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HomeMy WebLinkAboutRCC AGENDA PK 1990/04/09negative declaration PROJECT NAME: Rancho Del Rey Auto Park PROJECT LOCATION: PROJECT APPLICANT Rancho Del Rey, north side of East "H" Street on Paseo Del Rey and Tierra Del Rey in the Rancho Del Rey Employment Park Assessor Parcel Numbers 02. City of Chula Vista CASE N0: IS-90-33 A. Project Setting 640-292-04 to 16; 640-293-01 to DATE: Plarch 21, 1990 The proposed Auto Park would be located on approximately 40.00 acres of the previously approved Employment Park in the Rancho Del Rey SPA I Plan area. The Rancho Del Rey project is located north of East "H" Street and east of Interstate 805 in the eastern territory of the City (see Exhibit 1). The Rancho Del Rey Employment Park was originally approved for a mixture of office, commercial and light industrial uses. The Rancho Del Rey Employment Park site has been previously graded, and street improvements have already been implemented. No building construction has begun yet for the approved Employment Park uses, although minor grading would be required to reconfigure the existing pads to accommodate the proposed Auto Park. The proposed Auto Park would be located in the southwestern portion of the Rancho Del Rey Plan Area (see Exhibit 2). Due to previous grading, there are no sensitive plant or animal species presently utilizing the Auto Park site, however, open space areas immediately abut the site to the north. These open space areas provide mitigation of biological impacts associated with Rice Canyon, which were previously analyzed in the E1 Rancho Del Rey SPA I EIR (Michael Brandman and Associates, 1985). The previous Environmental Impact Report for the Rancho Del Rey Project included analyses of Biology, Land Use, Traffic/Circulation Noise, Fiscal Impacts, Cultural/Paleontological Resources, Geology/Soils, Hydrology/Water Quality, Landform/Aesthetics Air Quality, Parks/Recreation, Open Space, Public Utilities, Energy and Socioeconomic Impacts (E1 Rancho Del Rey Specific Plan Amendment Final Environmental Impact Report 1985). city of Chula vista planning department environmental review section wr, ._._~. clTV of CHUTA VISTA -2- A Mitigated Negative Declaration has been prepared for the proposed Auto Park project to provide a mechanism by which potentially significant environmental effects identified in the Initial Study are reduced and adequate mitigation is implemented. The Mitigation Monitoring Program required for the proposed Auto Park project includes specific mitigation measures to reduce potentially significant environmental impacts to a level of less than significant. The Mitigation Monitoring Program is included as Addendum "A" of this Mitigated Negative Declaration. B. Project Description The proposed Rancho Del Rey Auto Park would consist of approximately 40 acres of the 84-acre Employment Park (see Exhibit 3). The Auto Park would be designated for retail automobile sales and service by new car dealers with a limited amount of used car sales. The types of facilities which would be allowed in the Auto Park include new and used automobile and/or truck sales, automobile service and repair, automobile parts and accessories, retail and wholesale sales, and automobile washing and fueling for dealer use. Also included in the project proposal, but not subject to environmental review, is the proposed name modification of that portion of East "H" Street from I-805 to State Route 125 as "East H Street/Auto Center Drive". The internal circulation routes "Paseo Del Rey" and "Tierra Del Rey" are also proposed for a name modification to "Auto Center Circle". The proposed discretionary actions include amendments to the Rancho Del Rey SPA I Planned Community District Regulations and Employment Park Design Guidelines to create "Auto Center District" regulations. The creation of an Auto Center District would require the adjustment of land use regulations on the balance of the Employment Park site and the implementation of development agreements for Rancho Del Rey SPA II and SPA III development proposals. Also proposed is the vacation of two internal circulation loops in the Employment Park, Lazo Court and Avila Way. The 40-acres of proposed Auto Park uses would replace a corresponding amount of originally approved commercial and industrial uses in the Rancho Del Rey Employment Park. This will require that commercial and industrial land use designations on the remainder of the Employment Park site be reconfigured and adjusted accordingly. Although not all of the tenants for the Auto Park are known at this time, ultimately the Park could consist of approximately 10 to 11 different automobile dealerships. Surrounding land uses include the Rancho Del Rey Employment Park to the east and west, the Rancho Del Rey Open Space District and residential uses to the north, and existing residential uses to the south across "H" Street. The proposed Auto Park is physically separated from existing residential uses on the south by H Street and by the southern leg of Rice Canyon. Existing residential uses to the south are approximately 1,000 feet away from the proposed Auto Park site. -3- C. Compatibility with Zoning and Plans The proposed project involves an amendment to the Rancho Del Rey SPA I Planned Community District Regulations and Employment Park Design Guidelines, as well as development agreements for the Rancho Del Rey SPA II and SPA III projects. The proposal would change the land-use designations within the Employment Park to allow an "Auto Park" category. The Auto Park would be subject to special regulations and design guidelines as an "Auto Center District", as well as the regulations