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HomeMy WebLinkAboutRCC AGENDA PK 1990/03/12PROJECT NAME: Western Business Park PROJECT LOCATION: Northwest corner of Bay Boulevard and Palomar Street (APN 11617-011-04, ptn) PROJECT APPLICANT: Western Salt Company, 7220 Trade St., Suite 102 San Diego, CA 92121 CASE N0: IS-90-20 DATE: December 13, 1989 A. Project Setting The 4.62-acre project site is located at the northwest corner of Bay Boulevard and Palomar Street in the Coastal Zone.. The site is presently undeveloped and has been previously graded.. An abandoned well is located at the northeast portion of the- site. The well was capped recently in response to Department of Health Services safety concerns. Surrounding land uses include the Nellcor light industrial park to the north, Western Salt Company and adjacent salt ponds to the south and west. and light industrial/retail development. to the east. The San Diego and Arizona Eastern railroad Tines transect the easterly portion of .the site from north to south. An unimproved drainage channel lies east of the property and west- of .Bay Boulevard. The site lies at the southernmost portion of the City of Chula Vista's Local Coastal Program. B. Project Description The proposed project consists of two light industrial concrete tilt-up buildings. The project totals 65,880 sq. ft. with 122 adjacent parking spaces. The primary access will be off Bay Boulevard. An internal service court would be provided for delivery access, and service access would be provided at the northeast corner of the site off Bay Boulevard. C. Compatibility with Zoning and Plans The Chula Vista General Plan designates the site "Research & Limited Industrial and the current zoning designation is (IL) Limited Industrial. The proposed light industrial use is in conformance with the zone and the General Plan. To conform to the requirements of the Chula Vista Coastal Zone, .the applicant must obtain a coastal development permit prior to the issuance of building permits. The site is in the portion of the Coastal Zone subject to the review of the California Coastal Commission. -z- D. Compliance with the Threshold/Standards Policy 1. .Fire/EMS The Thresholds/Standards Policy requires that fire and medical units respond to calls within 7 minutes or less in 95% of the cases and within 5 minutes or less in 75% of the cases. The estimated response time i s 6 minutes, and the nearest fire station i s 1.5 mi 1 es away. The proposed project is in compliance with this threshold standard. The Fire Department will be requiring the installation of one (1) on-site fire hydrant and may require the installation of an automated .sprinkler system. 2. Police The Thresholds/Standards Policy requires that police units must respond to 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 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 proposed project is in conformance to this threshold standard because the Police Department indicated it is maintaining an acceptable-level of service in this area. 3. Traffic The Thresholds/Standards Policy ,requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS)."D" may occur during the peak two hours of the day at signalized intersections. Intersections west of I-805 are not to operate at a LOS below their 1987 LOS. No intersection may reach .LOS "F" during the average weekday peak hour. Intersections. of arterials with freeway ramps are exempted from. this policy. The Engineering Department has reviewed the proposed project and has determined that it would not adversely impact levels of service on surrounding roads or intersections. The Engineering Department will be requiring street improvements, as specified in Section E of this document. 4. Parks/Recreation The Thresholds/Standards Policy for Parks and Recreation is 3 acres/1,000 population. This threshold standard applies only to residential projects, therefore, the proposed industrial project is exempt from the threshold standard for Parks and Recreation. -3- 5. Drainage _ - -. _ - --. _.__ . ___.._ _. The Engineering Department will require that a detailed hydraulic and hydrology study be completed to properly locate the flood lines on the site. Future pad elevations shall be a minimum of one foot above the 100-year inundation line. Additionally, the natural drainage channel east of the site shall be stabilized to prevent erosion. Specific drainage issues are discussed in Section F of this document. 6. Sewer Review of the specific development proposals by the City-will ensure that sewage flows and volumes not exceed City engineering standards. The proposed project. will be required to connect to an existing 8-inch sewer main on Bay Boulevard. An industrial user discharge permit shall be obtained from the Metropolitan Sewage System prior to issuance of building permits: 7. .Water The Thresholds/Standard Policy requires that adequate storage, treatment and transmission facilities be constructed concurrently with planned growth and that water quality standards are not . jeopardized during growth and construction. The project will not exceed the threshold standards for water resources. E Identification of Environmental. .Effects An initial study conducted by the City of Chula Vista determined that although the proposed project could--have a significant environmental effect, subsequent revisions in the project design have implemented specific mitigation measures. Potential impacts deemed- to be potentially significant include: biology and visual impacts. Potential impacts deemed to be less than significant include: hydrology, geology/soils, and traffic. Biology Impacts Potential biology impacts are associated with the proximity of the site to habitat used by a variety of sensitive species. The Bel ding's Savannah Sparrow, California Least Tern, Black Skimmer,. Elegant Tern, and Snowy Plover are known to use the levees and salt ponds on the adjacent Western Salt Work's property to-the south and west. Although the project site, itself, is devoid of vegetation due to previous grading, potential biology impacts to adjacent habitat could result from lighting and glare impacts to the adjacent salt ponds. Potential. biology impacts would also result during the construction phase of the project from disturbance associated with construction-equipment noise and dust. -4- The salt ponds of the Western Salt Company are utilized as. resting and feeding areas for a variety of species of water birds which utilize the bay. The dikes which border the salt ponds support nesting colonies of both elegant and least terns. The salt pond dikes support the only nesting colony of elegant terns in the United States, and the least tern is state and federally-listed endangered species. The Snowy Plover, a federally-listed Category II species, also- uses the dike as a nesting site. The dikes are also used to support nesting colonies of Caspians & Forster's terns and black-necked stilts. San Diego Bay and the .Salton Sea are the only two nesting places remaining in Southern California for Forster's terns. The salt marsh savannah sparrow .has also been known to use the adjacent salt works area. Visual The project's location within the Coastal zone, immediately adjacent to the Chula Vista Bayfront, is associated with potential visual impacts. Development within the Bayfront should be given special design attention to ensure that development is properly sited and to minimize adverse visual impacts. Potential visual impacts associated with 'the proposed project are deemed to be less than significant. Site design requirements, including directional lighting to prevent unnecessary glare and light impacts to adjacent levees will minimize disturbance to sensitive bird species. To ensure the reduction of any potential visual impacts,. the location of parking areas and the lighting of parking areas will be reviewed at the design review stage. The provision of adequate landscaped buffers will be required in conformance to City Landscape requirements. These site design techniques will ensure that the views from Bay Boulevard will be enhanced and that the site proximity to the Bayfront will be considered. The following impacts have been deemed to be less .than significant: Geology/Soils An initial soils investigation was conducted on the site by Geocon (January 1990). The survey determined that there are no adverse soil or geologic conditions existing on the site which preclude the project development, provided that the recommended site preparation standards are followed. The site is not located on any known, active fault trace, however, The Rose Canyon Fault Zone is located within 1/2 mile of the site to the west.. Al l grading on site shal l be performed i n accordance with Geocon's Soils Report (Appendix C) and with City of Chula Vista Grading standards. Although the site has-been previously graded,. there is no record on file of a previous grading permit approved by the City. This will require special handling by the Engineering Department. -5- With compliance to site preparation standards, potential geology impacts are deemed to be less than significant. Hydrology The project site is adjacent to the bayfront and falls within the southernmost portion of the City of Chula Vista Local Coastal- Program. The project boundaries are not represented on the Federal Emergency Management. Agency (FEMA) floodplain maps, therefore, the Engineering Department does -not have sufficient information to determine whether the site falls within the 100-year floodplain. Due to the lack of hydrological information on site, the Engineering Department will be requiring a detailed hydrology and hydraulic study for the project, prior to the- issuance of