to the residential area roads A, B, C, and Ridgeback Road
should be designed to minimize the number of driveways and preclude
vehicles from backing directly onto the roadways.
. Intersections of the Loop Road with the external access streets should
be specially designed to accommodate turn lanes.
.
The main portion of the Employment Park roadway should be striped for
one travel lane in each direction, plus a two-way left-turn 'lane;
driveways to the various lots should be combined where feasible to
minimize the number of driveways on the street.
4-110
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--
...
-
-
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-
-
-
-
-
...
-
-
-
All the above improvements should be reviewed and approved by the City's
traffic engineer at the time final improvement plans are submitted.
In conclusion, the incorporation of all mitigation measures, would generally
mitigate the potential project impacts to a level of insignificance. This
assumes that the total ADT on East "H" Street east of Hidden Vista Drive does
not exceed 50,000 trips until specific assurances regarding the construction of
Route 125 are in place. At that point, trips on East "H" Street may increase
to a maximum of 56,500 on an interim basis. If the 56,500 trip maximum is
reached, no further permits will be issued until Route 125 is in place and the
ADT on East "H" Street has dropped below 50,000. In the long term,
therefore, the maximum allowable ADT on East "H" Street will be 50,000.
F.4 Analysis of Sig-nificance
The proposed Rancho del Rey SP A-I development would produce significant
traffic circulation and access impacts within the project vicinity, particularly
along East "H" Street and at the "H" Street/Interstate 805 interchange. How-
ever, implementation of the recommended mitigation measures would reduce
the impacts to a level of insignificance, if a maximum volume of 50,000
vehicles per day on East "HIT Street east of Hidden Vista Drive is not exceeded
until the construction of State Route 125 is assured to the satisfaction of the
City Engineer, and an interim maximum of 56,500 ADT on this roadway
segment is not exceeded at any time.
G. FISCAL ANALYSIS
The information contained within this section has been summarized from a
fiscal impact analysis report prepared by Public Affairs Consultants (PAC),
Inc. (1987) and an independent review of the report by Kenneth Fabricatore
(1987), an economic consultant to the City of Chula Vista. The report and
review are attached to this document in Appendix I.
4-111
G.1 Existin~ Conditions
The Rancho del Rey project is proposed to be built out by 1996. Forpurposes
of this analysis, it has been assumed that the first year of full buildout will be
in fiscal year 1989. The analysis takes into consideration all city operating
costs and revenues that might be attributable to the development of Rancho
del Rey. In addition, the analysis covers the known capital revenues
associated with the development.
City operating costs were projected based on a computer model that took into
consideration the fiscal year amended 1986-1987 budget of the City of Chula
Vista and input received from the various city operating departments. The
model includes an allocation of indirect and overhead costs to 15 direct
service activities of the city. The 15 activities and associated 1986-1987
direct service budgeted expenditures are as follows:
Activity /Department
General Government and
Non-Departmental
Planning
Corn munity Development
Police/ Animal Regulation
Fire Protection
Building &: Housing
Public Works/Engineering
Public Works
Street Maintenance
Street Tree i\laintenance
Traffic Operations
Traffic Signal &: Street
Light Maintenance
Sewer Systems Maintenance
Pump Station Maintenance
Engineering
Parks &: Recreation
Library
TOTAL
1986-87
Full Cost
$ 1,666,216
1,151,829
667,920
10,809,812
4,936,792
1,280,232
1,331,200
448,033
281,033
928,497
570,222
125,198
2,801,322
3,018,043
2,046,242
$32,062,591
Revenue projections were based on the existing revenue sources of the city.
Computer modelling of the relationship of individual revenue accounts to
population, land use and other factors was developed to simulate the changes
in revenue that could be expected over the development of this project. A
4-112
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-
-
-
separate model of assessed valuation/property tax changes was developed to
project the effect on City property tax revenues based on the developer's
projection of buildout rate and product pricing.
G.2 Impacts
The effect of the Rancho del Rey project on city operating expenditure
activities is as follows:
No Impact
Legislative &:
Administrative*
Community Development
One-time
Impact
Planning
Building Inspection
Engineering
Fire Prevention
On-going
Impact
Park &: Recreation
Public Works
Operations
Police
Library
Operations
Fire Sup;:>ression
Planning
Building Inspection
Engineering
Services
* Approximately $3,275,610 of Legislative &: Administrative costs have been
allocated as overhead to other activities, leaving $1,666,216 as the fixed
costs of city administration.
It has been determined that the proposed project would create minimal fiscal
impacts to the "Legislative and Administrative" and "Community Develok'-
ment" activities. The Planning Department would experience both a one-time
and on-going impact as the plans for the development of the Rancho del Rey
area are formalized and processed. According to Fabricatore (1987), the
major impact is short-term and service fees tend to offset costs during the
buildout period. However, the proposed development would continue to place
demands on planning, building inspection, and engineering services even after
development is completed. It is not now possible to quantify the costs.
However, these costs represent a slight, but not significant, net cost to the
City of Chula Vista.
4-113
The building inspection activity would also experience both a one-time and
on-going impact as the construction on the site takes place; neither the
magnitude nor the cost of these activities can be estimated without specific
construction plans for the site. The full costs for these services are recovered
through the levying of fees upon the subject construction. The impact
incurred by the city would not be significant.
There would also be a one-time and on-going impact upon engineering services
during and after the development of the property. Because specific methods
and schedules for development have not yet been proposed, it is not possible to
project the cost of this impact at this time. The City's engineering fees are
being established on a full cost recovery basis, however, thereby assuring that
the costs incurred by the city for engineering services would be fully offset.
Fire prevention would experience one-time costs for fire inspections of the
building plans for all structures proposed for the property. In addition, annual
fire safety inspections would be required for all public, commercial, industrial,
and multi-family residential structures. Single-family residential structures
would not be subject to annual fire safety inspections and would experience
only initial one-time fire prevention costs (Alexander 1987). The costs for
these initial and ongoing inspection services can not be estimated at this time
due to the lack of specific building plans for the property.
On-going impacts would also occur to the Parks and Recr~ation, Public Works,
Police, Library, Fire and Planning Departments as well as Engineering,
Building Inspection, and Sewer Services. Projected on-going costs at SPA-1
buildout for the impacted activities are shown in Table 4-G-1, with the bases
for these projected city operating costs discussed more fully in Appendix 1. In
addition to the costs listed in Table 4-G-l, planning, building inspection and
engineering services would experience ongoing costs from the proposed
project. No estimates can be established for these costs, however, without
site-specific construction plans.
The independent fiscal review located in Appendix I identifies a number of
additional issues related to one-time and ongoing costs from the proposed
4-114
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Table 4-G-1
PROJECTED ON-GOING COSTS AT SPA-I BUILDOUT
Public Works Year 3 Year 6 Year 9
Street Operation $ 64 , 890 $ 126,589 $ 140,227
Street Tree Maintenance 9,682 19,390 20,743
Traffic Signal/Street Light
Maintenance 29, 2 83 41, 801 42,988
Traffic Opera tions 13,699 26,725 29,604
Sewer System Maintenance 14,497 32,913 37,982
Pump Station Maintenance 3,183 7,226 8,339
Parks & Recreation
Recreation 22,868 60,377 65,668
Park Maintenance 126,075 249,162 249,162
Open Space 18,923 40,205 41,361
Police 183,746 485,144 527,653
Fire . . *
Library Operations 35,414 93,503 101,696
Total General Fund $522,260 $1,183,035 $1,265,423
Sewer Service Fund 66,661 151,341 174,650
Grand Total $588,921 $1,334,377 $1,440,075
* On-going costs associated with fire prevention cannot be established until the
generation of specific building plans. It is not anticipated, however, tl1at such costs
would significantly affect the total on-going project costs (~cTighe 1987).
4-115
project.
capacity,
below.
Specifically, these include the areas of police services, sewer
development processing, and general fund liability, as discussed
Cost estimates for police services generated by PAC (1987) total a per capita
expenditure of $91.27 for the proposed project (Appendix 1). This is based on
the City of Chula Vista Police Department service level objective of
1.6 employees per 1000 residents. This ratio (as well as the resulting cost
estimate derived by PAC) reflects the City Police Department's urban
development model, which assumes a blend of residential, commercial, and
industrial uses for a given area (Kohls 1987). According to Fabricatore (1987,
Appendix I), however, the Rancho del Rey development will contain more
commercial/industrial use relative to its population base than exists citywide.
Specifically, the project will contain about 15 acres of commercial/industrial
use per 1000 residents, compared to the citywide average of around 7 acres
per 1000 residents. Therefore, Fabricatore concluded that the proejcted
allocation of police service expenditures underestimates costs attributable to
the proposed project, due to the above normal commercial/industrial use and
its associated police service requirements. Fabricatore determined that police
expenditures could be more accurately allocated on the basis of developed
acres (i.e., residential and nonresidentiaI), although the projectd difference in
costs was not considered significant enough to warrant further analysis
(Appendix 0.
An additional cost to the City of Chula Vista not incorporated in the initial
fascal analysis is an annual sewer capacity charge levied by the City of San
Diego for use of the Metro sewer system. The omission of this cost does not,
however, represent a significant impact on the overall fiscal analysis
(Fabricatore 1987).