established for the Employment Park. With compliance to the regulations set forth for these proposed discretionary actions, the Auto Park would become compatible with the "EP" (Employment Park) zone for the Rancho Del Rey SPA I Plan and with the Land Use Element of the General Plan. Rancho Del Rey SPA I Planned Community District Regulations establish specific design criteria accompanied by a written text outlining operational standards for the entire Employment Park. These regulations would be amended to provide specific operational standards for the proposed Auto Park to ensure its compatibility with the underlying "EP (Employment Park) zone and land use designations. The Auto Park signage, lighting, and day-to-day operations would be required to be compatible with the existing Covenants, Conditions, and Restrictions (CC&Rs) for the Employment Park to ensure land use compatibility. D. Compliance with the Threshold/Standards Poli 1. Fire/EMS The Thresholds/Standards Policy requires must be able to respond to calls within the cases and within 5 minutes or less in of Chula Vista has indicated that this met, since the nearest fire station is associated with a 7 minute response time. 2. Police that fire and medical units 7 minutes or less in 95% of 75% of the cases. The City threshold standard will be 4 miles away and would be 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 has indicated that this threshold standards policy would be met. -4- 3. 5. 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 hours of the day at signalized intersections Intersections west of I-805 are not to operate 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 City Traffic Engineer has indicated that this Threshold Standard Policy would be met through implementation of the City's Transportation Phasing Plan (TPP). Traffic impacts are discussed in detail in Section E of this document. Parks/Recreation The Thresholds/Standard Policy acres/1,000 population. This residential projects, therefore, this standard. for Parks and Recreation is 3 threshold standard applies only to the proposed project is exempt from Drainage The Thresholds/Standard Policy requires that storm water flows and volumes shall not exceed City Engineering Standards.CP] Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards. The Auto Park will be required to comply with the drainage requirements established by the City Engineering Department. Sewer The Thresholds/Standard Policy requires that sews shall not exceed City Engineering Standards.CP] will provide necessary improvements consistent Plan(s) and City Engineering Standards. The required to comply with the City standards infrastructure. 7. Water ge flows and volumes Individual projects with Sewer Master Auto Park will be concerning sewage 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 Auto Park will comply with this threshold standard. -5- Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project could have one or more significant environmental effects. Subsequent revisions in the project design have implemented specific mitigation measures to reduce these effects to a level of less than significant. 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 in accordance with Section 15070 of the State CEQA Guidelines. Specific mitigation measures have also been set forth in the Mitigation Monitoring Program which is attached as Addendum "A." The following impacts have been determined to be potentially significant and are required to be mitigated to a level of less than significant: LAND USE, VISUAL/LIGHTING, NOISE AND TRAFFIC. A discussion of each of these potentially significant impacts is provided. 1. Land Use Potentially significant land use impacts are associated with the proposed change in the previously-approved Employment Park uses from "Employment Park Manufacturing and Office District" and "Employment Park Commercial/Service District" to "Auto Center District." This proposal represents a significant departure from land uses previously approved at the employment park site. Discretionary actions include an amendment to the Rancho Del Rey SPA I Planned Community District Regulations and Employment Park Design Guidelines. A development agreement will also address the proposed land use changes. With these proposed actions, the Auto Center would become an allowed use under the "EP" (Employment Park) zone of the Rancho Del Rey SPA I Plan. Land use compatibility will be ensured through implementation of the Rancho Del Rey SPA I Planned Community District regulations and Employment Park Design Guidelines. These regulations include stringent design criteria for setbacks, building heights, parking, landscaping, density, fencing, signage, performance and operation standards for the Auto Park. Compatibility issues will also be addressed through implementation of one or more development agreements which will require that certain conditions be met in order to allow the Auto Park to be constructed. Land use compatibility will be ensured through strict compliance to the CC&Rs developed for the Employment Park. -6- Auto Park land-use regulations will be implemented and enforced by the City of Chula Vista and all officials charged with the issuance of licenses and/or permits for the Auto Park to ensure that potentially significant land use impacts are reduced to a level of less than significant: Specific project mitigation for potentially significant land use impacts is outlined in Section F of this document, a well as in the Mitigation Monitoring Program attached as Addendum "A." 2. VISUAL/LIGHTING Potentially significant visual impacts are associated with the proposed night and display lighting