HomeMy WebLinkAboutRCC AGENDA PK 1991/07/24mitigated negative declaration
PROJECT NAME: Otay Lakes Plaza
PROJ~:CT LOCATION: Southeast corner of East H Street and Otay Lakes Road
ASSESSOR'S PARCEL N0. 642-020-17
PROJECT APPLICANT: Kelton Title Corporation
LASE A0: IS-90-13
A. Pro.iect Setting
DATE : May 24, 1991
The project site is a vacant triangular-shcped lot comprised of 4.32 gross
acres located on the southeast corner of East H Street and Otay Lakes
Road. East H Street borders the property on the north and Otay Lakes Road
borders the property on the west. The site is situated within an area
which is largely developed. Surrounding land uses include Bonita Vista
High School to the north, a church parking, loti and fire station to the
south, a church to the east, and a vacant lot surrounded by the parking
lots of Southwestern Junior College across Otay Lakes Road to the west.
The northwest corner of the intersection of East H Street and Otay Lakes
Road is fully developed with Bonita Point Plaza. The plaza consists of a
supermarket, drug store, full service gas station, banks, fast-food
restaurants, and other community-serving retail shops.
The site has been disturbed by previous grading. On-site grading has
created two level pads, one tiered at a higher elevation than the other.
Slope gradients of the pads are generally level, with slopes ranging
between 1% and 59,. Construction debris is found scattered throughout the
property, and there is no existing vegetation on the site other than
evasive grasses and weeds.
B. Pro.iect Description
The proposed project is a rezone and General Plan Amendment for a retail
commercial plaza consisting of five buildings totaling approximately
33,461 square feet. The five buildings will include a bank/office
building, a fast-food restaurant, a family-style restaurant, an automated
teller machine kiosk, and a multi-user commercial building. All of the
buildings are one story in height with the exception of the bank/office
building which is two stories tall. The buildings will cover. 21% of the
existing lot. Landscaping and parking will cover 34~ and 45X of the site,
respectively. The project will serve an estimated I,800 people per day
from the immediate community including passing (drop-in) traffic. Access
to the project is provided at four points- with two driveways on H Street
and two driveways on Otay Lakes Road. The project provides 206 on-site
parking spaces, including 8 handicap spaces, 46 spaces for compact
vehicles, and 152 standard stalls.
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sity o/ ehula Nate ptaroNnp dapartmant t]tY OF
~twkonmantal ~ariaw saetlon . CHULA VISTA
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Compatibility with Zoning and Plans
The curren~ zoning on-site is R-1 (single family residential). The
project as proposed does not conform with existing zoning. The proposed
rezone wound change the zoning from R-1 to C-C-P (Central Commercial
subject to a Precise Plan), which would permit the proposed use.
The existing General Plan Designation for the site is Low-Medium Density
Residential (3-6 dwelling units per acre (du/ac)) with a Special Study
overlay. T°ie proposed project is not consistent with thi~ designation.
The proposed General Plan Amendment would change the land u,;e designation
to Retail L~mnercial, which would permit the proposed use.
The Special Study overlay established by the Chula Vista City Council in
July 1989, requires the evaluation of alternative land uses for the site.
Alternative uses have been evaluated by the Traffic Study prepared in
conj~~nction with this Negative Declaration, and will be addressed by the
Planning Department analysis and staff report to be prepared in
conjunction with the above mentioned General Plan Amendment and Rezoning
proposals.
D. Compliance with the Threshold/Standards Policy
fire/EMS
The Threshold/Standards Policy requires that fire and medical units
must be able to respond to calls throughout the Lity within 7 minutes
or less in 85Y. of the cases (measured annually) and within 5 minutes
or less in 75X of the cases. The City of Chula Vista has indicated
that this threshold standard will be met, since the nearest fire
station is approximately 1/4 mile away and would be associated with a
less than 2 minute response time. The proposed project will comply
with this Threshold Policy.
The estimated .distance to the nearest Fire Station location is 1/4
mile, with a corresponding response time of less than two minutes.
The City of Chula Yista currently contracts ambulance service with
Martson Medical Services, which could provide a response time of less
than 10 minutes. However, all City Fireman are registered Emergency
Medical Technicians (EMT's) who would provide any necessary medical
assistance at the project site within their two minute response
time. Therefore, the proposed project complies with this Threshold
Standard Polity.
2. Police
The Threshold/Standards Policy requires that police units must
respond to 84x of Priority i calls within 7 minutes or less and
maintain an average response time to all Priority 1 calls of 4.5
minutes or less. Police units must respond to 62.1OX of Priority 2
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calls within 7 minutes or less and maintain an average response time
to all Priority 2 calls of 7 minutes or less. The Police Department
has not indicated that they would be unable to serve this project.
Therefore, the proposed project will comply with this Threshold
Policy.