The City receives one-time revenues associated with the processing of land
development projects. Fees for building, plumbing, electrical, housing and
sewer connection permits along with charges for environmental reviews, plan
checks, zoning and engineering fees, etc., have been established by the city to
recover costs incurred for these activities. The one-time revenues from these
4-116
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Table 4-G-2
SERVICES AND AMOUNT OF ON-GOING REVENUES AT SPA-I BUILDOUT
GENERAL FUND
Property Tax
Sales &: Use Tax
Franchise Tax
Property Transfer
Utility Users Tax
Business Licenses
Bicycle Licenses
Animal Licenses
Other Taxes
Motor Vehicle In-lieu
Cigarette Tax
Fines, Forfeitures &.
Penalties
Swimming Pools
Recreation Progra m
Other Income
Investment Earnings
General Fund Total
Year 3 Year 6 Year 9
$203,698 $ 415,368 $ 437,248
126,636 271,254 351,659
32,889 60,106 72,542
40,652 25,309 7,423
47,039 87,720 108,444
6,240 13,729 19,969
64 144 183
727 1,636 2,080
7,003 14,314 15,031
61,321 137,995 175,444
4,791 10,369 13,387
2,247 5,057 6,430
2,189 4,925 6,262
810 1,823 2,317
355 799 1,016
14,383 28,181 32,681
$551,044 $1,078,729 $1,252,116
SPECIAL FUNDS
Traffic Safety
State Library Act
Sewer Service
Special Gas Tax
Open Space Maintenance
Total Special Funds
Grand Total All Funds
$ 6,750 $ 15,189 $ 19,311
2,643 5,948 7,563
88,433 159,889 190,440
26,058 58,641 74,555
18,923 40,205 41,361
$142,807 $ 279,872 $ 333,230
$693,851 $1,358,601 $1,585,346
4-117
sources are expected to offset the city's expenditures, however, since those
activities are also ongoing services, they may result in a net cost to the city
(Fabricatore 1987). Services and the amount of on-going revenues projected
at buildout of Rancho del Rey are shown in Table 4-G-2. At the tiIT!e of
PAC's analysis, the ongoing planning, engineering services, and building
inspection costs were not incorporated.
Projected combined operating funds costs and revenues at Rancho del Rey
buildout are as follows:
-
-
-
-
-
-
REVENUE -
General Fund $1,253,665
Special Funds 333,605 -
Total Revenue $1,587,270
-
COSTS
General Fund $1,265,424
Special Funds 174,650 -
Total Costs $1,440,075
-
NET IMPACT $ 147,195
-
As can be seen from the above figures, operating revenues are projected to
exceed operating costs. However, the general fund revenue increase of
$1,253,655 per year would be reduced by $1,265,424 annual costs, thus
resulting in a small general fund deficit of $12,000 per year (Fabricatore
1987). As a result, a minor impact on the city's general fund would likely
occur upon implementation of the Rancho del Rey project even though the
impact on the city's total budget is estimated to be positive. The Rancho del
Rey project is, however, expected to have an overall positive fiscal impact on
the City of Chula Vista. The development is expected to have a neutral effect
on the city's capital expenditures and revenues, in that the development would
provide contributions to the financing of public facilities that serve the
project, or would provide for the developer of the property or the property
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itself would be obligated to provide the financing for such facilities through
the use of public debt mechanisms tied to the property.
G.3 Miti~ation Measures
The Rancho del Rey project would not result in any significant adverse fiscal
impacts to the City of Chula Vista; therefore, no mitigation is necessary.
G.4 Analysis of Signficance
Implementa tion of the Rancho del Rey project is expected to result in an
overall positive fiscal impact to the City of Chula Vista. Since no significant
adverse fiscal impacts are expected, no mitigation measures are recom-
mended.
H. NOISE
H.1 Existing Conditions
The primary source of nOise in the vicinity of the project site is vehicular
traffic along East "H" Street and Otay Lakes Road. The Average Daily Traffic
(ADT) volumes along East "H" Street in the vicinity of the project range from
approximately 16,900 to 19,600 ADT (U.S.A., Inc. 1987). For Otay Lakes
Road, the existing traffic volumes are approximately 15,400 ADT. Figure
4-F-l shows the existing traffic volumes utilized in the analysis.
The City of Chula Vista requires that noise levels of exterior living areas
(yards and patios) for residential land uses not exceed 65 dB(A) CNEL. In
addition, for multi-family residential projects, the California Noise Insulation
Standard (California Administrative Code, Title 25, Chapter 1, Subchapter 1,
Article 4) requires that interior noise levels in multi-family residential living
spaces not exceed a CNEL of 45 dB(A). The City of Chula Vista also applies
this interior noise standard to single-family residential homes. With windows
closed, typical residential units can be expected to attenuate up to 20 dB(A).
4-119
H.2
-
-
The vehicular traffic noise analysis was conducted utilizing the Stamina 2.0
noise prediction model (Federal Highway Administration Report Number
DF-81/001a). The model was used to estimate existing noise levels generated
by traffic on Otay Lakes Road and East "H" Street. For details of the
analysis, see the complete acoustical report in Appendix J.
-
-
The existing noise environment was analyzed to determine the noise levels
that the project site is currently exposed to, prior to grading and development.
Noise modeling of the calculated traffic volumes and unaltered topography
indicates that onsite noise levels are generally less than 65 dB(A) C~EL.
However, noise levels within approximately 300 feet of the center line of
East "R" Street are 65 dB(A) CNEL or greater. In addition, along Otay Lakes
Road, the northeasterly portion of the site is currently exposed to noise levels
exceeding 70 dB(A) CNEL. Ambient noise levels at other portions of the site
are lower, as the effects of complex topographic shielding effectively reduce
onsite noise levels. Figure 4-H-1 shows existing onsite noise levels.
-
-
-
-
-
Impacts
-
Future noise levels were calculated in a similar manner as the existing noise
conditions, using the FHWA Stamina 2.0 noise model. To determine the
maximum noise levels that could be experienced onsite, community buildout
traffic volumes provided by the U.S.A., Inc. transportation analysis were used
for East "H" Street and Otay Lakes Road (Figure 4-F-3). In addition, tr3.ffic
volumes for the internal roadways were developed by U.S.A., Inc. based on
proposed land uses, densities, and trip generation rates (Figure 4-F-4). These
projected volumes were also used to model the future onsite noise levels. The
analysis of future conditions utilized the proposed finish grade elevations of
the project, which are different from the existing elevations.
-
-
-
-
-
Noise modeling of future site conditions indicated that noise levels at the
facades of the buildings adjacent to portions of East "H" Street and Otay
Lakes Road would exceed 65 dB(A) CNEL. Noise levels would range from
74 dB(A) CNEL along East "H" Street to 75 dB(A) along Otay Lakes Road. The
noise contours which would result if no building shielding were to occur at first
-.
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-
4-120
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floor levels are depicted in Figure 4-H-2. Noise levels resulting from traffic
would, therefore, exceed the city's guidelines (by up to 9 dB(A)) for reSidenti~
~nd uses!, If mitigation measures are not implemented to reduce the excessive
exterior noise levels, then a significant noise impact would occur.
The proposed empIQym_ent. p~l<-..along East "H" Street would be subject to
similar noise levels; however, industrial/commercial land uses may be exposed
to noise levels of up to 75dB(A) CNEL. . Therefore, no impact would occur upon
development of the employment park.
A detailed site plan is not available for the multi-family planning area;
however, based on the tentative maps, projected exterior noise levels at the
multi-family areas along East "H" Street (parcels R-14 and R-15) could exceed
65 dB(A) CNEL. The majority of those multi-family areas would likely be set
back from the adjacent roadway; however, due to the excessive exterior noise
levels, a significant noise impact would still occur. In addition to the exterior
impact, the units exposed to noise levels exceeding 65dB(A) CNEL would likely
be subject to interior noise levels greater than 45dB(A), re~resenting a
significant interior noise impact.
The East "H" Street park parcel P-2, located at the intersection of East "H"
Street and entrance Road C, would also be exposed to traffic-generated noise
levels exceeding 65dB(A), the City of Chula Vista's accepted noise standard for
parklands. At the time of this analysis, specific development plans were not
available; however, the park would likely be subject to significant noise levels
in the future.
H.3 Mitigation :""Ieasures
To mitigate the projected significant exterior noise impacts, the Stamina 2.0
model was used to determine the effectiveness of proposed structures, walls or
berms, in reducing noise exposure to acceptable levels. Various barrier heights
and lengths were evaluated to determine the most effective method to reduce
onsite noise.
4-123
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4-124
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It was determined that three- to seven-foot masonry walls and/or berms
located along portions of East "H" Street and Otay Lakes Road, in conjunction
with the actual construction of the proposed structures, would reduce pro-
jected first floor, exterior, noise levels to 65 dB(A) CNEL for residential
areas. The proposed fencing plan (Figure 4-B-9) features some of the. walls
that were identified. No mitigation measures would be required for the
employment park area. Figure 4-H-3 depicts the mitigation measures which
would be required for the project to conform with the city's exterior noise
requirement and the resultant noise level contours.
An alternative to the proposed barriers would be to setback all residences
beyond the 65dB contour, thus eliminating the significant noise impacts on
future residents. In the case of Rancho del Rey, the 65dB contour shown in
Figure 4-H-2 represents the noise levels if no building shielding were to occur.
In order to adjust the 65dB contour to reflect building attenuation, at least
40 percent of the area must be covered by buildings; in Chula Vista the
maximum building coverage for multi-family development is 50 percent. The
first row of buildings would reduce noise levels behind them by 3 dB, with each
additional row contributing to an additional 1.5 dB reduction in noise (FHWA
1978). Currently, specific site plans are not available; however, once site
development plans are established, attenuation attributable to buildings can
more accurately be calculated and the adjusted 65dB contour and setback can
be established.