associated with the Auto Park. Potentially significant visual impacts relating to lighting were analyzed in detail in two separate lighting studies prepared by different lighting consultants. First, lighting guidelines were presented by Spaulding Lighting, Inc. (December, 1989) to serve as a guide to the automotive dealers in the selection and placement of outdoor lighting in an environmentally sensitive manner. The Spaulding Study provided recommendations on the type and size of lighting fixtures for adequate lighting of the proposed use for both display areas and for security purposes (see Addendum "B"). Second, a more detailed lighting study was conducted by Lighting Consultants of San Diego (February, 1990). The objective of this lighting study was to analyze potential light and glare impacts on the surrounding environment. The visual impact of proposed lighting of display and storage areas was analyzed more in relation to surrounding land uses in this study (see Exhibit 4). Particular attention was paid to potential visual impacts to adjacent, residential land uses (see Addendum "C"). As outlined in the Lighting Consultants' Study, the primary visual impacts anticipated from the proposed Auto Park use are brightness and glare. The study considered the pole heights, materials, specific fixtures, light mountings, locations and alignments proposed. These variables were analyzed to determine the most effective, yet environmentally sensitive, lighting available for the proposed use. Potentially significant visual impacts would occur from the proposed Auto Park since outdoor auto sales typically use lighting to attract customers. Lighting is also necessary for security reasons at auto dealerships, thereby creating potentially significant brightness and glare impacts to surrounding uses (see Exhibit 5). -7- Recommendations established in the Lighting Consultants' Study, such as lowering the average lighting level would lower overall area brightness and ensure visual uniformity with surrounding land uses. Visual impacts from lighting would also be reduced through the use of landscaped screening and shielding to soften views from adjacent land uses. Visual impacts are also associated with the signage required for an Auto Park use. Due to the potential for significant, adverse visual impacts related to signage, a project redesign was required to reduce visual impacts by allowing only monument type ground level signs. No pole or roof-mounted signage will be allowed at the Auto Park, and signage will be limited in size and quantity. Additionally, the originally proposed freeway sign at I-805 entryways was deemed to be infeasible, thus resulting in further project modifications. No freeway-oriented directional pole signs will be allowed for the proposed project and all signage will be required to be internal in nature, in order to blend in with surrounding land uses. With implementation of specific project mitigation for visual impacts set forth in Section F of this document, a well as in the Mitigation Monitoring Program, visual impacts associated with light and glare impacts and signage would be reduced to a level of less than significant. 3. Noise Potentially significant noise impacts are operation of a proposed Auto Park use, with vehicle repair and maintenance facilities. 1990) was conducted to assess the potE conformance to the City of Chul a Vista Noise to future, planned residential uses in the planning area (see Addendum "D"). associated with the its proposed auxiliary A noise study (ERCE, ~ntial noise impacts, Ordinance, and impacts Ranch Del Rey SPA I Existing conditions at the project site were analyzed and one hour sound level measurements were taken at the northern boundary of the project between the hours of 5:00 p.m. and 6:00 p.m. on January 22, 1990. The resultant, peak one hour sound level was 46.5 dBA Leq (equivalent sound level). The primary noise sources expected from the Auto Park would result from vehicle repair and maintenance, in addition to proposed auto sales activities and additional, cumulative traffic generated. The primary noise source associated with vehicle repair would be the use of pneumatic tools and the pounding of metal during repairs. These activities could generate noise levels as high as 78 dBA from a distance of 50 feet away. -B- Noise levels generated by the use of pneumatic tools occur for brief periods of time. It can be expected that the average noise levels generated by the repair facilities would be a maximum of 65.7 dBA 50 feet away from a 5 or 10 bay, open door facility. Acoustical analyses were performed to project the anticipated noise levels generated from the closest automobile dealership to the closest planned residence in Rancho Del Rey SPA I. Results of the noise study indicated that the maximum A-weighted Leq (equivalent sound level) at the closest residence would not exceed 47 dBA, due to its physical separation from the site by the topography of Rice Canyon and the distance of approximately 530 feet. Noise impacts generated from the project would comply with the 55 dBA Leq maximum hourly sound level standard for single-family residences in the City of Chula Vista. Noise attenuation, or reduction is thus provided due to the distance from surrounding residential land uses. The use of landscaping and berming techniques will serve to reduce noise impacts even further. The proposed project would not be allowed to have a public address system as indicated in the noise study, so this would not be an impact. Due to project redesign, employees will be individually equipped with beepers for internal communication; thereby reducing noise impacts. All vehicle repairs and maintenance activities will be required to be performed in fully-enclosed building areas. The hours of operation proposed for the Auto Park are 7:00 a.m. to 10:00 p.m. The closest planned residence will be located approximately 530 feet north of the Auto Park and will be physically separated by one of the northern legs of Rice Canyon. Surrounding land uses will be buffered further through the provision of landscaped screening and the use of a noise attenuation wall or berm. Even without the construction of an 8 ft. high noise attenuation wall, however, noise impacts are deemed to be less than significant. With compliance to specific noise mitigation established in Section F of this document, as well as in the Mitigation Monitoring Program, potentially significant noise impacts would be reduced to a level of less than significant. 