3. Traffic
The Threshold/Standards Policy requires that all intersections •ast
operate at a Level of Service (LOS) "C' or better, with the exceF:ion
that Level ~of SE ^vice (LOS) "D" may occur during the peak two hours
of the day at signalized intersections. 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 reviewed the traffic study prepared by
an outside consultant and has indicated that with the mitigation
measures set forth in the study and this document the proposed
project will comply with the Thresholds/Standards Policy for
Traffic/Circulation.
4. Parks/Recreation
The Threshold/Standards Policy for Parks and Recreation provides a
population ratio of 3 acres of neighborhood and community parkland
with appropriate facilities per 1,000 residents east of I-805. This
threshold applies only to residential projects. Since the proposed
project is a retail commercial use, the Thresholds/Standards Policy
for Parks/Recreation is not applicable.
5. Drainage
The Threshold/Standards Policy requires that storm water flows and
volumes not exceed City Engineer Standards. Individual projects will
provide necessary improvements consistent with the Drainage Master
Plan(s) and City Engineering Standards.
The Engineering Department has reviewed the proposed project and has
indicated that existing off-site drainage facilities would adequately
serve the project. There are no existing on-site drainage
facilities. The project site is not situated within a flood plain
and would not be subject to any existing flooding hazards. The
project would therefore comply with this Threshold/Standards Policy.
6. Sewer
The Threshold/Standards Policy requires that sewage flows and volumes
shall not exceed City Engineering Standards. Individual projects
will provide necessary improvements consistent with Sewer Master
Plan(s) and City Engineering Standards.
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The City Engineering Department has reviewed the proposal with
respect to sewage capaci+.y and has indicated that there is an
existing sewer line withi~i the immediate vicinity of the project.
City Engineering has indicated that the location and size of the
existing sewer line is adequate to serve the project. Drainage
improvements to connect to the existing• sewer line would be
required. With compliance to the requirements and conditions of the
Engineering Department, the proposed project will comply with this
Threshold/Standards Policy.
7. Water
The Threshold/Standards 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 proposed prodect
will comply with this Threshold Policy.
Due to recent drought conditions, as a condition of protect approval,
the applicant must agree to a zero net increase in water consumption
or participate in whatever water conservation or fee off-set program
the City of Chula Vista has in effect at the time of building permit
issuance.
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed protect could have one or more significant environmental
effects. Subsequent revisions in the protect design have implemented
specific mitigation measures to reduce these effects to a level of less
than significant.
The protect, 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 Attachment "A".
f. Mitigation necessary to avoid significant effects
Specific project mitigation measures and protect 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.
Mitigatioq 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 (Addendum "A").
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Traffic circulation and water consumption impacts have been determined to
be potentially significant and are required to be reduced to a level of
less than significant. A discussion of each of these issues follows.
Also included is a discussion of those impacts deemed not significant,
which are visual quality schools and land use/community character.
A traffic study was prepared by P & D Technologies in April of 1991 to
address the traffic circulation impacts associated with the proposed
project. The objective of the analysis wc.s to verify the adequacy of the
existing circulation system and recommend necessary improvements where
appropriate.
The traffic study addresses a site plan with two entrances/exits to the
proposed pro3ect instead of the proposed four. The City Traffic Engineer
and traffic consultant have confirmed that the difference in number of
driveways would not affect the traffic analysis, as the following summary
of the traffic analysis is current and applicable to the proposed site
plan.
Trio Generation:
Utilizing trip generation rates from the City of San Diego, traffic
entering and leaving the project from East H Street and Otay Lakes Road is
expected to total 5,500. trips per day. Passer-bys account for
approximately 4,100 of these. Passer-by trips are associated with those
vehicles that are already on the street and would stop at the proposed
project site en route to other destinations. Therefore, passer-by trips
are not considered new trips associated with the proposed project. Of the
5,500 total trips associated with the proposed project, roughly 1,400
daily trips would be considered new trips associated with the project that
are added to the surrounding street system.
intarenrtinn and Rnadwav Levels of Service:
A level of service analysis was conducted
including existing conditions, "near-term"
"near-term" background plus proposed prodect
the standard for acceptable level of service
or better. for signalized intersection, LOS
than two hours per day.
Roadway Segments:
for three separate scenarios
background conditions, and
conditions. In Chula Vista,
on arterial roadways 1s LOS C
0 is permitted for not more
As for near term 1995 traffic volumes, pro3ections show that the most
significant increase in volume will occur on Otay Lakes Road south of East
M Street. At this location, the traffic volumes would increase from
approximately 18,000 (existing) to 33,000 ADT by 1995 given approved
development in the area (i.e., projects with approved Final and Tentative
Subdivision Maps).