Additionally, it has been determined that upon submittal of detailed develop-
ment plans for the park, an additional acoustical analysis may be required to
determine appropriate mitigation measures for reducing the significant noise
levels at the park. Measures could include placing less noise sensitive uses
closer to the roadway and more sensitive uses further away, or incorporating
berms or a combination of berms and walls adjacent to the roadway to reduce
noise within the park.
In the case of interior noise impacts, standard building shell construction
normally attenuates up to 20 dB(A). Subsequent to construction of the
proposed barriers, projected noise levels would be less than 65 dB(A) for most
4-127
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of the project site. Therefore, interior noise levels are not expected to exceed
45 dB(A) CNEL. However, to comply with Title 25, acoustical engineering
studies will be required for all residences exposed to noise levels of 60dB(A) or
greater to determine that the appropriate design and use of building materials
has been incorporated, thereby reducing interior noise levels to 45 dB(A)
CNEL.
These measures should be incorporated as a condition of final tentative map
approval in order to insure implementation. Upon completion of construction
of the barriers and enhanced building construction, any projected future noise
impacts would be mitigated to a level of insignificance.
H.4 Analvsis of Significance
Upon buildout of the proposed Rancho del Rey SP A-I development, ~ortions of
the site, particularly along East "H" Street and Otay Lakes Road, would be
subject to noise levels exceeding the City of Chula Vista's exterior noise
standards. In addi tion, areas of the si te exposed to noise levels 6 5dB( A) or
greater could experience significant interior noise impacts. However, imple-
mentation of the identified mitigation measures would reduce a majority of
the impacts to a level of insignificance. The exception to this would be the
multi-family areas adjacent to East "H" Street (parcels R-15 and R-14), and
the East "HIt Street park (parcel P-2), which will require further analysis once
detailed development plans are made available.
I. PARKS/RECREATION AND OPEN SPACE
Information for the following section was obtained primarily from the Rancho
del Rey SPA-I Plan (as amended), produced by Cinti and Associates (1936,
1987). Additional data sources include Rose (1986), the City of Chula Vista
(1973,1974,1986), WESTEC Services, Inc. (1976), and Stokes (1987).
1.1 Existing Conditions
The project site -is essentially undeveloped and consists of rugged, east-west
trending canyons, ridges, and mesas (Figure 4-B-1). Onsite vegetation is
4-131
comprised predominantly of native coastal sage scrub, although riparian and
native grassland communities exist within the larger canyons. Onsite improve-
ments are limited to a 138 kV tower transmission line (within a 250-foot
SDG&E easement), a 96 kV transmission line (without a designated easement
corridor), and a number of unimproved dirt roads and trails. SDG&:E has
indicated that up to four additional lines will be constructed within the
existing 250-foot easement, although specific locations and dates have not
been provided (Rose 1986).
Parks and Recreation - There are currently no parks or organized recreational
facilities located within the project site. There is, however, evidence of
iriformal, unauthorized recreational use. Specifically, this includes hiking,
horseL.:~k riding, and off-road vehicle use. Indirect evidence (expended
cartridge cases) of either recreational shooting or hunting has also been
observed onsite (WESTEC 1976).
The project site is within neighborhood and community park districts estab-
lished under the City of Chula Vista. General Plan Parks and Recreation
Elements (1974 as amended). The General Plan calls for a syste;n of parks
designed to serve as many diverse areas and needs in the community as
possible. Parks are to be located adjacent to elementary school playgrounds
when possible to promote multiple use of facilities and within proximity to
those they are designed to serve. Regional park needs are met outside the city
through the Sweetwater Regional Park, Otay Reservci:-, and Silver 3trand
Beach (WESTEC 1976). Therefore, Chula Vista is primarily concerned with
developing community and neighborhood parks.
The City of Chula Vista requires the dedication of appropriate land for public
parks with new development. The requirements are listed in Section 17.10.040
of the i\1unicipal Code. The pertinent dedication standards are listed below:
4-132
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Duplexes
Multiple-family
Mobile Homes
Park Land Dedication Standards
Required
Park Dedication
(Square Feet/du)
322
272
218
174
157
Dwelling Unit (du)
Type
Single-family
Condominiums
Open Soace - As stated, the project site is currently undeveloped and consists
entirely of open space. Much of the site has been designated as proposed open
space in the City of Chula Vista General Plan Ooen Soace Element (1973 as
amended). This document, however, states that "Designation of privately
owned areas on the Open Space Element map does not imply that ... areas so
designated will not be allowed to develop.1t Rather, the intent is to identify
areas suitable for preservation as open space', and to allow further considera-
tion when develo~ment is proposed.
Cnlike park lands, the require:nents for open space preservation do not include
specific acreage quantification. Consequently, the need, amount, and location
of open space is usually determined by site-specific factors such as environ-
mental or design related conditions. Within the proposed site, open space
designations have resulted from three major concerns: sensitive environmen-
tal resources, an existing utility easement, and construction siting require-
ments for the proposed facilities. Proposed open space (aside frotl1 that
included in parks and recreational sites) includes approximately 227 ':1cres
located primarily within the three major onsite canyons (Figure 4-1-1).
Sensitive environmental resources exist in all the major canyons onsite in the
form of active (albeit ephemeral) drainage systems and unique wildlife
communities (including sensitive plant and animal species). Wetland habitat is
located in all main branches of Rice and Otay Lakes Canyons, and significant
populations of state-listed endangered plant species have been observed there.
Specifically, Otay tarweed is located in both Otay Lakes Canyon and the
northern leg of Rice Canyon, and the latter also contains stands of San Diego
4-133
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thornmint. Additionally, this canyon contains suitable habitat for a number of
sensitive animal species (see Section 4.C for a more detailed discussion of
biological resources). Specific biological and canyon design study reports have
been prepared for the project site, and contain proposed measures to protect
and preserve sensitive environmental resources within the open space areas
(Appendices C and H).
As described, a 250-foot utility easement containing on-e 138 kV tower line
crosses the southeast portion of the project site (Figure 4-1-1). Utility
corridors are considered permanent open space by the City of Chula Vista
General Plan (1973 as amended); the SDG&E easement was designated as open
space in the SP A-I Plan.
Constru~tion requirements of the proposed project facilities have also contri-
buted to the designation of proposed open space. Specifically, many of the
canyon areas are too steep or otherwise unsuitable to accommodate construc-
tion.
1.2 Impacts
Parks and Recreation - Based upon the referenced park land dedication
standards for the City of Chula Vista, the following require:nents would apply
to the project site:
Nu :TIber Land Dedica tion Total Park
of duls Type of du Reauired (sq. ft./du) Acres Recuired
982 Single-family 322 7.25 ac
975 Condominiums 272 6.01 ac
244 Duplex 218 1. 22 ac
2,201 1.L48 ac
The acreage proposed for park land dedication includes the public (community)
and neighborhood parksites, as well as a portion of the community facility site
east of the "e" collector street (CF-2). These areas, along with a breakdown
of proposed park acreage, are shown on Figure 4-1-1.
4-135
The applicant has proposed to utilize the difference between proposed and
required park acreage as a credit toward future development in the remaining
Rancho del Rey SPA areas. Additional information on the proposed park land
dedication credit system is contained in Appendix B, Public Facilities and
Financing.
All parks and recreational facilities are conceptual as proposed and are subject
to change prior to final plan approval. The City of Chula Vista has identified a
number of specific recreational uses for the Rancho del Rey project site,
including a community center, an olympic-size swimming pool, a canyon
interpretive center, and night-lighted recreational facilities. The City has
proposed additional discussion with the applicant to finalize parks and recrea-
tion requirements (City of Chula Vista 1986). Several of the stated recrea-
tional uses have since been incorporated into the SPA-I Plan, and are included
in the discussion of specific park facilities below. The city has also indicated
that the exact location, nature, and phasing of specific park facilities should
be addressed in more detail. The Planning Department has proposed to provide
input on this matter after consulting with the City Department of Parks and
Recreation. Once minimum requirements for specific parks and recreational
facilities are determined, they would be applied to the SP A-I Plan prior to
project approval. Following is a description of the proposed park and
recreation sites, which incorporates the preceding comments where appro~ri-
ate.
The public park would be located in the uppermost portion of Rice Canyon
from the west side of the loop road to the eastern property boundary
(Figure 4-1-1). This si te would require significant infilling of the canyon to
accommodate the proposed facilities, presenting potential impacts to biologi-
cal, visual, and hydrology/water quality resources. These potential impacts
are di~cussed in more detail in the specific sections of this report dealing with
those resources. The public park would conceptually provide facili ties for
organized group activities such as field sports, picnicking, and other recrea-
tional activities including a swimming complex (Figure 4-1-2). This site has
also been tentatively identified as a suitable location for night-lighted
recreational facilities. The establishment of such facilities could pose
4-136
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potential impacts with adjacent residential development (See Figures 4-1-1
and 4-1-2).
The public park includes a parcel along the west side of the loop road
(designated P-3a) conceptually proposed as a staging area for canyon hiking
and equestrian trails (Figures 4-1-1 and 4-1-2). This would consist of a small
fill area serving as a trail head and assembly/parking area. An interpretive
structure with signs describing the canyon ecology has also been discussed for
this site, although specific details have not been proposed. Design parameters
for such a facility would require approval by the city prior to project
implementation.