grading. permits. Future pad elevation should be a minimum of one. foot .above the 100-year inundation lines. With the provision that a hydraulic study be required, the potential hydrology impacts are deemed to be less than significant. Traffic The proposed project is accessed off. Bay Boulevard, and the projected amount of traffic generated by the. proposed project is 1,506 ADT. Currently, this segment of Bay Boulevard is operating at Level of Service (LOS) "A" with 4,840 ADT. After the project is completed, the estimated LOS would remain "A", with a -total of 5,896 ADT. The Engineering Department has indicated that -the primary access roads are adequate to serve this project, provided specific traffic engineering standards are implemented. Traffic Engineering standards to reduce traffic impacts include. full street improvements, including 26 ft. half street pavement improvements to match existing northerly segment of roadway; and curb, gutter,- and sidewalk with ramps. Traffic signal fees will be assessed., and 36 ft. half street improvements will be required. Additionally, one 250 watt HPSV street light will be required just south of the main driveway. With implementation of these specific traffic engineering measures, potential traffic impacts are considered to be less than significant. F Mitigation necessary to avoid significant effects Specific mitigation. measures have been required to reduce potentially significant biology and visual impacts. Potential impacts deemed to be less than significant include geology, hydrology, and traffic. No specific mitigation measures have been required for these impacts. G Findings of Less than Significant Impact A Negative Declaration has been prepared pursuant to Section 15070 of the State ~EQA guidelines and the following findings have been made. -6- Based on the following findings, it is determined that .although the project described above could have a significant environmental impact, no environmental impact report will be required because specific biology and visual mitigation has been included in the project design. Through the provision of mitigation measures, potentially significant impacts have been reduced to a level of less than significant. 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- Tevels-, threaten to eliminate a plant or animal community, reduce the number or restrict the -range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. Although, the proposed Western Business .Park Project could have a significant adverse effect upon the quality of the. natural environment, it will -not have a significant effect because specific mitigation measures have been required to reduce potential impacts to a level of less than significant. The project conditions will ensure that any potentially adverse impacts will be reduced to a -level of less than significant. Mitigation of potentially significant biology and visual impacts are set forth in Section F of this document. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental. goals. The project is consistent. with. the .General Plan and zone. The project will not achieve short-term goals to the disadvantage of long-term goals because these long-term goals would be achieved through compliance with City threshold standards, site preparation standards and. specific mitigation measures set forth in Section F of this document. 3. The project has possible effects: which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the. effects of other current projects, and the effects of probable future projects. Although the proposed project would create cumulative impacts, such as temporary noise impacts relating to construction activities, these impacts are short-term and are not considered significant, since they. would occur during the construction phase of the project. -7- The impacts to the surrounding community will be incremental and the improvements will not cause significant growth in the surrounding community. There is no significant growth inducement nor cumulative impact associated with the project, provided that City standards are complied with. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The Geocon Report (January, 1990) did not identify any hazardous materials on the property.' The. project will not emit any hazardous gases,' noise, vibration, or radiation which. would impact human beings. There will be temporary noise impacts associated with the construction phase. of the. project, but these. will be short-term only. The project will not cause any substantial adverse impact to human beings., since no potential human health impacts were identified in the Initial Study. H. Consultation.. 1. 2. Individuals and Organizations City of Chula Vista: Maryann Miller, Environmental Review Coordinator Phil Landowski, Chula Vista Fire Department M. J. Donnelly, Engineering Department Eugenia A. Franco, Engineering Department Robin Putnam, Community Development Samir Nuhaily, Engineering Department Bill Wheeler,. Building. and .Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Ed Batchelder, Planning Department Shauna Stokes, Parks and Recreation Sweetwater High School District: Applicant's Agent Documents Thomas Silva: Bob Sawyer, Land Use Western Salt Co. 7220 Trade St., Suite San Diego, CA 92121 Planner 102 Chula Vista General Plan- Chula Vista Municipal Code IS-88-15 Rohr Industries Buildings 99 and 100 IS-85-21, Bay side Business park, Bay Blvd. and Palomar Street Dept. of Fish & Game, "The Natural.-Region of San Diego Bay," Oct. 1973 Survey of Bel ding's Savannah Sparrows in California, Sept. 1986 -8- 2. Documents (cont'd) A Report to the U. S. Navy Natural Resources Management Branch Chula Vista Bayfront Specific Plan Coastal Development Permit Procedures Manual, Sept. 10, 1985 Phase II Chula Vista Bayfront Local Coastal Program, Land Use Plan, March 27, 1984 (as amended 4/89) Bay Blvd., Redevelopment Project FEIR, Westec Services, January 1979 This determination,- that the .project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initia} Study and any comments. on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIRONMENTAL REVIEW COORDINATOR EN 6-(Rev. 3/88) WPC 7086P ne a ' ~ ~ ~` g tive de~~aration PROJECT NAME: Municipal Code amendment (Title 19 - Zoning) to allow a limited number of development projects affected by the July 11, 1989 General Plan Update PROJECT LOCATION PROJECT APPLICANT: CASE N0: IS-90-28 A. Project Setting DATE: January 3, 1990 The proposed project is an amendment to Title 19 of the Chula Vista Municipal Code pertaining to implementation of the General Plan. Specifically, the proposed zoning text amendment would change the wording in Section 19.06.030 of the Municipal Code to allow the processing of a limited number of projects submitted prior to the approval of the General Plan Update. The proposed project would affect approximately seven development projects. These projects were submitted prior to the adoption of the General Plan Update on July 11, 1989. These projects would continue to be processed under the provisions of this zoning text amendment. B. Project Description The proposed Funicipal Code Amendment would take the form of an ordinance which would allow a limited number of development projects to be processed, provided they were initiated between adoption of the General Plan Update (July 11, 1989) and adoption of Ordinance Mo. 2327 (September 5, 1989). Ordinance No. 2327 restricts the processing of projects which are inconsistent with the updated General Plan. This proposed Municipal Code amendment would only apply to the limited number of projects affected by the 1989 General Plan Update and would not be applicable to future, proposed General Plan amendments. There are approximately seven development projects which have been brought to the City's attention and which would qualify for processing under this provision. Because of the limited number of projects which may qualify, the proposed Punicipal Code amendment would have little or no adverse effect on the newly adopted General Plan. Compliance with the City's environmental review procedures will be required so that each project will be required to undergo additional, separate review under the provisions of CEQA. Not site specific City of Chula Vista city of Chula vista planning department environmental review section ~~5~/ ~r 2~~~ CnY OF CHULA VISiA l -2- C. Compatibility with Zoning and Plans The proposed project involves an amendment to Title 19 of the Chula Vista Municipal Code and, upon adoption, will be compatible with the underlying zone designation on each individual site. Compatibility with the General Plan will be ensured through the requirement that a General Plan Amendment be processed subsequent to the physical development of any of the affected parcels. D. Identification of Environmental Effects There is no substantial evidence that the proposed project may result in significant adverse environmental effects, as determined by an initial study conducted by the City of Chula Yista. A negative declaration has been issued in accordance with Section 15070 of State CEQA Guidelines. E. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and, therefore, no environmental impact report is deemed to be necessary. 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 community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. . The proposed amendment to Title 19 of the Chula Vista Municipal Code would have no significant adverse effect upon the quality of the natural environment, including the reduction of fish or wildlife habitat. The proposed project will not have any significant effect upon the City's cultural or paleontological resources. The project proposes textual modifications to the existing zoning code only. Discretionary approval and further, separate environmental review will be required for each, individual project allowed under the provisions of this zoning code amendment. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. A General Plan Amendment will be required prior to the development of any affected parcels. The proposed textual modifications will not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals, since compliance with the City's threshold standards policy is required. -3- 3. The project has possible effects which are individually limited but "cumulatively considerable. As used in the subsection, 'cumulatively considerable' means that the incremental effects of an individual .project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. The project proposes only text and modifications to allow for the processing of a limited number of development projects. _„ Approximately seven pparcels may qualify under the proposed municipal ---erode amendment. Each indivi~uaY project would be subject to further discretionary approval and environmental review under the requirements of the California Environmental Quality Act. Further findings would be required of each individual project. Therefore, there are no cumulative impacts anticipated by the proposed project at this time. 4: The environmental effects of a project wilt cause substantial adverse effects on human beings, either directly or indirectly. There are no known hazardous materials on the seven proposed parcels. The proposed will result in only textual modifications at this stage and not the physical development of the parcel. The emission of any hazardous gases, noise, vibration, or radiation are not anticipated which could adversely impact human beings. No human health impacts were identified in the initial study. Consultation 1. Individuals and Organizations City of Chula Vista: Maryann Miller, Environmental Review Coordinator Phil Landowski, Chula Vista Fire Department Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Frank Herrera, Advance Planning Shauna Stokes, Parks and Recreation Mando Liuag, Planning Department Documents Chula Vista Municipal Code, Title 19 (Section 19.06.030) Chula Vista General Plan Update EIR, 1989 Chula Vista General Plan, 1989 IS-88-68 -4- - 3. Response to Public Review (x) The proposed project did not receive any comments from the public or adjacent public agencies during the public review -period. A copy-of the Initial Study is attached. ( ) The proposed project did receive comments from the public, but did not `address the Negative Declaration finding of the accuracy/completeness of the Initial Study. No response is necessary; and the letters are attached. ( ) Comments addressing the findings. of the draft Negative Declaration and/or accuracy or completeness of the Initial Study were received during the public review period. The letters and responses follows. 4. Initial Study This determination, that the project will not have a significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. Yu~~.u. ~ ~~, ENVIRONMENTAL REVIEW COORDINATOR EN 6 (Rev. 3/88) WPC 7093P negative declaration PROJECT NAME: Otay Business Center PROJECT LOCATION: Northeast and northwest corners of Maxwell Road and Otay Valley Road (APN 644-040-42, 43) PROJECT APPLICANT: Girard Financial Corporation, 4320 La Jolla Village Drive, Ste. 200, San Diego, CA 92122 CASE N0: IS-90-29 DATE: December 22, 1989 A. Project Setting The project site consists of a total of 5.69 acres of land in the Otay Valley Road Redevelopment Area of the City of Chula Yista. The site is bisected by Maxwell Road, which divides the site into two separate parcels. Parcel 1 is a 3.23-acre triangular-shaped lot west of Maxwell Road. Parcel 2 is a 4.77 rectangular-shaped lot east of Maxwell Road. Both parcels lie north of ~cay Valle,~,:~ Road. Parcel 1 (APN 644-040-42) has been previously graded and is presently vacant. Only a .97-acre portion of the parcel is proposed for development at this time. The site elevation on Parcel 1 varies from approximately 142 feet Above Mean Sea Level (AMSL) to 147.67 AMSL. An unimproved drainage swale traverses the southern portion of the parcel from north east to southwest. A drainage easement covers approximately 1,750 square feet of the site. Surrounding land uses include the Otay Industrial Park to the north; vacant land and the Otay River Valley to the south; industrial uses to the east; and industrial uses and Otay Valley Road to the west. The site has been previously disturbed, and there are no sensitive plant or animal species on the site. No significant cultural or paleontological resources would be eliminated by the proposed project. Parcel 2 (APN 644-040-43) was previously developed as the L&S Auto IJrecking Yard. That use has been discontinued, but remnants of the previous use remain, such as, abandoned vehicles and machinery, assorted debris, and a perimeter fence. The site elevation varies from approximately 140 feet AMSL to 150 feet AMSL. A drainage ditch bisects the eastern portion of the site, adjacent to Nirvana Avenue, from northwest to southeast. The southern most portion of the site falls within the Right-of-Way of Otay Valley Road and has been previously disturbed. Approximately 2,500 square feet of the site is dedicated for street improvements. city of Chula vista planning department environmental review section wr, .._r.:. cm of CHUTA VISTA .. -2- Surrounding land uses include the Crown Chemical Co. and R.E. Hazard Yard to the north; the Otay Industrial Recycling Park and Nirvana Avenue to the east; vacant land and the Otay River Valley to the south; and Parcel 1 of this project to the west. There are no sensitive plant or animal species utilizing the site, and no significant cultural resources would be eliminated by the proposed project. There is the potential for hazardous waste impacts associated with the previous auto salvage yard and this will be discussed in more detail in Section E of this document. B. Project Description The proposed project consists of the construction of five one-story industrial buildings totalling 72,516 square feet. Parcel 1 would consist of one 7,736 square foot building, and Parcel 2 would consist of four buildings totalling 64,780 square feet for a total of 80,252 square feet. Relevant discretionary actions associated with the proposed project site are a Design Review application for the entire project site with a tentative parcel map proposed on Parcel 1. The proposed parcel map would divide Parcel 1 into three lots. The 3.23-acre site would be divided into lot sizes of .97 acres, .86 acres, and 1.40 acres. Only the .97-acre parcel of Parcel 1 is proposed for industrial development at this time. The proposed industrial buildings would consist of concrete block construction with a building height of 22 feet maximum. Approximately 27 parking spaces are proposed for Parcel 1 and 227 parking spaces are proposed for Parcel 2. C. Compatibility with Zoning and Plans The proposed project is located within the IP (Industrial) zone subject to a precise plan. The General Plan designation is Research and Limited Manufacturing. The project site falls within the boundaries of the Otay Valley Road Redevelopment Project Area. The proposed industrial buildings are compatible with the zone and General Plan designations, as well as, the Otay Valley Redevelopment Plan. The proposed project will be subject to review by the Otay Valley Road Project Area Committee, the Otay Valley Road Redevelopment Agency, and the Design Review Committee. Physical development of the site will be subject to the guidelines of the Otay Valley Road Redevelopment Project Area Implementation Plan and Design Manual Addendum. D. Compliance with the Threshold/Standards Policy 1. Fire/EMS The Thresholds/Standards Policy requires that fire and medical units must be able to respond to calls within seven minutes or less in 95% of the cases and within five minutes or less in 75% of the cases. -3- Fire/EP1S response time would be approximately seven minutes and the nearest fire station location is 2.75 miles away. The project site would comply with the thresholds/standards policy. The Fire Department will be requiring fire hydrants and an automatic sprinkler system may also be required, due to limited fire flow in the area. 2. Police The Thresholds/Standards Policy requires that police units must respond to Priority 1 calls within seven 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 Priority 2 calls within seven minutes or less and maintain an average response time to all Priority 2 calls of seven minutes or less. The Police Department has indicated that they are able to maintain an acceptable level of service with this project. Traffic The Thresholds/Standard Policy requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of I-805 are not to operate at a LOS below their 1987 LOS. No intersections may reach LOS "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. Although the proposed industrial project could result in temporary traffic impacts in the vicinity during construction, construction phase impacts will be short-term and temporary. Both Nirvana/Otay Valley Road and Maxwell/Otay Valley Road intersections will be signalized in conjunction with the build out of the Otay Valley Road widening project. Potentially significant traffic impacts after project construction will be discussed in more detail in Section E of this document. Park/Recreation The Thresholds/Standard Policy for Parks and Recreation is three acres/1,000 population. This threshold standard applies only to residential projects. Therefore, the proposed industrial project is exempt from this threshold/standards policy. 