4. Traffic/Circulation The City Engineering Department required that potential traffic/ circulation impacts from the Auto Park be analyzed in detail in relation to the surrounding circulation network. A traffic study was conducted by Bankston/Pine Associates, Inc. (December, 1989) to assess the project's potential for significant traffic impacts beyond those previously analyzed for the Employment Park. This study was -9- reviewed by the City Traffic Engineer and traffic mitigation was developed by the City Engineering Department to reduce potentially significant traffic impacts to a level of less than significant (see Addendum "E"). Potential Traffic Impacts The project includes redesignation of 40.0 acres of Industrial land in the Employment Park to Auto Park and 2.9 acres to Commercial. Of the total 84.5 acres in the business center, 42.3 acres were originally approved to be developed in Phase I and the remaining 42.2 acres were to be developed in Phase 7. This project moves an additional 18.3 acres from Phase 7 to Phase 1. Traffic generation rates of 200 Average Daily Trips (ADT) per acre are expected from the industrial development and 400 ADT per acre from the proposed commercial development. A traffic generation rate of 270 Average Daily Trips (ADT) per acre was calculated for the proposed Auto Park, based upon research conducted by the City of Chula Vista and its traffic consultant. Similar auto park uses in other jurisdictions were analyzed to provide a comprehensive basis for analyses. The projected 270 ADT takes into consideration customer test drive trips to and from the Auto Park facility. Thus, the results of the traffic study indicated that the existing approved Business Park will generate 18,240 ADT (6.7 acres at 400 trips/acre plus 77.8 acres at 200 trips/acre). The proposed changes in land use associated with the Auto Park will generate 21,620 ADT (9.6 acres at 400 trips/acre, 40.0 acres at 270 trips/acre, 34.9 acres at 200 trips/acre). This is an overall increase of 3,380 ADT. Although this represents an increase in traffic volumes over what was previously approved, the City Engineering Department has indicated that anticipated street improvements in the overall circulation system would adequately absorb this increase. The study also indicates that the short term increase in Phase 1 traffic due to the Auto Park will be 7,000 ADT (16,860 ADT under the proposed development as compared to the 9,860 ADT originally approved) for the Employment Park. Since 72% of the project traffic will be distributed no East "H" Street through the Hidden Vista intersection, there will be an increase in traffic volumes of 11,693 ADT over present volumes. Thus, project traffic plus existing traffic will result in a total volume of 43,443 ADT. When considering traffic generated by other developments, traffic mitigation, including implementation of the East Chula Vista Transportation Phasing Plan (TPP) will reduce traffic impacts to a level of less than significant. -lo- Primary access to the project site is from East "H" Street, a portion of which is proposed for a name modification to East "H" Street/"Auto Center Drive". The Auto Park would be accessed from East "H" Street by Paseo Del Rey and Tierra Del Rey, which are both previously improved streets in the Employment Park. These internal circulation networks are proposed to be renamed to "Auto Center Circle". Particular attention was paid in the traffic analyses to potential, adverse impacts to traffic threshold levels on East "H" Street, prior to the construction of a four-lane facility in the State Route 125 corridor between Telegraph Canyon Road and the South Bay Freeway (SR 54). The Auto Park will not, at the point when the Eastern Territory is built out inclusive of a completed circulation system, result in an overloaded condition on East "H" Street. The critical location in order to determine whether or not East "H" Street can handle the short term increase prior to the construction of SR 125 is the intersection of East "H" Street and Hidden Vista Drive. According to the City Engineering Department, the current ADT along this critical segment of East "H" Street is 31,750 ADT. This value represents a "C" Level of Service (LOS). After project completion, the anticipated ADT along this critical segment will be 43,443, (existing volumes plus project traffic) with a Level of Service (LOS) "C", thereby complying with the City's Threshold Standards for traffic. When considering the cumulative impacts of surrounding development prior to construction of SR 125, it is expected that the total traffic volume on East "H" Street at the critical intersection may exceed the existing 55,000 ADT capacity of the roadway, as defined by the City's Threshold Standards. Critical Intersection Analyses The Bankston/Pine Associates, Inc. traffic study indicates