The East fiB" Street park would be located along East "H" Street between the
Employment Park to the west and the four-lane "C" collector street to the
east (Figure 4-1-1 and 4-1-3). The primary facilities would conceptually
consist of a par course, picnic sites, and large turfed areas. This park is also
proposed for noontime and after-work recreational opportunities to those
working in the adjacent Employment Park. Located within the boundaries of
the park site (but not included as park acreage) are both a proposed I-acre
library and I-acre fire sta tion site. There has been discussion of loea ting a
3-acre complex on this site which would incorporate the I-acre fire station as
well as a 2-acre firefighter training facility, although no specific proposals
have been made to date. The City Planning Department has stated that the
loca tion and design of proposed library and fire fa'~ilities will require
additional study prior to finalization of the SP A-I Plan (City of Chula Vista
1986).
The neighborhood park would be located within the residential development
. areas on the south side of Rice Canyon (Figures 4-1-1 and 4-1-4). This park is
concep.tually designed as a supplement to the smaller yards associated with
homes in this area, and is proposed for relatively passive activities, including
"tot lots," picnic areas, a par course, and a developed trail head for hiking
trails into Rice Canyon.
4-138
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-----
Two Community Facility parcels are conceptually proposed in the -eastern
portion of the project site, adjacent to the "C" collector street (Figure 2-4).
A number of potential uses have been identified for these sites, including
recreation areas, churches, and day care centers. Specific uses proposed in
the SPA-I Plan include a church site (CF-l) and the South Bay YMCA (CF-2).
The actual use of each site could vary depending on City requirements, and
would be determined prior to plan approval.
Four types of trails have been proposed for the project site as det)icted in
Figure 4-1-5; bicycle trails, pedestrian trails, hiking trails, and equestrian
trails. The proposed locations of these trails are conceptual and subject to
change prior to final plan approval.
The bil':e routes are proposed as Class II bike lanes: on-street facilities
designated by a 6-inch solid white stripe. Bike lanes are designed for one-way
travel in the direction of traffic flow and are typically established on both
sides of the street except through intersections. Class II bike lanes are
proposed for all major and collector streets within the project site. Specific
design for bike lanes has not been proposed and should comply with Ca1trans
bikeway criteria to meet state standards.
Pedestrian trails are proposed along all major and collector streets within the
site, as well as the interior streets not shown on Figure 4-1-5. Tyt)ically, these
would consist of sidewalks adjacent to both sides of the roadway. Along the
loop road, pedestrian routes would be adjacent to the rOAdway on one side of
the street, and would meander through a landscaped area on the other. The
pedestrian trail system would be designed to link all major residential and
recreational areas.
A series of hiking trails is proposed to traverse the major onsite open space
areas, including the northern and central legs of Rice Canyon and the SDG&E
easement. These trails would pass through the community and neighborhood
park sites, where a number of trailheads would be established. Because of the
sensitivity of biological resources in the northern leg of Rice Canyon, the
hiking trails there would share a common site with, or be adjacent to, the
4-141
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1.3
sewer maintenance road and equestrian trails. These are proposed to be
surfaced with decomposed granite to provide a conducive environment to
hiking/riding, as well as to reduce runoff in the canyon. As previously
discussed, hiking trail facilities would include a staging area in the west end of
the public park, and trailhead connections in neighborhood parksites. These
facilities would provide access from a number of residential areas to the open
space trail systems.
An equestrian trail is proposed to extend east-west through the project site
within portions of the SDG&E easement and Rice Canyon open space (Fig-
ure 4-1-5). This trail would connect with an existing equestrian trail west of
the site, and could be extended northeast of the project site to link with
regional equestrian facilities (Cinti and Associates 1986).
aDen SDace - Potential impacts to open space within the project site would
result from the construction of facilities related to recreation, storm and
sewer drainage, road improvements and residential development. The primary
resource concern in the open space areas is biology, particularly the sensitive
plants and unique habitats previously discussed. A biological investigation was
conducted on all the open space areas, and a canyon design study '....as
performed for the northern leg of Rice Canyon (where the majority of the
listed improvements would occur). These reports have identified a number of
potential impacts and mitigation measures, several of which are listed below
in this section. The majority of these are related to the preservation and/or
reestablishment of vegetation and wildlife habitat, and involve minimizing and
consolidating proposed construction activities. Additional information on the
results of these investigations can be found in Section 4.C and Appendices C
and H of this report. Significant impacts to open space areas are not
anticipa ted if iden tified mitiga tion measures are imple mented.
'VI it i!;8 tion :Yleasures
The proposed project contains sufficient park land acreage to comply with the
City of Chula Vista Park Land Dedication Standards, although specific design
features should be finalized prior to plan approval. Additionally, a number of
4-143
open space areas and community/recreational facilities would be subject to
impacts associated with proposed improvements. The mitigation measures
listed below should be incorporated into the final tentative maps for the
proposed project.
.
The proposed improvements and development schedule for all parks,
recreation areas, community facilities, and interpretive/information
centers should be approved by the Environmental Review Section of the
City of Chula Vista Planning Department prior to final tentative map
approval.
..
Development in proposed parks and open space adjacent to the SDG&E
easement should be compatible with existing and future improvements
within the easement as determined by the Environmental Review
Section of the City of Chula Vista Planning Department.
.
The proposed community facilities should include a library, fire station,
and fire training site if deemed necessary by the City of Chula Vista.
.
Bicycle lanes should be designed and constructed in accordance with
Caltrans "Planning and Design Criteria for Bikeways in California!! to
comply with sta te standards.
.
All improvements in the Rice Canyon open space :hould be constructed
simultaneously, if possible, to minimize impacts to sensitive biological
and hydrological resources.
.
All access roads and trails within the Rice Canyon open space should
utilize similar or adjacent locations to minimize disturbance.
.
.
Improvements within the Rice Canyon open space should be limited to
those necessary to meet identified access, drainage, sewage, and
recreational goals.
4-144
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-
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. All drainage, sewer, recreation, road, and other improvements proposed
within open space areas should be placed so as to cause minimum
impact to sensitive biological and hydrological resources. The proposed
design and location of these facilities should be reviewed by a qualified
biologist prior to construction.
. All disturbed areas within open space should be revegetated with
appropriate species as determined by a qualified biologist.
. All roads and trails within open space areas should be surfaced with
pervious materials to minimize impacts associated with construction
and runoff.
1.4 Analvsis of Significance
The proposed project would result in the establishment of park land in excess
of city requirements, and would preserve much of the existing open space in
Rice and Otay Lakes Canyons. While the location and size of the proposed
parks is not expected to be an issue, the nature and schedule of development
within the parks are conceptual and have not been finalized. These details
would need to be established prior to final tentative map approval, although
they are not expected to significantly alter impacts associated with parks and
recreation if acceptable to the City of Chula Vista. Therefore, no significant
impacts to parks and recreation would be expected from the proposed project.
A number of adverse impacts to biolo~ical resources have been identified from
proposed development in the designated open space areas. Two specific
investigations of these impacts have been performed, however, and sufficient
mitigation measures have been identified to reduce those impacts below levels
of significance (Appendices C and H).
J. PUBLIC FACILITIES AND SERVICES
Due to rapid growth presently occurring within eastern Chula Vista, many
public services would be subject to cumulative impacts from the proposed
4-145
J.1
-
-
Rancho del Rey SPA-I development in combination with similar projects within
the jurisdiction of the facilities/services providers. As a result, uncertainties
regarding the type and size of new facilities, and the developers' responsibili-
ties regarding the funding of new facilities are being addressed in ongoing
planning efforts of the facilities/services providers. The following analysis of
public services addresses Rancho del Rey's contribution to the public facilities
that serve eastern Chula Vista.
-
-
-
WATER
-
Existing Conditions
-
The siL.:: currently does not require water service. The project area is located
within the jurisdiction of the Otay Water District (OWD), Improvement
District (I.D.) No. 22, which was formed to provide a vehicle for financing
facilities to provide water to EI Rancho del Rey. OWD is one of 24 member
agencies of the San Diego County Water Authority (SCWA). SCWA receives
water from the Colorado River and the State Water Project through a contract
with the :\letropolitan l'v'ater District U.1WD) of southern California.
-
-
-
-
Imported water makes up 90 percent of San Diego County's annual water
demand of 550,000 acre-feet per year. In 1985 the Central Arizona Water
Project began to divert Arizona's allotted share of Colorado River water into
Arizona. Total diversion will ultimately take place over a period of 3 to
4 years as additional facilities are constructed. This will reduce the amount of
water available to the Metropolitan Water District by 600,000 acre-feet per
year. However, existing and proposed SCW A facilities are designed to :neet
the projected needs of its member agencies through the year 2000.
-
-
-
-
A number of alternatives are being studied by MWD to secure additional water
supplies for the future. Negotiations have been conducted between the
Metropolitan Water District and the Imperial Irrigation District to acquire
water from the Salton Sea. If approved, this reallocation would recover
25 percent of the amount 10S't due to the Arizona allocation. However,
negotiations are currently at a standstill pending the finalization of an EIR on
'-
-
-
4-146
-
the impacts of transferring conserved water out of the Imperial Valley (Rhodes
1986). Therefore, no supplemental long-term water sources for the MWD
service area have been secured at this time.