5. Drainage The Thresholds/Standard Policy requires that storm water flows and volumes shall not exceed City Engineer Standards [P]. Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards. -4- The Engineering Department has indicated that existing off-site drainage facilities are sufficient to serve the project. These include type A inlets in Nirvana Avenue and Maxwell Road, with a 48-inch RCP in Otay Valley Road and a 42-inch RCP in Maxwell Road. Sewer The Thresholds/Standard Policy requires that sewage flows and volumes not exceed City Engineering Standards.[P] Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards. Existing infrastructure, including an 8-inch sewer line in Nirvana Avenue and Maxwell Road and a 10-inch sewer line in Otay Valley Road are deemed adequate by the Engineering Department to serve the project. 7. Water The Thresholds/Standard Policy requires 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 Otay Water District has indicated that water service is available to serve this project. Schools The Thresholds/Standard Policy requires that school district personnel are provided concurrently to development forecasts so that they may plan and implement school building and/or allocation programs in a timely manner. The Chula Vista City School District has indicated that due to overcrowded classroom conditions, a developer fee of 12Q per square foot of building area will be assessed for the proposed project. The project is in the Valle Lindo School attendance area, and the fee will help provide needed facilities. E. Identification of Potential Environmental Effects Geology/Soils Impacts A soils investigation performed by Geocon (1986) determined the presence of expansive soils associated with the Otay formation, stream terrace deposits, and fill soils on site. The soils report indicated that fill soils and the top one (1) foot of the stream terrace deposits are unsuitable in their present condition. Specific site preparation standards shall be required to comply with Geocon's finding in the soils report. There are no known or suspected seismic hazards associated with the project site. Site preparation standards are discussed in more detail in Section E of this document. Potential geology/soils impacts are deemed to be less than significant. -5- Hazardous Waste Impacts The previous use of Parcel 2 as the L & S Auto Salvage yard is associated with potential hazardous waste impacts. Hazardous waste issues center around the presence of six oil stained areas on site which are normally associated with auto wrecking and dismantling yards. Limited Hazardous Waste Assessments have been conducted to determine the significance of potential hazardous waste impacts on the site (Applied Consultants, March 23, 1989). The County of San Diego Hazardous Material Management Division and the Regional Water Quality Control Board have been contacted regarding the presence of hazardous waste on site. Laboratory analyses have indicated the presence of Total Recoverable Petroleum Hydrocarbons (TRPH) above the California Standard Limit. Recommended site remediation by the County of San Diego Hazardous Materials Management Division includes "scraping contaminated soil above 100 ppm TRPH from the oil stained areas, and disposing of the contaminated soil at a Certified Class II hazardous waste landfill." Based on the site assessment by Applied Consultants, as well as comments provided by the County of San Diego Hazardous Materials Management Division, it is deemed necessary to mitigate any potentially significant hazardous waste impacts by requiring compliance with the mitigation set forth in Section F of this document. 2. Noise Impacts The proposed project will require the operation of construction equipment on a short-term, temporary basis during construction and grading. Backhoe equipment will be required, as well as trucks to import and export fill dirt. Compaction equipment will also be used, and ready mix trucks to construct and pour cement foundations and hardscape will be required. This equipment will be required only during the construction phase of the project and will take place during business hours only. Noise impacts are considered to be temporary and are not deemed to be significant, with required compliance to City Noise Ordinance Standards. 3. Traffic Impacts A traffic study conducted for the Otay Valley Road Widening Project EIR (Keller, 1989) has been used to analyze potential traffic impacts associated with the proposed use. The Engineering Department has indicated that with the proposed project, the Level of Service (LOS) along Otay Valley Road will be LOS "D". The estimated ADT before the -6- project is 7,740 along this segment of Otay Valley Road and 8,100 ADT after the project. Approximately 365 ADT will be generated by the project. Currently, Otay Valley Road between Maxwell Road and Nirvana Avenue is a two-lane roadway with one travel lane in each direction. The current Level of Service is LOS "C". With implementation of engineering standards set forth as mitigation in the Otay Valley Road Widening Project EIR, the potential traffic impacts will be reduced to a level of less than significant. Engineering requirements include the undergrounding of overhead utilities and addition of pavement and street lights. Street improvements will comply with right-of-way requirements for this segment of Otay Valley Road. F Mitigation Measures Necessary to Avoid Potential, Significant Effects Geology/Soils Impacts Mitigation of potential geology/soils impacts will be provided through the site preparation standards set forth in the Geocon (June, 1986) soils report on pages 6 through 12. 2. Hazardous Waste/Human Health Impacts Mitigation of potential hazardous waste impacts will be provided through compliance to the requirements of the County of San Diego's Hazardous Materials Management Division and Regional Water Quality Control Board. The following County standards will be met in order to minimize potential hazardous waste impacts: a. Remove all contaminated soil with TRPH above 100 ppm. b. Collect verification samples of soil remaining on site and have analyzed by a State Certified Laboratory. The analyses shall include, at a minimum, EPA Method 418.1. c. Submit a report, including laboratory analyses and documentation of proper disposal of all contaminated soil to the County Hazardous Materials Management Division, the City of Chula Vista Planning Department, and the Regional Water Quality Control Board. 3. Traffic Impacts Mitigation of potentially significant traffic impacts will be ensured through compliance to the City's traffic engineering standards. The Engineering Department has indicated that the following improvements will be required: -7 - a. Street improvements, including the widening of this segment of Otay Valley Road in conformance with the standards set forth in the traffic study for the Otay Valley Road Widening Project EIR (Keller, 1989). b. The provision of street pavement, street lights, and the undergrounding of overhead utilities to meet the City Engineering Department standards. The project, as revised, now avoids or mitigates the potentially significant environmental effects previously identified, and the preparation of an Environmental Impact Report will not be required. A mitigated Negative Declaration has been prepared pursuant to Section 15070 of the California Environmental Quality Act Guidelines. The Mitigation Ponitoring Program required by AB 3180 is attached. G. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and 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 community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. The proposed Otay Business Center Project will not have a significant adverse effect upon the quality of the natural environment, including reduction of fish or wildlife habitat, and will not have any significant effect upon the City's cultural or paleontological resources. The proposed industrial project will not substantially degrade the quality of the environment since the majority of the site has been previously developed and does not contain unique, natural resources. The proposed project is subject to the implementation of specific planning and engineering design standards which serve to mitigate potentially significant environmental impacts to a level of less than significant. This will be ensured through compliance with the mitigation set forth in the Mitigation Monitoring Program. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The project is consistent with uses designated by the City's General Plan, the underlying zone, and the Otay Valley Road Redevelopment Plan designation. The project will not achieve any short-term goals to the disadvantage of long-term goals because these long-term goals will be achieved with compliance to City Threshold Standards and the specific mitigation measures set forth in Section F and in the attached mitigation monitoring program. -8- The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. Although the proposed Otay Business Center industrial project would create temporary noise impacts relating to construction activities, noise impacts are short-term and are not considered significant since they will be primarily confined to the construction phase of the project. The project has the potential for significant traffic, geology/soils, and hazardous waste impacts. Implementation of specific traffic engineering measures, hazardous waste remediation measures, and site preparation standards will ensure that potentially significant impacts to the environment are reduced to a level of less than significant. These mitigation measures are set forth in Section F of this document, as well as in the Mitigation F1onitoring Program which is attached. All impacts to the surrounding community will be incremental and the project will not cause significant growth in the surrounding community since the proposed project falls within the limits of the General Plan. There is no significant growth inducement nor cumulative impact deemed to be created by this project. Potential adverse, significant impacts will be reduced to a level of less than significant with the implementation of appropriate mitigation. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. Hazardous materials have been identified to exist in association with the previous use (L&S Auto Wrecking Yard) on Parcel 2 and constitute a potentially significant hazardous waste impact. The potential for adverse hazardous waste impacts will be mitigated to a level of less than significant through the mitigation measures discussed in Section F of this document and in the Mitigation P~onitoring Program. Consultation 1. Individuals and Organizations City of Chula Vista: Maryann Miller, Environmental Review Coordinator Phil Landowski, Chula Vista Fire Department Roger Daoust, Engineering Department Ken Larson, Building and Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Ed Batchelder, Planning Department Shauna Stokes, Parks and Recreation -9- Otay Water District: Manuel Arroyo Chula Vista City School District: Kate Shurson Applicant's Agent: 2. Documents Scott Cairns, HCH Partners 4877 Viewridge San Diego, CA AIA Avenue 92123-1667 Geocon Soils Report (1986) Chula Vista Draft General Plan Update (1989) Montgomery Specific Plan (1988) Chula Vista General Plan Circulation Element (1988) Chula Vista Municipal Code (1989) IS 86-53 Limited Site Assessment for L&S Wrecking (#H25519), County of San Diego, Hazardous Materials Management Division (July 11, 1989) Supplemental Report for L&S Auto Wrecking, Applied Consultants (March 23, 1989) Laboratory Analysis (#0446-89) for L$S Auto Wrecking, Amtech Laboratories (March 15, 1989) Limited Site Assessment (H26591), County Hazardous Material Management Division (March 1, 1989) Containment Assessment Report Preliminary Draft EIR, Otay Valley Road Widening Project Technical Appendices, Prepared by Keller Environmental Associates, Inc., June 16, 1989. This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ~a~ ~ . ~L~;~«1~ ENVIRONMEIJTAL REVIEW COORDItJATOR EIJ 6 (Rev. 3/88) WPC 7081P negative de~iaration PROJECT NAME: Telegraph Canyon t+ledical Center PROJECT LOCATION: Approximately 800 feet east of Paseo Del Rey on the south side of Telegraph Canyon Road (Assessor's Parcel Numbers 640-260-73; 640-070-26) PROJECT APPLICANT: Telegraph Canyon Medical Office Partnership CASE N0: IS-90-30 DATE: January 17, 1990 PROJECT SETTING The proposed project site is located approximately 800 feet east of Paseo Del Rey on the south side of Telegraph Canyon Road (Figures 1 and 2). The triangular shaped .54+ acre project site is on relatively level terrain and has been graded at some point in the past. The project site is currently vacant with evidence of some early successional vegetation (weeds) found on the site. On site elevation ranges from approximately 246 feet on the west to a maximum of 258 feet above mean sea level (AMSL) on the east. Average natural slope is approximately 2%. Telegraph Canyon Road borders the site on the north, a commercial office building to the west and open space to the south. The project site is located on recent alluvial materials and is underlain by the Bay Point Formation and unnamed undifferentiated near shore marine sandstone. Soil on site can be characterized by poorly consolidated, fine- to medium-grained fossiliferous sandstone. No faults or landslides are known to exist on the project site, although the La Nacion Fault Zone is located approximately 1/4 mile west of the property. The Elsinore and San Jacinto Faults, located some 45 and 65 miles, respectively, north.northeast of the property have the greatest potential as a source for damaging earthquakes. The Salinas soil series is represented on the project site. The Salinas soil series exhibits a clay loam texture and has a moderate to severe expansive potential. Zoning for the site is COP (Administrative and Professional Office). Zoning for surrounding properties includes: R.3 P10 (Apartment Residential) and PC (Planned Community) to the North; R.1 P4 to the south and east; and COP (Administrative and Professional Office) and R.1 P4 (Single Family Residential) to the west. Other land use considerations include the location of the project site within the scenic corridor of Telegraph Canyon Road. city of Chula vista planning department environmental review section ~« // /~~r an of CHULA VISTA -2- B. PROJECT DESCRIPTION The proposed project consists of site development (grading) and construction of a 15,162 square foot medical office building. Access to the site will be off of Telegraph Canyon Road onto a private driveway to be located on the west end of the project site. Site grading necessary to develop of approximately 4,500 cubic yards will be approximately 2 feet. the project site includes the placement of fill material. Average fill depths Hook-up to utilities will require the extension of gas lines, and tie-in to sewer and water located on Telegraph Canyon Road. C. COMPATIBILITY WITH ZONING AND PLANS Current zoning for the project site is COP. This zone is intended for Administrative and Professional Office uses. The General Plan designation is Commercial (Professional and Administrative). The proposed project is in conformance with the General Plan. Location of the project site within the scenic corridor of Telegraph Canyon Road requires additional review considerations. All projects adjacent to scenic routes are reviewed for the following: 1. Architectural design of structures; 2. Siting of structures; 3. Height control of structures; 4. Landscaping; 5. Signs; and 6. Utilities. Careful consideration of these design and siting considerations work to preserve and improve the scenic quality of Telegraph Canyon Road as a view corridor. The project incorporates these considerations through the provision of adequate set backs from Telegraph Canyon Road, variations in architectural details on the proposed structure, and incorporation of interesting landscape and hardscape features to soften views from the street. The appearance of the parking lot has also been softened through the use of landscape islands, in compliance with City landscaping standards. It is also important to note that the project would not be expected to dominate views from the roadway. Telegraph Canyon Road lies within a scenic canyon with mostly undisturbed hillsides along the flanks and stream channel to the north. The hillsides and stream-associated vegetation are the dominant visual features of the project vicinity. -3- D. COMPLIANCE WITH THE THRESHOLD/STANDARDS POLICY 1. 2. 3. Fire/EMS The proposed project site is within two miles of the nearest Fire Station. Estimated response time to the site would average 6 minutes. The threshold standards require that fire and medical units respond within or less than 95% of the cases and within 5 minutes or less in 75% of the cases. The Fire Department access deemed inadequate. To building will be required system. The project will fire hydrant. With these this threshold standard. Police on the north side of the building has been alleviate these concerns, the proposed to install an automatic fire suppression also be required to install one additional improvements, the project will comply with The Thresholds/Standards Policy requires that police units must respond to 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 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 City of Chula Vista Police Department was contacted and indicated u that service could be provided to the proposed development. The proposed project will comply with this threshold standard. Traffic Access to the proposed project would be off of Telegraph Canyon Road. The proposed project would impact area streets with the addition of approximately 710 average daily trips (ADT). The ADT on Telegraph Canyon Road would be expected to increase from the existing 23,630 ADT to 24,340 ADT. The level of service (LOS) at area intersections and roadways would be maintained at LOS B after the project. The City Engineer is requiring improvements in the form of curb, gutter, sidewalks and street lights on Telegraph Canyon Road. Undergrounding of utilities will also be required. With implementation of these engineering design standards, the project will comply with this threshold standard. 4. Park/Recreation The proposed project is exempt from payment of park impact fees due to its commercial character. -4- 5. Drainage The Thresholds/Standard Policy requires that storm water flows and volumes shall not exceed City Engineering Standards [P]. Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards. The project site is not within a flood plain. Surface drainage from the site would be collected via curb and gutter flow to the street. Adequate drainage is available for the project. The proposed project complies with this threshold standard and has been reviewed by the Engineering Department. 6. Sewer The Thresholds/Standard Policy requires that sewage flows and volumes shall not exceed City Engineering Standards [P ]. Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards. The desired sewer service connection for the project would be through a connection with a 15-inch sewer main located beneath Old Telegraph Canyon Road. The proposed project would be expected to generate approximately 4,500 gallons per day of liquid wastes. Sewer service required for the site is adequate to serve the design of the proposed project. The proposed project complies with this threshold standard and has been reviewed by the Engineering Department. 