that on a project specific basis, it can be expected that the project would create significant traffic impacts to the critical intersection segment of Hidden Vista Drive. Engineering Department traffic counts indicate that the current A.M. peak hour traffic flow at this location is westbound and, in the P.M., is eastbound. Due to the proposed location east of I-805, the peak hour traffic flows from the Auto Park on East "H" Street immediately east of Hidden Vista Drive will be in the opposite direction of the current peak hour flows. This, in itself, somewhat mitigates the effect of the increased traffic generation. It has been estimated that the maximum amount of traffic that could be accommodated at this location was 55,000 ADT under the Threshold Standards. -11- The proposed mitigation of the widening of East "H" Street at the critical intersection increases the capacity of East "H" Street to 67,000 ADT, which is sufficient to accommodate existing volumes, project traffic, plus other traffic prior to SR 125. Due to the potential for significant traffic impacts, mitigation will require compliance with the East Chula Vista Transportation Phasing Plan (TPP) and Threshold/Standards Policy to reduce potentially significant traffic impacts to a level of non-significance. Additional project specific-traffic mitigation is set forth in Section "F" of this document, as well as in the Mitigation Monitoring Program. Traffic volumes on East "H" Street will be monitored until an ADT of 51,000 is reached. At which time, further analysis will be performed to determine the scheduling and need for widening. As indicated above, when SR 125 is completed, this widening may not be necessary. Therefore, it may be possible that the Commission and Council may choose to allow a limited time period of traffic on East "H" Street which exceeds the Threshold Standards. This will be required project mitigation for potentially significant traffic impacts. F. Mitigation necessary to avoid significant 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 and have been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program. Mitigation measures set forth in this document shall be ensured through the implementation of development agreements for Rancho Del Rey SPA II and III and enforced as a condition of project approval for the proposed discretionary actions. Land Use Mitigation The following land use mitigation will be required for the proposed project, in order to reduce potentially significant land use impacts to a level of less than significant. These mitigation measures will be enforced as a condition of project approval: 1. Implementation and monitoring of the Rancho Del Rey SPA I Planned Community District regulations, Employment Park Design Guidelines, and development agreement conditions will be enforced to guide the use of land, building structures, size of yards abutting buildings and structures, height and bulk of buildings, standards of performance and day-to-day operations for the Auto Park. -12- 2. The City Council, City Attorney, City Manager, Director of Public Safety, Building Official, Planning Director, City Clerk and all city officials charged with the issuance of licenses and/or permits for the Auto Park will enforce the provisions of the Rancho Del Rey SPA I Planned Community District Regulations, Employment Park Design Guidelines, and development agreement. 3. Any building or structure erected or any use of property contrary to the provisions of a duly approved Design Review, Site Plan, Variance, Conditional Use Permit, Administrative Permit, and/or Planned Community District Ordinance shall be declared unlawful and a public nuisance and subject to abatement in accordance with local Ordinance. Visual/Lighting Mitigation The following project specific visual/lighting mitigation will be required for the proposed project, in order reduce potentially significant aesthetic impacts to a level of less than significant. These mitigation measures will be enforced as a condition of project approval: 1. Poles and luminaires shall not be aligned in rows in two directions (grid type layout) and only alignment parallel with the roadway shall be permitted. 2. Pole heights shall be fixed at 24 feet and spaces not closer than 40 feet on front rows to reduce overall area brightness and eliminate the sea of poles and light appearance. 3. Landscaping lighting shall be permitted only in designated locations and limited in wattage and quantity. 4. Graphics and feature display lighting shall be limited in location, wattage, and quantity and shall be shielded away from residential uses to the north. 5. Internally illuminated and backlit signs shall be limited in size, placement and brightness and shall be limited to one color. 6. Advertising, string lights, marquee lights or similar decorative lighting shall be prohibited to reduce glare. 7. The use of brick or wood as opposed to metal or light color stucco on exteriors of buildings shall be encouraged to reduce reflected light and overall area brightness. 8. The lighting setback zone shall be fixed along "H" Street to preserve the Parkway designation. Individual dealership signs shall be prohibited from directly facing "H" Street. -13- 9. Dealerships facing Rice Canyon to the north of the site shall have their primary display areas limited in order to control lighting and glare impacts to residential properties to the north in Rancho Del Rey SPA I. 10. The use of high quality lighting fixtures shall be required as recommended in the Lighting Consultants Study in order to reduce overall area brightness. 11. All display lighting shall be limited to metal halide (maximum 1000 watts) or high pressure sodium lighting. 