A Water Supply Mas~er Plan was prepared for El Rancho del Rey (WESTEC
1985) to define a phased planned development of the water system for the
entire EI Rancho del Rey plan area and adjacent development areas including
Improvement District Nos. 5, 10, and 22. The Master Plan identifies facilities
required for full development of the project area and specifies sizes and
locations of pipelines, reservoirs, and pressure-reducing valves.
In addition, the Final Central Area Water Master Plan Update has been
prepared by the Otay Water District to identify facilities required to provide
adequate service to the Chula Vista area bounded by I-80S to the west, the
Otay River to the south, the lower Otay Reservoir to the east, and Bonita to
the north. This report constitutes the most current information on ',vater
supply and demand in the project site vicinity, and incorporates all previous
Water Master Plans in this area, including the 1972 :\lontgomery :Ylaster Plan
(Arroyo 1987). Currently, the No, 4 connection is the only source of water for
the Central Area system and I.D. No. 22. This connection is served by pipeline
No.3 of the Second San Diego Aqueduct; OWD will expand its capacity by
constructing a new connection (Connection No.9) to the SCWA's Second San
Diego Aqueduct east of the Gotham and Lehigh Street intersection. The new
connection will have a rated capacity of 22 million gallons per day (mgd), and
should be operational by fall of 1937 (OWD 1987). Both connections will be
working in parallel through pipelines serving the 624 Pressure Zone. A new
8 mg reservoir (Reservoir 22-3) would accompany the new connection.
Rancho del Rey's contribution to the offsite Water District facilities would be
the construction of a 3D-inch transmission line beneath East "H" Street, from
the proposed 22-3 reservoir to the intersection of Yuba and "H" Streets. From
this intersection to Buena Vista Way, a 24-inch transmission line would need to
be installed (Arroyo 1986). The transmission line would run from the proposed
2 mg 22-4 reservoir, southeast of the project site and adjacent to 22-1, to the
project site.
4-147
OWD has divided the project site into three water pressure zones for planning
purposes (Figure 4-J-1).Pressure Zone 710 includes onsite elevations between
450 feet MSL and 560 feet MSL and comprises the southeastern portion of the
site. The 710 Pressure Zone would receive water from a 20-inch water main
connected to a 3.0 million gallon (mg) reservoir (Reservoir 22-1); this water
would be pumped to the 710 Pressure Zone from a 0.95 million gallon reservoir
(Reservoir 5-1) located 2400 feet southwest of Reservoir 22-1. OWD plans to
raise Reservoir 5-1 by approximately 8 feet to allow the operation of this
reservoir parallel with the Patzig Reservoir and the new 8 mg Reservoir 22-3.
A 24-inch pipeline will replace the existing 16-inch line which transports
water from Reservoir 5-1 to and along Telegraph Canyon Road (approximately
1 mile south of the project area).
Pressure Zone 624 includes locations in the project vicinity ranging from 360
to 450 feet MSL, and comprises the majority of the project site. Pressure
Zone 624 would receive water from Reservoir 5-1 and the 12.2 million gallon
Patzig reservoir located approximately 700 feet north of Reservoir 5-1. The
new 8 mg Reservoir 22-3 will serve the 624 zone and provide capacity to be
used as a forebay for the future 980 zone pump station, just outside of the
project's water pressure zones. The majority of the western and central
portion of the project area is served by Pressure Zone 485, which serves
elevations ranging from 150 to 360 feet above :vlSL. Water flows to Pressure
Zone 485 from Reservoir 22-2 directly south of the project boundary. This
reservoir has a capacity of 1.0 million gallons and is located south of East "f-P'
Street below the southern project boundary. Internal transmission lines are
proposed onsite to transfer water throughout the project site (Figure 4-J-l).
Impacts
Based on water demand projections contained within the Rancho del Rey
SPA-I Plan, at full project buildout the total domestic water demand would be
1.54 million gallons per day (mgd). Table 4-J-l shows a breakdown of water
demand by land use. This projected water demand represents an incremental
increase in regional water consumption, and therefore constitutes an adverse
impact to water supply. However, because projected consumption represents
only a minor contribution to regional water use (approximately three-tenths of
one percent of annual water consumption in San Diego County), this impact is
not considered sirrnificant.
4-148
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Table 4-J-1
PROJECTED WATER DEMAND
Land Use
Units
Demand Factor
Demand
Residential
Employment Park
Parks (net irrigated)
School (net irrigated)
TOTAL
2201. 0 du
84.5 ac
50.1 ac
8.8 ac
490 g/day*
3500 glaclday
2700 g/ac/day
2250 glaclday
1. 08 mgd
0.30 mgd
0.14 mgd
0.02 mgd
1.54 mgd
* Assumes 2.74 persons per unjt.
The projected demand represents a small portion of the total de;nand within
the 0 '~-D service area due to similar proposed developments in eastern Chula
Vista. Timely provision of adequate water service to the Rancho del Rey
development could be achieved, according to OWD, provided the regional
facilities and the 30-inch to 24-inch Rancho del Rey transmission lines are
constructed according to the proposed schedules. Funding of the regional
facilities could be provided by annexation fees, water rates, :\1ello Roos
Community Facilities District, assessment districts, or a combination of
methods. Rancho del Rey would be required to fund the construction of the
transmission line beneath "H" Street and all onsite distribution pipelines. No
adverse impacts would be incurred as a result of rroject implementation
provided construction of water facilities coincides with construction of SP.\-I
development areas.
'litigation :v1easures
No significant impacts to OWD facilities are anticipated provided the proposed
modifications and facilities within the Final Central Area Water :\laster Plan
Update are constructed in response to demand, and that financing and
construction of the Rancho del Rey transmission line is provided by the
applicant. With the adoption of conservation measures, the project's water
requirements would be reduced. As a result, no mitigation measures would be
required. To further reduce onsite water demand, the City of Chulll Vista and
State of California have policies and regulations regarding water conservation.
4-150
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These include landscape techniques such as the utilization of drought-resistant
plants, drip irrigation systems, subsurface multiporous tubing and moisture
sensors. Other water-saving techniques include implementation of low-flow
shower and faucet restrictors and toilet dams. The incorpora tion of such
measures would reduce water consumption within the Rancho del Rey SPA-I
development.
Analysis of Sig-nificance
The project would incrementally reduce both the regional and Otay Water
District water supply, and would adversely impact the existing OWD facili ties.
However, due to OWD plans to construct new and expanded facilities within
the Water District, provision of adequate water service would represent no
impact ~() the District. However, Rancho del Rey would be responsible for the
funding and construction of the transmission lines specifically required for the
proposed development. A reduction of onsite water requirements would occur
with the adoption of conservation measures within the Rancho del Rey
development. Therefore, no adverse impacts to water service would occur
provided facilities are constructed in accordance with need. If proposed water
facilities are not constructed, however, a significant incremental reduction of
supply and significant impacts to existing OWD facilities would occur.
Because of the relatively small water demand projected from the proposed
development, no significant impacts to regional water supplies would result
from project implementation.
J.2 SEWER
Existing- Conditions
Currently the site is undeveloped and requires no onsite sewer facilities. The
City of Chula Vista provides sewer service in the project vicinity. The City
transports sewage to the San Diego :\letropolitan Sewer System (l\IETRO)
which discharges at the Point Lorna Regional Plant. The City currently holds
17.1 million gallons per day capacity in the METRO System, and currently
utilizes 9.0 mgd, leaving 8.1 mgd for future capacity.
4-151
There are three drainage systems onsite: Otay Lakes Road along the northern
boundary of the project site, Rice Canyon in the central portion of the site,
and Telegraph Canyon to the south of East "H" Street and the site (Figure
4-J-2).
Existing sewer lines include an 8-inch sewer line along Otay Lakes Road,
which flows to a 39-inch trunk line at Bonita Road, and an 8-inch to 12-inch
line located along East "H" Street at the east and west corners of the project
area. The East "H" Street line connects to a IS-inch line which Dows north,
paralleling I-80S. The IS-inch line enlarges to an 18-inch line which flows
northwest to an existing 42-inch trunk line at Plaza Bonita Road. A 6-inch
interim force main is located near the eastern project boundary, connecting
the interim pump to the Otay Lake Road system. The Telegraph Canyon
system is comprised of a IS-inch sewer trunk south of the project site.
The :\1ETRO System treats its sewage at the Point Loma Sewage Treatment
Plant, which is currently operating at its 160-mgd capacity. In mid-1987, the
facility will expand its capacity to 200 mgd; the ultimate capacity of the plant
may be as high as 240 mgd.
Impacts
Based on the sewage generation rates contained within the Rancho del Rey
SP A Plan, an average sewage flow of .75 million gallons per day would be
generated. The rates are shown below in Table 4-J-2 by land use. A number
of improvements are proposed to transport project-generated waste into the
METRO System via City of Chula Vista sewage infrastructure.
4-152
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Table 4-J-2
WASTE WATER GENERATION RATES
Residential
Densi ty
(du/ac)
Projected- -
Population
(pop./du)
3.50
3.38
2.66
2.50
2.30
2
4
6
8
12-20
Proposed
Units
(du)
63
284
879
180
795
Projected-
Flow
(!;/du/day)
280
270
213
200
184
School Site = 31.2 pop./ac x 80 = 2,496 gpd/ac
Employment Park = 37.5 pop./ac x 80 = 3,000 gpd/ac
Source: Cinti and Associates, 1987.
* .\ssumes 80 gallons/day/person.