7. Water The Thresholds/Standard Policy requires 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 Otay Water District was contacted in regards to water service for this project. The fire flow requirement of 3,250 gpm can be provided in accordance with Water District requirements. The proposed project complies with this threshold standard. 8. Schools The project site is located within the Parkview School attendance area. Although the project would not be expected to increase school enrollment in area schools, School Impact Fees of $0.12 are currently being charged to help offset the cost of providing for temporary classrooms and new school construction. -5- IDENTIFICATION OF ENVIRONMENTAL EFFECTS Geology: A Geotechnical Investigation has been prepared for the project site by Geocon Inc. (March, 1989). Their report indicates that "the site is underlain by 1 to 2 feet of topsoil/fill soils and relatively dense alluvial soils." "These materials are considered unsuitable in their present state for support of settlement-sensitive structures. The soils should be removed, moisture conditioned and recompacted." Grading of the site will be required to be performed in accordance with the site preparation recommendations provided in the geotechnical report. With compliance to the necessary site preparation standards, potential geotechnical impacts are deemed to be less than significant. Visual: Potential visual impacts have been identified with the proposed project due to its location along Telegraph Canyon Road, which is a designated scenic corridor. Visual impacts are minimized by the project's setback from the roadway, architectural features, and landscaping requirements. Visual impacts are deemed to be less than significant, with compliance to specific design review considerations. MITIGATION NECESSARY TO AVOID SIGNIFICANT EFFECTS No potential significant impacts have been identified in the initial study conducted for the proposed project. There is no substantial evidence that the proposed project will cause a significant environmental effect, therefore, no mitigation is deemed necessary. FINDINGS OF INSIGNIFICANT IMPACT Based on the following findings, it is determined that the project described above will not have a significant environmental impact and no environmental impact report needs to be prepared. 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 community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. Biology - The site currently exists in a highly disturbed state and there are no sensitive plant or animal species on site. Grading has been performed at some point in the past. Vegetation on the site is comprised of primarily weedy species. Potential biological impacts have been deemed to be less than significant. Geology/Soils - Soils on the site will be suitable for construction of the proposed project, with adherence to the site preparation standards outlined in the geotechnical investigation. Potential geology/soils impacts are deemed to be less than significant. -6- 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The proposed project complies with the City's Threshold Standards, therefore, long-term environmental goals will be achieved. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. The proposed project is not associated with any significant, adverse cumulative impacts. The potential visual, biology and soils impacts have been deemed to be less than significant. 4. The environmental effects of the project will cause substantial adverse effects on human beings, either directly or indirectly. No substantial adverse effects on human beings are anticipated from the proposed project. No potential human health impacts were identified in the Initial Study conducted for the project. H. CONSULTATION 1. Individuals and Organizations City of Chula Vista: Mary Ann tdiller, Environmental Review Coordinator Steve Thomas, Engineering Department Bill Wheeler, Building and Housing Carol Gove, Fire Marshal Hal Rosenberg, Traffic Engineer Joel Chew, Parks and Recreation Frank Herrera-A, Advance Planning Steve Griffin, Current Planning Captain Keith Hawkins, Police Department Samir Nuhaily, Engineering Department Chula Vista City School District: Sweetwater Union High School District: Otay Water District Applicant's Agent: Kate Shurson Thomas Silva Manuel Arroyo Warren R. Coalson, Zucker Systems Ann Patton, 6HA, Inc. -7- 2. Documents _, City of Chula Vista General Plan Update (1989) Record of Actions by the City Council on July 11, 1989 Chula Vista Municipal Code, Title 19 Chula Vista Threshold Standards Policy (as amended 12/89) Geocon Inc. "Geotechnical Investigations for Medical Office Building, Chula Vista, California", March 1989 This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIRONMENTAL REVIEW COORDINATOR WPC 7091P n~gativ~ declaration PROJECT NAP1E: Chula Vista Growth Management Element PROJECT LOCATION: Not site specific PROJECT APPLICANT: City of Chula Vista, Planning Department 276 Fourth Avenue, Chula Vista, CA 92010 CASE N0: IS-90-31 DATE: January 31, 1990 A. Project Setting The proposed project is the Chula Vista Growth Management Element which will be implemented throughout the City of Chula Vista. The project is not site specific, therefore, there is no specific environmental setting which applies to this proposal. B. Project Description The proposed Chula Vista Growth Management Element would direct and coordinate growth by requiring that development be concurrent with necessary facilities and services. To ensure this objective, a set of growth management policies have been developed. These goals include: - The timely provision of public facilities and services; - The expansion of the City's economic structure to provide for a regionally-competitive local economy; - The provision of an adequate and well-designed housing stock to meet the needs of all segments of the population; - The provision of cultural enrichment, architectural, and environmentally sensitive design, creating an aesthetically pleasing community; and - The adoption of strategies to preserve natural resources and open spaces. C. Compatibility with Zoning and-Plans The proposed Growth Management Element is compatible with and will become the newest element of the General Plan which guides the orderly development of the City of Chula Vista. city of ~« // ~~ Chula vista planning department CFIY of _ environmental review section CHULA VISTA ~ ~ -2- D. Compliance with the Threshold/Standards Policy 1. Fire/EMS The Thresholds/Standards Policy requires that fire and medical units respond to calls within 7 minutes or less in 95Y of the cases and within 5 minutes or less in 75% of the cases. The estimated response time is 6 minutes, and the nearest fire station is 1.5 miles away. The proposed project is in compliance with this threshold standard. 2. Police The Thresholds/Standards Policy requires that police units must respond to 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 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 proposed project is in conformance to this threshold standard. 3. Traffic The Thresholds/Standards Policy requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of I-805 are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The Engineering Department has reviewed the proposed project and has determined that it would not adversely impact levels of service. 4. Parks/Recreation The Thresholds/Standards Policy for Parks and Recreation is 3 acres/1,000 population. This threshold standard applies only to specific residential projects, therefore, the proposed project is exempt from the threshold standard for Parks and Recreation. 5. Drainage The Thresholds/Standards Policy requires that storm water flows and volumes shall not exceed City Engineering standards. The proposed project is not subject to these requirements, since it is for the adoption of the City's Growth Management Element and no specific development project is proposed at this time. -3- 6. Sewer Review of the specific development proposals by the City will ensure that sewage flows and volumes not exceed City engineering standards. The proposed project is exempt from this threshold standard, since no specific development is proposed at this time 7. Water The Thresholds/Standards Policy requires that adequate storage, treatment and transmission facilities be constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. The project will ensure implementation of this threshold standard for water resources since it provides policy objectives for their protection. E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project would not have a significant environmental effect. A negative declaration has been prepared in compliance with Section 15070 of State CEQA Guidelines. The following is a discussion of impacts deemed to be less than significant. Potential impacts deemed to be less than significant are social and community factors. Social and Community Factor Impacts: Potential social and community factors are associated with the potential for changes in the growth rate of the City of Chula Vista through the implementation of the Growth Management Element of the General Plan. This is a potential impact due to the requirement of the Growth Management Element that growth be phased concurrently with the provision of public services and facilities, especially water services and facilities. One of the critical action programs outlined in the Growth Management Element is the preparation of a plan in conjunction with the City of San Diego, County Water Authority, Otay Water District, and Sweetwater Authority ensure the provision of adequate water supply and facilities concurrent with growth. This could result in an impact to the rate of growth in Chula Vista. Social and community factor impacts are deemed to be less than significant since the potential impacts on the growth rate are anticipated to be positive impacts by requiring that adequate public services and facilities be in place prior to development. The potential impacts to the growth rate are anticipated to be negligible, since some of the action programs and implementation measures included in the Growth Management Element have been available to the City and used in the past. ~ ~ -4- F. Mitigation Necessary to Avoid Significant Effects No mitigation is required since the potential social and community factor impacts have been deemed to be less than significant. G. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and 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 community, reduce the number or restrict the range of a rare or endangered Plant or animal, or eliminate important examples of the major periods of California history or prehistory. The proposed Growth Management Element would not have the potential to substantially degrade the quality of the environment, since its primary objective is to allow for growth while requiring the adequate provision of services and facilities. In this respect, the proposed project could potentially have a positive impact on the quality of the natural environment and the provision of adequate facilities. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The Growth Management Element would not achieve short-term environmental goals to the disadvantage of long-term environmental goals since long-term goals would be achieved through the action plans set forth in this document. The action plans required by the Growth Management Element include measures to develop long-term infrastructure and public services plans, as well as phasing plans for all public and private large-scale development projects. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. The proposed Growth Management Element is not deemed to have any significant, adverse cumulative impacts, but may actually provide for positive, cumulative impacts. Positive cumulative impacts would be associated with a more integrated approach to the control of growth in Chula Vista by ensuring that facilities and services are in place prior to development. -5- 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The proposed Growth Management Element is not anticipated to cause a substantial, adverse impact on human beings, and no adverse health impacts were identified in the initial study for this project. H. Consultation Individuals and Organizations City of Chula Vista: Roger Daoust, Senior Civil Engineer Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Hal Rosenberg, Traffic Engineer 2. Documents Growth Management Element of the General Plan, prepared for the City of Chula Vista by Lettieri-McIntyre and Associates, Inc. November 17, 1989. Chula Vista General Plan Update EIR, 1989 This determination, that the project will not have any significant environmental impacts is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ~~y ~u-u C~ • l ttic.LCE-E ENVIRONMMENTAL REVIEW COORDINATOR EN 6 (Rev. 3/88) WPC 7240P negative declaration PROJECT NAME: Grading Deviation Plan for 1311 Ridgeview Way PROJECT LOCATION: 1311 Ridgeview Way PROJECT APPLICANT: William Scholtens CASE N0: IS-90-32 A. Project Setting DATE: February 13, 1990 The project site is a split level single family residence with a swimming pool in the backyard located at 1311 Ridgeview Way in the Bonita area. A portion of. the pool area inadvertently was constructed outside the property boundaries, onto City-owned land. The total land area involved in the adjustment is about 1/6 acre. There are no sensitive materials, biological or cultural resources present on the site. The project before the City is to purchase that portion of City-owned land which is now occupied by the swimming pool area. Surrounding uses include open space to the north and single-family residences to the south, east, and west. B. Project Description The proposal is to adjust the property lines at 1311 Ridgeview Way in accordance with the proposal to purchase the section of City-owned land which was encroached upon during construction of a swimming pool on the site. As provided by the City's Grading Deviation Policy, the proposal for property line adjustments is to correct irregularities regarding intrusions into City-owned "open space" area, due to mistakes in the final grading of the property at the time of the subdivision and confusion regarding the actual location of property lines. As part of the project, the pool equipment located on the northwest corner of the property must be relocated or the soils under the equipment should be removed and properly recompacted. Council policy provides that City-owned land that is considered "saleable" will be subject to an environmental review prior to sale. Consideration for sale shall be subject to the approval of the Environmental Review Coordinator. This Initial Study has been carried out based upon requirements of this Council policy. C. Compatibility with Zoning and Plans The proposal is fora small lot line adjustment which will conform both to the R-E-P Residential Estates zone for the property and the General Plan designation of Low-Medium Residential. ~~cr, r•..4. ~u city of Chula vista planning department CIN OF environmental review section CHULA VISTA -2- D. Compliance with the Threshold/Standards Policy 1. Fire/EMS The distance to the newest fire station is 3/4 mile and the Fire Department's estimated reaction time is 2 minutes. As the threshold standard is 7 minutes, the Fire Department will be able to provide an adequate level of service for the proposed area without an increase in equipment or personnel. 2. Police There is no change in land use due to this proposal nor an increase in population, therefore, the Police Department will be able to provide service to this area within the Threshold Standards. 3. Traffic There is no traffic impact because there is no increase in land use intensity that would result in an increase in the number of automobile trips. 4. Park/Recreation There is no impact to parks and recreation services because there will be no statistical increase in population and the demand for park use and need is based upon population. 5. Drainage The Engineering Department has reviewed the proposed project and has determined that the drainage facilities are adequate to serve this project. 6. Sewer Sewer service is adequate and no increase in sewerage flows will result. 7. Water Not applicable. There will be no increase in water demand due to the proposed project. -3- Identification of Environmental Effects 1. Erosion In the soils report, (GEI, 1989) performed for this project, soils under the pool equipment were found to be loose and contain abundant vegetation and trash debris. This area has undergone some settlement and has been subject to severe erosion and undermining. Because the pool equipment is to be relocated or the soils under the equipment removed and properly recompacted, this does not constitute a significant environmental impact. Mitigation Necessary to Avoid Significant Effects 1. Erosion G. As part of the project, the pool equipment is to be relocated or the soils under the equipment removed and properly recompacted, therefore, no further mitigation is necessary. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and 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 community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. As is noted in the Initial Study, the proposed project will have no significant impact on the environment. There are no significant natural or manmade resources present on the site that could be impacted by the proposed project. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The proposed project does not have the potential to achieve short-term environment goals to the disadvantage of long-term environmental goals. -4- 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. Because the project is very minor in nature (about 1/6 acre), it will not result in any environmental impacts that are cumulative in nature. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The proposed project will not have any substantial adverse effects on human beings, either directly or indirectly. H. Consultation 1. Individuals and Organizations City of Chula Vista: Roger Daoust, Senior Civil Engineer Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Shauna Stokes, Parks and Recreation Keith Hawkins, Police Department Frank Herrera-A, Planning Department Steve Griffin, Current Planning Mary Ann Miller, Current Planning Lee McEachern, Planning Intern Applicant's Agent: Clifton Reed 2. Documents Title 19, Chula Vista Municipal Code Chula Vista General Plan EIR - City of Chula Vista Chula Vista Grading Deviation Policy This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. '} QituC (~ • j9•G ILL CLk.. ENVIRO MENTAL REVIEW COORDINATOR EN 6 (Rev. 3/88) WPC 7131P n~gati~ declaration PROJECT NAME: Brandywine Industrial Center PROJECT LOCATION: 1669 Brandywine Avenue PROJECT APPLICANT: Sudberry Properties, Inc. CASE N0: IS-90-34 DATE: January 24, 1990 A. Project Setting The project site consists of 7.1 acres of vacant land located on the east side of Brandywine Avenue, approximately 1,000 feet north of Otay Valley Road. The property characteristics involve existing slopes of 15% on the average with the maximum natural slope of 30% in the southeastern corner of the site. A leg of the La Nacion earthquake fault system transverses the westerly portion of the site in a north/south trend. This fault has been classified as "potentially active" because there is no conclusive evidence of movement in the past 11,000 years according to the California Division of Mines and Geology. Adjacent land uses involve vacant property to the north, south, east, and an industrial building to the west. B. Project Description The project consists of the construction of a 64,000 sq. ft. tilt-up concrete single-story industrial building with a 1,000 sq. ft. storage mezzanine and involves the movement of approximately 130,000 cubic yards of cut and 31,000 cubic yards of fill with the maximum depth of cut and fill amount of 30-35 feet. Although expansive and alluvial soils are present on the site, with the implementation of site preparation requirements, as specified by the soils engineers, potential soil impacts are not considered to be significant. A total of 140 parking spaces are provided. Because the project consists of the construction of new building space, school fees will be required. As part of the project, the applicant will be required to dedicate 7 feet of right-of-way on Brandywine Avenue and install one 250W HPSV street light. C. Compatibility with Zoning and Plans The project site is located within the 400 foot sensitive impact boundary of the Otay Valley Road Redevelopment Plan (the buffer between the industrial and residential area to the north) and is subject to the approval of the Project Area Committee, Design Review Committee, and the Redevelopment Agency. The proposed use conforms to the Redevelopment Plan, the General Plan designation of Research and Limited Manufacturing, and with the current zoning of ILP-Limited Industrial subject to a precise plan. ~«~/ /~`r city of Chula vista planning department Ci7Y OF environmental review section CHULA VISTA c ~ -2- D. Compliance with the Threshold/Standards Policy 1. Fire/EMS The distance to the nearest fire station is 2-1 /4 miles and the Fire Department's estimated reaction time is 6 minutes. This is within the established threshold standard of 7 minutes and the Fire Department will be able to provide adequate fire protection without an increase in equipment or personnel. Police The Police Department is currently maintaining an acceptable level of service based on the Threshold Standards. 3. Traffic The Threshold/Standards Policy requires that a Level of Service (LOS) "C" be maintained at all intersections, 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 existing Average Daily Traffic (ADT) is estimated to be 2,3II0. Upon project completion, the ADT would be expected to be 2,709. The estimated LOS would be "A" both before and after project completion, with implementation of Engineering Department design standards. Right-of-way dedication of 7 feet on Brandywine Avenue and the installation of one 250W HPSV street light will be required by the applicant. Therefore, the proposed project would be compatible with the City's Policy. 4. Park/Recreation The project does not propose any residential uses that would create impacts on park and recreational facilities. Therefore, the proposed project is compatible with City standards. 5. Drainage The Engineering Department has reviewed the proposed project and has determined that the existing drainage facilities are adequate to serve this project. 6. Sewer The Engineering Department has reviewed the proposed project and has determined that sewer lines adjacent to the site are adequate to serve this project. 7. Water The Otay Water District was notified and has not identified any constraints to providing adequate water supply for the project. c ~ -3- E. Identification of Environmental Effects 1 2. 3. Soils A Geotechnical Investigation was submitted by the applicant (Southern California Soil and Testing, Inc. 1984) which indicates the presence of expansive and alluvial soils on the site. With implementation of site preparation requirements, as specified by the soils engineers, potential soils impacts are not considered to be significant. Geology A leg of the La Nacion Earthquake Fault System which has not moved in 11,000 years, traverses the westerly portion of the site in a north/south trend. The geotechnical investigation recommends a 10-foot building setback from the fault line. The project is proposed to be at least 25 feet east of the earthquake fault line. Therefore, no potentially significant adverse environmental effects are expected. Human Health In 1981, existing hazardous wastes were sealed within clay-lined containment pits located east of the project site. These were then covered per the California Regional Water Quality Control Board Hazardous Waste Closure Requirements (closure order no. 80-06 ). A report site investigation was conducted for the adjacent site containing the clay-lined containment pits (Dames and Moore, 1989) and found that the containment structures are secure and that the site containments do not pose any risks to offsite residents. Since preliminary grading plans indicate that no off-site grading will occur with this project, there are no potentially significant adverse environmental affects due to the proposed project. 4. Noise The proposed project is a limited industrial warehouse/office building. Tenants for the shell warehouse building have not yet been selected. The applicant has submitted an acoustical analysis prepared by San Diego Acoustics, Inc. (December 1986) which addresses the proposed light industrial building. The report analyzes two potential "worst case" conditions that may result with future operations of the facility. The results of this analysis indicate that light industrial uses, which are required to operate indoors, will not exceed the maximum limits addressed in the Chula Vista Plunicipal Code which states that the hourly levels at the boundary must not exceed 55 d6(A) between the hours of 7:00 a.m, and 10:00 p.m. and 45 d6(A) between the hours of 10:00 p.m. and 7:00 a.m. C C -4- F. Mitigation necessary to avoid significant effects 1. Soils Since standard development codes require correction of adverse soils conditions prior to construction of buildings, no further mitigation is necessary. 2. Geology The building is proposed to be constructed at least 25 feet east of the earthquake fault line which is well within the minimum 10 ft. building setback recommended by Southern California Soil and Testing, Inc., therefore, no further mitigation is necessary. 3. Human Health Since no offsite grading is proposed for this project which could potentially rupture the hazardous waste containment structures, no mitigation is necessary. 4. Noise According to a report by San Diego Acoustic, Inc. (December 1986), with proposed light industrial uses, which are required to operate indoors, noise levels will not exceed City standards. Therefore, no further mitigation is necessary. G. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and 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 community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. The proposed industrial building will not degrade the quality of the environment. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The proposed industrial building does not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. C ~" -5- 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. The proposed industrial building will not result in any adverse environmental effects that are cumulative in nature. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The proposed industrial building contains no environmental effects which could adversely effect humans, either directly or indirectly. H. Consultation 1. 2 Individuals and Organizations City of Chula Vista: Roger Daoust, Senior Civil Engineer Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Shauna Stokes, Parks and Recreation Keith Hawkins, Police Department Frank Herrera, Planning Department Steve Griffin, Current Planning Mary Ann Miller, Current Planning Lee McEachern, Planning Intern Applicant's Agent: Larry Kloha Documents Title 19 Zoning, Chula Vista Municipal Chula Vista General Plan Chula Vista EIR Otay Valley Road Redevelopment Plan Site Investigation for former Omar Moore, 19II9) Code Rendering Facility (Dames and C ~ -6- This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIRONMENTAL REVIEW COORDINATOR ~~~ ~°' ~ 1 '" J EN 6 (Rev. 3/88) WPC 7134P February 22, 1990 --~ T0: Chairman and Members of the Resource Conservation Commission VIA: Bob Leiter, Director of Planning FROM: Douglas D. Reid, Environmental Review Coordinator~~~ SUBJECT: Recommendations to the City Council regarding Environmental Review Procedures (Agenda item N5) Pursuant to the Commissions discussions at the workshop meeting of February 12, 1990, and the administrative procedures modification now being implemented it is recommended that Commission send a memo to the Council outlining these changes and that the Commission would prefer to take time to evaluate the effectiveness of these changes. After reviewing the adopted procedures and the municipal code, no changes are necessary at this time. If in the future the Commission wants to make these procedures (or a modification) more permanent, a formal change can be made, but to do so now would be premature; more experience with this process is needed. Another role that the Commission discussed was that of a "Clearing House" or "Coordinating Commission" for the mitigation monitoring programs that are ~ being implemented for various projects. The Commission may want to make a recommendation in this regard. 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