12. All recommendations set forth in the lighting Consultants of San Diego Lighting Study (February 8, 1990) shall be complied with. 13. Detailed lighting plans shall be submitted to the City by each auto dealer, indicating design layout and exact fixture/pole locations and wattages proposed. Additionally, a computer generated footcandle printout shall be required for each dealership lighting proposal. Noise Mitigation The following project specific noise mitigation will be required for the proposed project, in order to reduce potentially significant noise impacts to a level of less than significant. These mitigation measures will be enforced as a condition of project approval: 1. The proposed use of a public address system at the Auto Park will be prohibited and will be enforced through project redesign. Internal communication will be conducted, instead, through the use of individual beepers which would not generate any significant noise impacts to surrounding land uses. 2. In order to reduce potentially significant noise impacts associated with the use of pneumatic tools during repairs, the service bays at dealerships 3, 4, 6, 8, and 10 (see Exhibit 3) shall be designed to be oriented away from planned residences to the north. 3. All automobile repairs and service shall be conducted indoors in fully-enclosed repair facilities. No automobile repairs shall be allowed outside of the designated auto repair service bay areas. Traffic Mitigation The following project specific traffic mitigation will be required for the proposed project, in order to reduce potentially significant traffic impacts to a level of less than significant. These mitigation measures will be enforced as a condition of project approval: -14- 1. Traffic mitigation, as required by the City Engineering Department, will consist of implementation of the standards and requirements of the East Chula Vista Transportation Phasing Plan (TPP) and compliance with applicable Interim Eastern Area Development Impact Fees (Willdan Associates, June 1989). 2. Plonitor traffic until traffic reaches 51,000 ADT as determined by theoretical calculations which equates approximately to a third highest hour of level of service "C" at a ratio of .75. This would provide staff with enough time to evaluate the status and scheduling of SR-125 and other alternative projects. Also, when the ADT reaches 51,000, staff will evaluate the intersection of East "H" Street and Hidden Vista Drive utilizing hourly traffic counts and verify the level of service at which the intersection is actually performing. Based on the results of the intersection study and the scheduling of SR-125, staff will determine whether an interim widening of East "H" Street is required or other appropriate options are considered. This will give staff sufficient time to evaluate and monitor the intersection more closely, and, if necessary, prepare plans to the point of construction before the level of service on East "H" Street reaches "D" for the third highest hour. 3. Place the widening of East "H" Street between the freeway and Terra Nova Drive (Ridgeback Road) on both the north and south sides into the DIF so that, if it is necessary when the volumes reach a capacity on East "H" Street in accordance to the threshold standards, the project can be completed as a DIF project. The widening mitigation for East "H" Street should be a DIF project because it would benefit all developments since the improvement would give East "H" Street a theoretical capacity of 67,000 ADT at the east leg of East "H" Street and Hidden Vista. 4. The applicant will be required to comply with the requirements of the City Engineering Department concerning the funding and implementation of necessary street improvements. G. Findings of Insignificant Impact Based on the following findings, it is determined that the proposed project will not have a significant, adverse environmental effect, therefore, no environmental impact report is deemed 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. -15- The proposed auto park would not adversely impact any sensitive plant or animal species, since the site has previously been disturbed for grading and biological mitigation has already been implemented in conjunction with the E1 Rancho Del Rey SPA I EIR (Michael Brandman & Associates, 1985). There are no known cultural resources which would be impacted by the proposed project, therefore, it would not be expected to eliminate important examples of California history or prehistory. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The proposed project is consistent with the elements of the General Plan and will be consistent with the Rancho Del Rey SPA I Plan, with implementation of the proposed discretionary actions. The project is in conformance to the City's applicable threshold standards regarding public services and facilities. Therefore, the proposed project will not achieve short-term environmental goals to the disadvantage of long-term environmental goals, since these long-term goals will be achieved through project specific mitigation and compliance with the conditions of project approval and requirements of the Mitigation Monitoring Program. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulative) 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 auto park would be associated with cumulative impacts which were not specifically addressed in the E1 Rancho Del Rey SPA I EIR (1985) for the Employment Park. Cumulative impacts associated with land use, traffic, noise, and visual/lighting impacts have been identified and analyzed in this document, and specific mitigation has been proposed to reduce them to a level of less than significant (see Attachment "A"). 