* *Based on 3.5 persons/EDU (City of Chula Vista 1987)
Project
Flow
(mg/dav)
0.02
0.08
0.19
0.04
0.15
-
-
-
-
-
-
-
0.03
0.25
-
0.75 mgd
-
The northernmost portion of the site, comprised mainly of residential neigh-
borhoods, would drain .07 million gallons of sewage per day to the Otay Lakes
Road System. The SP A-I area's contribution to the Rice Canyon System would
be .67 million gallons of sewage per day. The Rice Canyon System would je
comprised of two trunk sewers, North and South, that are proposed onsite.
The North Trunk of Rice Canyon would be located in the canyon running east-
west between the northern and central ridges. The South Trunk of Rice
Canyon would be constructed within the residential neighborhoods on the south
side of East "H" Street. The system would carry flows generated from both
existing and proposed residences, the employment park, school properties, and
the existing pump station. The North and South trunks would merge at a point
west of the proposed employment park, ultimately connecting to the existing
12-inch line in "H" Street at Terra Nova (Figure 4-J-2). The interim pump
station serving the Otay Lakes Road system, on the east boundary of the
project site, would be eliminated as a result of the onsite improvements.
4-154
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The engineering analysis contained within the sewer addendum study (Appen-
dix E), indicates that the available capacities of the Otay Lakes and Rice
Canyon sewerage basins would not be exceeded as a result of projected sewage
contributions from the proposed development. The Rancho del Rey project
would, however, c.ontribute to the regional increase in sewage quantities
associated with rapid urban growth, although in itself, this would not consti-
tute a significant regional impact. The City of Chula Vista is currently
monitoring the municipal sewer system as part of a pending sewer system
master plan. This study was prompted by the fact that a number of sewer
lines within the city-wide system are presently at or beyond design capacity
(FrankIe, 1987). The results of this investigation should be utilized to more
accurately assess the potential impacts to regional sewage systems from the
proposed project. The developer would be responsible for construction of all
onsite sewage infrastructure, and may be required to contribute to any offsite
improvements that may be necessary for adequate service.
In addition to the described sewage facilities, the proposed SPA-1
development includes the construction of a sewer line maintenance road in the
Rice Canyon drainage basin. This road would be located predominantly along
existing trails adjacent to the main Rice Canyon channel, and is intended to
provide access for sewer line maintenance operations. Additional proposed
uses for the road include equestrian and hiking trail sites, as described in
Section 4-1 of this report. Portions of the proposed maintenance roadway may
deviate from existing trails, resulting in potential impacts to biological and/or
hydrological resources. These potential impacts are disc~ssed in Sections 4-C
and 4-E respectively. The location of the maintenance road would also
coincide with that of the main sewer line in Rice Canyon. In order to
facilitate sewer maintenance operations, the City of Chula Vista Engineering
Department has determined that above-ground manholes will be required along
the sewer line at approximately 400-feet intervals. These manholes would be
located along the side of the proposed road to facilitate vehicular, animal, and
pedestrian traffic, and would be equipped with bolted covers to preclude theft
or damage.
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In order to provide sufficient access, the proposed road must be designed to
accommodate the appropriate sewer maintenance vehicles and schedules.
Specifically, the roadway must provide at least a lO-foot width of unob-
structed, all-weather surface (Thomas 1987). This can be acco!TIplished by
surfacing the roadway with either decomposed granite to the specifications of
the City of Chula Vista Engineering Department, or surfacing with asphalt.
The use of decomposed granite would require appropriate load capabilities and
road maintenance to meet the needs of the City Engineering Department.
Mitig-ation Measures
The Rancho del Rey development would not produce any significant adverse
impacts to the City of Chula Vista's sewer infrastructure. Implementation of
the proposed project may require the developer to contribute financially or
through construction of the facilities required to provide adequate se..ver
service to the project site, based on the project's contribution. Construction
of the sewer line maintenance road could result in significant impacts to
biological and/or hydrological resources~ with appropriate mitigation measures
contained in those sections of the EIR. In addition, the following mitigation
measures should be implemented:
.
The sewer line maintenance road should be surfaced with decomposed
granite to the specifications of the City of Chula Vista Engineering
Department, if possible. Otherwise, the maintenance road should be
surfaced with asphalt, after conducting additional studies to determine
the effects (if any) of an asphalt roadway on biological and hydrological
resources in Rice Canyon.
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~v1anholes on the Rice Canyon sewer line should consist of above-ground
structures to facilitate sewer maintenance operations. These should be
located along the side of the maintenance road to avoid interference
with vehicular, animal, or pedestrian traffic, and should be equipped
with bolted covers to preclude theft or damage.
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Analysis of Significance
The Rancho del Rey proposed SPA-I Plan would not produce adverse impacts
on the City of Chula Vista's sewer infrastructure provided the developer con-
structs the required onsite sewer improvem~nts and all identified mitigation
measures are implemented.
J.3 SCHOOLS
Existing Conditions
The project site is currently undeveloped, and therefore, generates no demand
for educational facilities. The site is located within the jurisdiction of two
school districts: Chula Vista Elementary School District serves grades kinder-
garten through six, and Sweetwater Union High School District provides
education to junior high and high school students.
During the 1985/86 school year, the Chula Vista District was operating at
capacity with 13,821 students enrolled. The closest elementary schools to the
project site are Allen, Tiffany, Valley Vista and Sunnyside Elementary
Schools. The Sweetwater District was operating beyond capacity with an
enrollment of 24,578 students during the 1985/86 school year. The closest
secondary schools to the si te include Bonita Vista and Hilltop Junior High and
High Schools. In addition to the Rancho del Rey project, other developments
in eastern Chula Vista will contribute new students to the school districts.
The school districts' plans for new facilities have been considered in this
analysis.
Three elementary schools are planned to be built over the next five years,
according to the Chula Vista Elementary School District. One school will be
located adjacent to Southwestern College (approximately 1/2 mile southeast
of the project site), another in Terra Nova (approximately 1/2 mile west of
the project off East "H" Street), and the third in Eastlake I (approximately
3 miles east of the site off Otay Lakes Road). The capacity of each new
school would be approximately 600 students. Sufficient numbers of students
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have not yet been generated to signal an immediate need for any of these
facilities at this time. The capacities of the permanent facilities within the
Chula Vista Elementary School District and the current enrollments at the
schools that would service the development are as follows:
Allen
Tiffany
Valley Vista
Sunnyside
Capacitv*
651
744
500
.806
Current Enrollment1
477
692
483
739
*These capacity figures are based on current classroom use, and assu:ne a
maximum of 31 students per classroom.
1
1986-87 school year
In the case of secondary schools, the sta te's rated capacity for Bonita Vista is
1284 students; the current enrollment at the school is 1250 students. Accord-
ing to the Sweetwater Union High School District, a second junior high located
within a future phase of the Rancho del Rey development should begin con-
struction by the time Bonita Vista Jr. High reaches enrollment capacity.
Bonita Vista High School's maximum capacity is 1400 students; 'Nhile the
current enrollment is 1385. A second high school, located in Eastlake, is
scheduled for construction in 1988 with the facility opening by September
1990. The potential for another high school site is currently being discussed by
the School District and United Enterprises, a private developer with large
holdings just south of Eastlake.
Impacts
The Chula Vista Elementary School District assumes an average 'of 0.3
elementary students per dwelling unit (WESTEC 1987); full buildout of the
project would result in 2201 residences, and according to the District's
assumption, 660 new students. For the purpose of this analysis, the School
District's generation rate will be used to ensure adequate assessment of
facilities according to School District standards. Of the schools that would
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service the Rancho del Rey development, Tiffany and Valley Vista Elementary
Schools will receive 6 and 5 portables, respectively, for the '87-'88 school year
(Six 1987). Allen and Sunnyside Elementary Schools will operate one classroom
short if the student growth rate continues at the current rate. Therefore,
while phasing of the project would result in an incremental generation of
students, an additional elementary school would eventually be required to
provide adequate educational services to the Rancho del Rey development.
In addition to the three elementary schools planned in the project vicinity, a
12.6-acre parcel on the Rancho del Rey project site has been reserved as a
future elementary school site. Development of the school facility is not
proposed as part of the SPA Plan. The developers of Rancho del Rey may
dedicate the land to the School District, thereby receiving credit against the
total co~t of financing the faclli ty. It is an ticipa ted that funding would be
derived from a \-lelIa-Roos Community Facilities District, where the commu-
nity facilities district established may issue bonds or levy special taxes to
finance the school construction. Construction of the facility is proposed to
begin once a sufficient number of students are generated.
The Chula Vista Elementary School District does not anticipate that imple-
mentation of the proposed project would result in any impacts on the provision
of adequate educational facilities if funding and land for the proposed onsite
facility are guaranteed by the applicant. The District's policies state that
elementary schools must be developed in accordance with need; if a school is
not built onsile or those planned within the vicinity arc not phased concur-
rently with housing, a significant impact would be incurred on the existing
facilities within the District. However, this would represent only a short-term
impact if the additional elementary school was eventually developed onsite. If
facilities are built concurrently with housing, no impact would occur.
The Sweetwater Union High School District assumes an average of 0.3 students
generated per dwelling unit, and therefore, assumes that 660 secondary
students would be added to the School District at full project buildout. This
EIR analysis utilizes the School District's generation figure.