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. There were no potential human health impacts identified in the initial study conducted for this project. There are no substantial, adverse health effects on human beings anticipated from the proposed project. The environmental impacts identified in the initial study have been addressed in this document and project specific mitigation will be required to be implemented to reduce environmental impacts to a level of less than significant. -16- H. Consultation 1. Individuals and Organizations City of Chula Vista: Maryann Miller, Environmental Review Coordinator Steve Griffin, Current Planning Captain Keith Hawkins, Police Dept. Shauna Stokes, Parks and Recreation Carol Gove, Fire Department Ken Larsen, Director of Building and Housing Roger Daoust, Senior Civil Engineer Hal Rosenberg, Traffic Engineer Fred Kassman, Community Development Lance Abbott, Community Development Otay Water District: Manuel Arroyo Sweetwater Union High School District: Thomas Silva 2. Documents Chula Vista Municipal Code, Title 19. Chula Vista General Plan Update EIR, 1989. E1 Rancho Del Rey SPA I Final Supplemental EIR (MBA, 1985). E1 Rancho Del Rey SPA I Specific Plan Amendment EIR, EIR-83-2 (Westec, 1985). Addendum to EIR-83-2 (Westec, 1985). Rancho Del Rey SPA I Planned Community District Regulations, February 1990. Traffic Study conducted by Bankston/Pine Associates, Inc., December 5, 1989. Lighting Study conducted by Spaulding Lighting, Inc., Dec. 21, 1989 Noise Study conducted by ERC Environmental and Energy Services, January 1990. East Chula Vista Transportation Phasing Plan prepared by Willdan Associates (June 6, 1989). 3. Response to Public Review ( ) 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. (x) 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 follow. -17- 4. Initial Study This environmental determination is based on the attached Initial Study as well as any comments on the Initial Study and the ~ditigated 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. NVIRO ENTAL REVIEW COORDINATOR EN 6 (Rev. 3/88) WPC 7383P ATTACHMENT A Mitigation Monitoring Program Rancho Del Rey Auto Park IS-90-33 This Mitigation Monitoring Program is prepared for the Rancho Del Rey Auto Park project, in order to comply with AB 3180. This legislation requires public agencies to ensure that adequate mitigation measures are implemented and monitored on mitigated negative declarations, such as IS-90-33. AB 3180 requires monitoring of potentially significant and/or significant environmental impacts. The mitigation monitoring program for the Rancho Del Rey Auto Park ensures adequate implementation of mitigation for the following potentially significant impacts: - Land Use - Visual/Lighting - Noise - Traffic Impacts Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinator (MCC) shall be the Environmental Review Coordinator (ERC) for the City of Chula Vista. It shall be the responsibility of the applicant to ensure that the conditions of the Mitigation Monitoring Program are met to the satisfaction of the ERC. Land Use/Mitigati on The proposed project is associated with potentially significant land use impacts on site. Mitigation of Potentially Significant Land Use Impacts will be ensured through the following: 1. Implementation and monitoring of the Rancho Del Rey SPA I Planned Community District regulations, Employment Park Design Guidelines, and development agreement conditions will be enforced to guide the use of land, building structures, size of yards abutting buildings and structures, height and bulk of buildings, and standards of performance and day-day operations for the Auto Park. 2. The City Council, City Attorney, City P1anager, Director of Public Safety, Building Official, Planning Director, City Clerk and all city officials charged with the issuance of licenses and/or permits for the Auto Park will enforce the provisions of the revised Rancho Del Rey SPA I Planned Community District Regulations, Employment Park Design Guidelines, and development agreement. 3. Any building or structure erected or any use of property contrary to the provisions of a duly approved Design Review, Site Plan, Variance, Conditional Use Permit, Administrative Permit, and/or Planned Community District Ordinance shall be declared unlawful and a public nuisance and subject to abatement in accordance with local Ordinance. Visual/Lighting Mitigation The proposed project is associated with potentially significant visual/ lighting impacts. Mitigation of potentially significant visual/lighting impacts will be ensured through the following: 1. Poles and luminaires shall not be aligned in rows in two directions (grid type layout) and only alignment parallel with the roadway shall be permitted. 2. Pole heights shall be fixed at 24 feet and spaces not closer than 40 feet on front rows to reduce overall area brightness and eliminate the sea of poles and light appearance. 3. Landscaping lighting shall be permitted only in designated locations and limited in wattage and quantity. 4. Graphics and feature display lighting shall be limited in location, wattage, and quantity and shall be shielded away from residential uses to the north. 5. Internally illuminated and backlit signs shall be limited in size, placement and brightness and shall be limited to one color. 6. Advertising, string lights, marquee lights or similar decorative lighting shall be prohibited to reduce glare. 7. The use of brick or wood as opposed to metal or light color stucco on exteriors of buildings shall be encouraged to reduce reflected light and overall area brightness. 