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Initially, junior high students generated by development of the Rancho del Rey
SP A-I would be. sent to Bonita Vista Junior High School. Assuming the new
junior high school within a future phase of the Rancho del Rey development is
built before Sweetwater Union High School District is unable to provide
adequate services, no impact to schools would occur. A tentative completion
date of 1994 has been established for the Rancho del Rey facility. According
to State Assembly Bill No. 2926, the applicant must contribute to the
construction of the school through development fees assessed by the school
district. Otherwise, current facilities would be significantly impacted on 8.
short-term basis until new facilities are built.
High school students generated by the implementation of the Rancho del Rey
project would be sent to Bonita Vista High School. The completion of the
EastLake High School would represent a significant increase in the School
District's capacity, and may accommodate some students currently enrolled at
Bonita Vista High School. If a third high school site is established south of
Eastlake, additional capacity would be acquired by the School District.
Therefore, the Sweetwater School District foresees no significant impacts to
current facilities as long as the schedule of constructing new facilities
remains concurrent with need. As mentioned previously, the phasing of
development would incrementally generate new students, allowing the school
districts more time in planning new schools, and therefore reducing the impact
on current facilities within the school districts to a level of insignificance.
Miti!?:ation i'vleasures
Although development of the Rancho del Rey project would increase demand
on the School Districts' facilities due to the additional students generated by
the project, new facilities are planned to compensate for the decreased
capacity. Provided that land dedication, financing, and construction of the
new schools are achieved in a timely fashion, no impact would result and
therefore, no mitigation measures would be required. Due to the number of
current and proposed growth projects in eastern Chula Vista, the capacity of
the School Districts and the ability of the Districts to provide educational
services are expected to experience cumulative impacts. However, because
the provision of additional capacity is a primary concern of the School
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Districts, and because the projected increases in the number of students are
being incorporated into their long-range plans, these cumulative impacts
should be mitigated by the phased implementation of additional facilities in
eastern Chula Vista.
Analysis of Significance
If the required elementary and high schools are not provided in conjunction
with Rancho del Rey development, the effect of this project constitutes an
incremental significant impact. The cumulative effect produced by the
proposed development and similar developments east of the project site is a
concern of the school districts. However, since the required facilities are
currently in the planning phase, and assuming construction schedules remain
the sarre. and that the developer of Rancho del Rey contributes the allotted
share of land and financial assistance for the proposed facilities, no significant
impact on school facilities is expected to result from implementation of the
project.
J.4 FIRE PROTECTION
Existing Conditions
The project site is within the service area of the Chula Vista Fire Department.
The closest sta tion to the project area is Fire Sta tion No.4, located .!3. t
861 Otay Lakes Road, (approximately one-half mile southeast of the project
site). Station No.4 consists of 1 company staffed with 3 f~refight~rs and
operates at a response time of 2 to 3 minutes to the project site and vicinity
(i\landeski 1987). In addition, a similar response time could be :net by
Station No.2, located at 80 East flJ" Street. According to the Safety Element
of the General Plan (197 4), a response time of -1 or less minutes is considered
acceptable, and fire stations are geographically distributed to provide for the
appropriate response. The maximum acceptable response time according to
the Chula Vista Fire Department is 7 minutes (Lopez 1987). The response
times to the project site are thus considered acceptable although the exact
response time and the station which would respond depends on the location of
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the onsite emergency. While new facilities would be sited and constructed in
response to population growth in eastern Chula Vista and associated increases
in response times, no specific thresholds currently exist to determine when the
ultimate need for these facilities would occur.
Impacts
The proposed development would incrementally increase demand for fire
protection services within the project vicinity. In addition, it would contribute
to the cumulative impact of growth in eastern Chula Vista on fire facilities.
A potential site, 1 acre in size, has been reserved for a fire station in the
southern portion of the project area, midway along East "H" Street. However,
the Fire Department has proposed an increase in the site size from 1 to
3 acres to incorporate a training facility for area firefighters. The current
training facility is located on a I-acre parcel adjacent to Station No.2 on East
"J" Street. That parcel is proposed to be developed with an additional station,
to be built by June or July 1987. Therefore, a new centrally located facility
would be required to service the Bonita, San Diego, and Chula Vista Fire
Departments. According to the Fire Department, the Rancho del Rey parcel
is the optimum location for the new facility. While Rancho del Rey will be
responsible for dedicating a fire station site, the associated financing require-
ments have not been finalized.
Station No.4 is scheduled for relocation further east to meet increased fire
protection demands as a result of proposed development east of Rancho del
Rey in the City of Chula Vista. This would occur within 4 to 5.years, after the
Rancho del Rey Station is completed. Therefore, assuming that the proposed
Rancho del Rey station is constructed in a timely manner, the provision of
adequa.te fire service to the proposed project would represent no impact on
fire services. If the facility is not constructed as planned, a significant
adverse impact would be incurred by the proposed project on existing
f aclli ti es.
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A related impact of the Rancho del Rey project on the provision of fire
services is related to the site design of the project. The Fire Department has
voiced a concern with the number of homes which are proposed to be located
adjacent to the open space chaparral areas of Rice Canyon. Because the
chaparral is highly flammable, certain site-related, landscaping, and architec-
tural design features would need to be incorporated into the final design of "the
lots to insure that a signficant hazard was not created upon project implemen-
ta tion.
:\-litigation :\Ieasures
To maintain adequate fire protection service to the Rancho del Hey project
site, expansion of existing City Fire Department facilities would be required.
With Station No.4 being planned for relocation further east, the addition of
the Rancho del Rey station would be necessary to maintain acceptable
response times to the project and vicinity. Assuming these facilities are
constructed, the proposed project would not produce any adverse impacts on
current facilities and no mitigation measures would be required.
~~Iitigation measures necessary to counteract the onsite fire potential include
adequate backyard setbacks and Dame resistant vegetation combined with a
low fuel firebreak; these measures should be incorporated into the final design
of the lots adjacent to open space areas, such as Rice Canyon, to the
satisfaction of the City Fire Department. Review of these and other fire
prevention measures should be a condition of tentativp map approval. L'1
addition, adequate water pressure must be provided to meet the City's fire
flow requirements. These measures are incorporated, thus reducing the onsite
fire potential to insignificance.
Analysis of Significance
The demand on existing fire facilities within the vicinity of the project would
increase as a result of project implementation, representing a significant
impact. The provision of a new facility onsite would compensate for the
increased demand thus reducing the impact to a level of insignificance. In
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addition, the use of low fuel firebreaks, setbacks and/or flame-resistant
vegetation on lots and hillsides adjacent to open space areas, such as Rice -
Canyon, would reduce the onsite fire potential to a level of insignificance.
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SECTION 5
REQUIRED CEQA SECTIONS
5.1 GROWTH INDUCEMENT
The Chula Vista General Plan (1970) estimates that by 1990 nearly half of the
city's population will be living in new communities located on the mesas and
foothills east of Interstate 805. The city desires to maintain control over the
pace and quality of development in order to assure that growth is orderly and
meets city standards.
The County of San Diego Regional Land Use Element and Map (August 1984)
contains several goals regarding urban growth. The thrust of these goals is to
manage urban growth so that balanced communities are planned appropriately
with facilities and urban levels of service. The Land Use Element also states
that future urban growth should be located contiguous to existing urban areas
while the rural character of non-urban lands should be retained (County of San
Diego 1984:Il-2).
The City of Chula Vista has been developing and refining a growth manage-
ment plan for the past several years. The plan's intent throughout its many
revisions has been to direct growth in and around the city in an orderly
fashion, to avoid leapfrog development, to protect and preserve the city's
amenities, and to guide growth in a general west to east direction. The
proposed growth management plan is intended to supplement and complement
the city's General Plan, and to provide a more specific approach to the
direction of growth.
The city's policy is intended to promote incremental growth from west to e8st,
but to remain Dexible to allow consideration of topographic, economic, social,
and other factors relative to new development when necessary. Provision of
public facilities concurrent with growth is considered an important guide, as is
the idea of urban in-filling as opposed to "leapfrog" development. Preserva-
tion of open space and greenbelts by methods such as dedication of land,
purchasing of development rights, clustering, and zoning practices is recom-
mended as part of growth management in Chula Vista.
5-1
The proposed Rancho del Rey SP A-I project involves a SPA Plan and tentative
maps for an 808.6-acre residential community with associated commercial,
industrial and public faclli ties. The SP A-I project constitutes the first of four
SP As to be developed in the El Rancho del Rey Specific Plan Amendment area.
Land surrounding the site is currently developed with residential (and some
associated commercial and community facility) land uses. The implementation
of the Rancho del Rey SP A-I Plan and tentative maps would include construc-
tion of 2201 residential units of mixed densities and types; 2 employment parks
parcels totalling 84.5 acres; 2 community facility parcels totalling 5.6 acres; 2
neighborhood parks totalling 21.7 acres; a 34.0-acre community park; a 12.6-
acre school site; and 7 open space parcels totalling 272.6 acres. The Rancho
del Rey SP A-I community would require facilities, improvements, and exten-
sions to provide urban levels of servcie including water, sewer, educational
facilities, recreational facilities, circulation, law enforcement and fire protec-
tion.
The proposed project incorporates most of these measures expressed in the
city and county growth management plans. The public facilities and utilities
are planned to be provided concurrently with need, and an open space and park
system are proposed. A circulation system, including pedestrian and bicycle
trails connecting various portions of the community, is also planned.
Implementation of the proposed Rancho del Rey SP A-I Plan would not have
significant, adverse growth inducing impacts. Approval of the project may
encourage potential adjacent developments (in SPAs II-IV) to occur sooner than
would otherwise take place without the project. However, since the project
site is surrounded by land zoned for urban growth, the development of Rancho
del Rey would not conDict with the City of Chula Vista goals for directing
growth.
.
In the environmental analysis performed for the :\1aster EIR for the EI Rancho
del Rey Specific Plan (WESTEC Services, 1985), the full range of environ-
mental effects were determined to be potentially significant for imple-
mentation of the Specific Plan and were addressed in that document. The
issues which were determined to be not significant in that analysis, and were
subsequently deleted from the current analysis of the potential effects of the
Rancho del Rey SPA-I Plan implementation, include air quality, solid waste
disposal, energy consumption and conservation and socioeconomic impacts.
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5.2 RELATIONSHIP BETWEEN LOCAL SHORT-TER!\l USE OF THE ENVIRON-
MENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM
PRODUCTIVITY
The proposed use of the project site environment would involve the elimination
of open space land uses and the development of a permanent, multifaceted
urban community. While some open space opportunities would, therefore, be
precluded, the proposed development would conform to current (and proposed)
long-term land use designations.
The Rancho del Rey SP A-I project would provide a variety of land uses
including employment, residential, commercial, open space, educational, and
recreational uses in an area within the City of Chula Vista's sphere of
influence which is growing rapidly. The project would result in an increased
housing stock for the City of Chula Vista and in a net gain of public use funds.
This development would, however, have certain other long-term effects on the
environment.
The following discussion is a sum mary of the project-related impacts which
may be significant on a cumulative basis, i.e., when combined with other
existing, approved, and reasonably foreseeable future projects, and may affect
the overall maintenance and enhancement of the long-term productivity of the
area. A more detailed impacts analysis for each issue is included in Section 4
of this EIR. The reader is referred back to the appropriate subsection for the
complete analysis.
Traffic Circulation and Access: The effects of project traffic in combination
with ultimate development of the surrounding Rancho del Rey SP A-I vicinity,
as discussed in Section 4.F, were evaluated in the traffic analysis completed
for this project. The local cumulative impacts were considered in that study,
and circulation improvements necessary to accommodate total traffic genera-
tion were identified. The improvements which would be required as condi tions
of project development are indicated in the Traffic Circulation and Access
mitigation measures. The project would also, however, con.tribute to the
overall increase Of traffic volumes in the City of Chula Vista and the entire
San Diego region.
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Water Availability: The proposed project would incrementally increase
regional water consumption, although implementation of the SPA Plan would
represent an insignificant impact on current water availability. The conserva-
tion measures as proposed by the project would reduce water requirements.
Regional water supply impacts, however, are potential with any proposed
development unless a solution to the loss of California's imported Colorado
River supply is found.
Sewer Services: Development of Rancho del Rey SP A-I would incrementally
reduce the capacity at the Point Lorna Metro Sewer System; however, due to
the large area served by the system and the comparatively small increase
generated by Rancho del Rey, the project would not represent a significant
impact to regional sewer services. When combined with similar projects
within the vicinity, a potentially significant cumulative impact could occur
upon the City of Ch'ula Vista's sewer infrastructure if not mitigated through
the construction of additional facilities. These facilities would require
additional maintenance. It should be noted, however, that the additional
facilities proposed as a portion of the. SPA-I plan would increase the total
amount of gravity flow sewer line, and allow the elimination of an existing
interim pump station.
Hvdrologv/Drainage: Development of the project site could increase the
potential for downstream drainage and flooding problems due to increased
runoff associated with urban development. As a conditIcn of project develop-
ment, therefore, engineering and design features would be required to ensure
that the volume and rate of runoff does not exceed existing, predevelopment
levels. With these features, the project would not contribute to cumulative,
offsite drainage impacts. The project would, however, require the mainte-
nance of additional drainage facilities onsite that were not previously neces-
sary. .
Considering the existing and proposed land use designations on the site,
planned urban development is considered an appropriate and productive long-
term use of the project site. In addition, the proposed development contains
both local and regional beneficial impacts, including increased economic and
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recreational opportunities. However, the proposed uses of the site would have
indirect, adverse effects on the long-term enhancement of the area as well.
5.3 SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES
Development of the project site would result in the loss of open space
resources. However, during previous approvals on the initial stages of the
project it was determined that the proposed development 'constitutes a more
beneficial use of the si tee
Visual resources on the project site would be substantially altered by the
proposed development. The provisions contained in the SPA Plan do not,
however, conflict significantly with the City of Chula Vista's urban zone
classific~tion. Grading of the project site for development, however, would
permanently alter the existing site topography.
Energy and water resources would be committed in site preparation activities
(grading and construction) and as part of future site usage. The project would
also require a permanent commitment to provide public services. Energy
sources, i.e., natural gas, electricity and fossil fuels consumed during- con-
struction, are irreplaceable. A permanent loss of natural resources used for
building materials and support of urban land uses would also occur.
Ambient noise levels in the project vicinity would increase because of higher
traffic volumes as well as other noise sources associated with urban activities.
~oise levels would not exceed land use compatibility stanJards, however, if
mitigation measures are incorporated.
Biological resources on the project site would be permanently altered from
their existing state. Although a portion of the si te is proposed to be retained
in open space, ridgetops and the upper portions of ridges would be altered from
chaparral to non-native plants. Areas near development would be altered to
conform to fire safety requirements. Finally, riparian areas would be affected
by the installation of drainage structures in the canyon areas.
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SECTION 6
ALTERNATIVES
The California Environmental Quality Act (CEQA) requires that an EIR include
a discussion of reasonable project alternatives, including a No Project Alterna-
tive. This discussion is to focus on alternatives "capable of elimina ting any
significant adverse environmental effects or reducing them to a level of
insignificance" (CEQA: Section 15126(d)(3)).
Three alternatives were identified and discussed in the l'vlaster Environmental
Impact Report for the EI Rancho del Rey Specific Plan Amendment Area (EIR-
83-2): the Existing Specific Plan (No Project) Alternative, the Alternative
Specific Plan Amendment, and the No Development Alternative. For the
purposes of this EIR, the reader is referred to the ;\laster Plan EIR for the
EI Rancho del Rey Specific Plan for the discussion of these alternatives in
addition to the following.
6.1 ~O PROJECT ALTERNATIVE
Under the No Project Alternative, the project site would remain in tis 9resent
condition (see Section 3: Existing Conditions) and no development would
occur. The formal and informal open space uses currently associated with the
site would likely continue; unless existing access points to the site ''''ere
restricted, use of onsite dirt roads by pedestrians and off-road vehicles would
be expected to increase as development intensifies in the vicinity of the site.
East "H" Street would not be widened, none of the other com munity facili ties
would be constructed, and none of the utilities would be extended to the
project site.
Land Use: Implementation of the No Project Alternative would not require
the discretionary actions related to the project as proposed. Because of the
compatability of the SPA Plans and tentative map studies to the EI Rancho del
Rey Administrative Plan and Specific Plan Map, no land use policy impacts
would occur under the proposed project; additionally, no impacts to vicinity
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land uses are projected under the proposed project. Similarly, the No Project
Alternative would not result in any impacts to land use policies or vicinity land _
uses.
Landform/Aesthetics: Implementation of the No Project Alternative would
not result in the significant unmitigable impacts to landform and related
impacts to views in the project vicinity that are projected to occur with
implementation of the proposed project. The project site would remain in its
existing natural state and would not be subject to the extensive grading and
alteration of scenic corridors along East "H" Street and Otay Lakes Road. No
landform or aesthetic impacts would occur under the No Project Alternative.
Biolo~;Ical Resources: The No Project Alternative would result in no changes
to existing biological resources on the project site. Alteration of the existing
chaparral-covered hillsides and drainage way would not occur. The Rice
Canyon drainage would be expected to continue to erode under this alterna-
tive, with the rate of erosion related to the intensity of development upstream
of the project site.
Geologv/Soils: No impacts to onsite geological and soils resources would occur
under the No Project Alternative. Because no onsite construction would be
occurring, the remedial grading (as well as the extensive project design-
related grading) would not be necessary. None of the concerns regarding the
La Nacion fault would be applicable under this alternativ&>.
Hydrolog-y/Water Quality: Because the No Project Alternative would require
no grading for its implementation, would create no new sources of urban
runoff and would not increase the amount of impermeable surfaces on the
project site, impacts related to water quality and hydrology would not occur
with this alterna tive. The site would continue to drain in its present drainage
pattern; increases in runoff would be attributable solely to increased upstream
development east of the project site.
Traffic Circulation and Access: Implementation of the No Project Alternative
would result in no gain in the number of trips to be carried by the existing
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local and regional street systems in eastern Chula vista and by Interstate 805.
Likewise, none of the street improvements would be implemented with this
alternative. Therefore, no adverse impacts would be expected to result from
this alternative.
Noise: Noise levels on the project site would be reduced from levels forcast
for the project at proposed buildout. Increases in ambient noise levels on the
project site would be attributable only to offsite development in the vicinity
of the project site.
Parks, Recreation and Open Space: No new demands for recreational facilities
would be created with implementation of the No Project Alternative, addition-
ally, none of the proposed recreational facilities or trails would be constructed
under thi.; al terna tive.
Public Facilities and Services: The No Project Alternative would require no
new public facilities or services for the project site; no impacts on existing
facilities and services would occur.
6-3