8. The lighting setback zone shall be fixed along "H" Street to preserve the Parkway designation. Individual dealership signs shall be prohibited from directly facing "H" Street. 9. Dealerships facing Rice Canyon to the north of the site shall have their primary display areas limited in order to control lighting and glare impacts to residential properties to the north in Rancho Del Rey SPA I. 10. The use of high quality lighting fixtures shall be required as recommended in the Lighting Consultants Study in order to reduce overall area brightness. 11. All display lighting shall be limited to metal halide (maximum 1000 watts) or high pressure sodium lighting. 12. All recommendations set forth in the Lighting Consultants of San Diego Lighting Study (February 8, 1990) shall be complied with. 13. Detailed lighting plans shall be submitted to the City by each auto dealer, indicating design layout and exact fixture/pole locations and wattages proposed. Additionally, a computer generated footcandle printout shall be required for each dealership lighting proposal. -2- Noise Mitigation The proposed project is associated with potentially significant noise impacts. Mitigation of potentially significant noise impacts will be ensured the following: 1. The proposed use of a public address system at the Auto Park will be prohibited and will be enforced through project redesign. Internal communication will be conducted, instead, through individual beepers which would not generate any significant noise impacts to surrounding land uses. 2. In order to reduce potentially significant noise impacts associated with the use of pneumatic tools during repairs, the service bays at dealerships 3, 4, 6, 8, and 10 (see Exhibit 3) shall be oriented away from planned residences to the north. 3. All automobile repairs and service shall be conducted indoors in fully-enclosed repair facilities. No automobile repairs shall be allowed to be conducted outside the designated auto repair service bay areas. Traffic Mitigation The proposed project is associated with potentially significant traffic impacts. Mitigation of potentially significant noise impacts will be ensured through the following: Traffic mitigation, as required by the City Traffic Engineer, will consist of implementation of the standards and requirements of the East Chula Vista Transportation Phasing Plan (TPP) and compliance with applicable Interim Eastern Area Development Impact Fees (Willdan Associates, June 1989). 2. Monitor traffic until traffic reaches 51,000 ADT as determined by theoretical calculations which equates approximately to a third highest hour of level of service "C" at a ratio of .75. This would provide staff with enough time to evaluate the status and scheduling of SR-125. Also, when the ADT reaches 51,000, staff will evaluate the intersection of East H Street and Hidden Vista Drive utilizing hourly traffic counts and verify the level of service at which the intersection is actually performing. Based on the results of the intersection study and the scheduling of SR-125, staff will determine whether an interim widening of East H Street is required or other appropriate options are considered. This will give staff sufficient time to evaluate and monitor the intersection more closely, and, if necessary, prepare plans to the point of construction before the level of service on East H Street reaches "D" for the third highest hour. -3- 3. Place the widening of East H Street between the freeway and Ridgeback Road on both the north and south sides into the DIF so that, if it is necessary when the volumes reach a capacity on East H Street in accordance to the threshold standards, the project can be completed as a DIF project. The widening mitigation for East H Street should be a DIF project because it would benefit all developments since the improvement would give East H Street a theoretical capacity of 67,000 ADT at the east leg of East H Street and Hidden Vista. 4. The applicant will be required to comply with the requirements of the City Engineering Department concerning the funding and implementation of necessary street improvements. WPC 7393P -4- AGENDA City Planning Commission Chula Vista, California Wednesday, April 11, 1990 - 7:00 p.m. PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of February 28 and March 14, 1990 ORAL COMMUNICATIONS City Council Chambers Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. PUBLIC HEARING: PCZ-90-K-M: City-initiated proposal to rezone certain territory, generally bounded by Main Street, Rios Avenue, the agricultural lands adjacent to the Otay River Valley, and a line 310 feet west of Date Street from its City- adopted County zone classifications to City classifications utilized throughout Chula Vista The proposed rezonings are confined to the Broderick's Otay Acres subcommunity of Montgomery, and are governed by the Montgomery Specific Plan adopted by the Chula Vista City Council on January 12, 1988 and on September 13, 1988. Short form of Title of Proposal: Broderick's Otay Acres 2. Consideration of Final Environmental Impact Report, EIR-89-11, Olympic Training Center 3. PUBLIC HEARING: PCM-90-05: Consideration of Olympic Training Center (OTC) Sectional Planning Area Plan (SPA) and Public Facilities Finance Plan (PEEP) - San Diego National Sports Training Foundation 4. PUBLIC HEARING: Variance ZAV-90-09; request to increase floor area ratio and reduction of side yard requirements at 688 Garrett Street - Richard Zogob 5. Written Communication OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS Southwest Redevelopment Project ADJOURNMENT AT p.m. to the Study Session Meeting of April 18, 1990 at 5:00 p. m. in Conference Rooms 2 & 3