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Level of Service for the segment of Otay Lakes Road south of East H Street
now operates at LOS B and will operate, without project and improvements,
at LOS E during the projected 1995 near term. With the project and
improvements projected near term, the segment will operate at LOS A. The
project is anticipated to add approximately 200 ADT during the peak hour
to this segment.' This volume (less than 1% of the hourly volume) would
not have a significant impact of the segment's level of service. All
other roadway segments linked to the intersection now operate at LOS A and
are project to continue at this level in the near term.
As shown on Table 1, the Otay Lakes Road/East H Street intersection
currently operates at LOS A during the afternoon (PM) peak hour. The
level of service at the intersection of Otay Lakes Road and East H Street
will worsen due to the projected volume increase associated with
development that is already approved. THe P&D study indicated that the
intersection of East H and Otay Lakes Road would operate at a F level of
service under the approved maps plus Rancho del Rey SPA III scenario.
According to P & D, this conclusion was based on data from the TPP.
However, the TPP did not identify this intersection as being critical.
Based on follow-up discussion with the TPP consultant (Joe Oliva) and the
project traffic consultant (Ed Plank), it appears that there is
insufficient information to determine the short term (approved map plus
SPA III) impact. Because of Southwestern College, which is a major
traffic generator with entrances on both East H Street and Otay Lakes Road
prior to this intersection, more data is needed to determine actual
intersection traffic volumes and characteristics. It is, however,
recognized that widening of Otay Lakes Road south of East H Street will be
necessary to serve build out traffic and that such an improvement will
also provide short term relief. Therefore, widening adjacent to the
project is considered necessary. Monitoring of traffic through the Growth
Management Program will provide adequate time and opportunities to program
necessary additional capacity improvements if needed.
In summary, there- is insufficient data
intersection improvements needed prior to SR
including new information about the proposed
coupled with more specific traffic access
distribution of traffic, will provide a more
needed intersection improvements beyond
required at this parcel.
to determine the extent of
125. More detailed analysis,
development of the Otay Ranch
information relative to the
precise assessment of overall
additional northbound lane
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TABLE I
Intersection Level of Service at Otay Lakes Road/East H Street
PM Peak Hour
nari Volume Caoacitv Ratio ~
Existing Conditions .53 A
Projected 1995 Background
Traffic Volumes with Improvements
and with Proposed Project .80 C/D
The proposed project is located directly across East H Street from Bonita
Vista High School. The high school is attended by approximately 2,000
students. Many of these students walk to school and would be potentially
attracted to the services offered by the proposed shopping plaza. As
such, the Sweetwater Union High School District has raised the issue of
the safety of students who may cross East H Street from the high school to
the shopping plaza. The Sweetwater Union High School District has
suggested installation of solid barrier or a "Jersey wall" along the
median of East H Street to discourage illegal pedestrian crossings.
However, the City Engineering Department does not believe this will be an
adequate deterrent and may create potential traffic hazards to motorists.
City Engineering has, therefore, suggested that a decorative wall with
more intense landscaping be installed along the high school property line
to require students to use the newly constructed steps at the corner.
Installation of the wall and landscaping as mitigation measures are
included to reduce the potential safety impact to below a level of
significance.
The proposed project would result
traffic/circulation impacts which require
With compliance to the mitigation measures
this document and in the Mitigation Moni1
potentially significant traffic/circulation
a_level of significance.
in potentially significant
project specific mitigation.
as set forth in Section F of
;oring Program (Attachment A),
impacts will be reduced below
-B-
l4ater Concumo inn
Because of the severe drought conditions in Southern California, efforts
have been made by the City of Chula Vista to reduce cumulative impacts on
water consumption. The proposed prodect could potentially create a
cumulative impact on water quality given the existing shortage of adequate
water supplies. Mith compliance to mitigation measures set forth in
Section F of this document, potential water consumption impacts will be
reduced below a~level of significance.
northbound lanesalo g Ot y Lakes Roadafrontingsthe protect consistent
an ultimate six-lane prime arterial.
2. Dedicate necessary right-of-way and construct a transition lane
needed for eastbound traffic on East H Street fronting the prodect
consistent with an ultimate six-lane prime arterial roadway.
3. Construct a decorative wall along the high school property line on
East H Street and install landscaping as approved by the Planning
Department.
4. Contribute funds to the Development Impact Fees and Traffic Signal
fees financing program.
~iaation of Wat r nne m~ion Imnarrc
I. Participate in a no net increase water consumption pro ram an
conservation programethatr he Cityr ofnChulah Vistamhasain effect
at the time of the building permit issuance.
G. Findinne ~F r~~:~_:~,__ _
hool
The prodect is situated within the Chula Vista Elementary School District
and Sweetwater Union High School District. District enrollment, Within
the cnula vista Elementary School District has been increasing at the rate
Of 4 - 5 percent per year. Permanent capacity has been exceeded at many
schools and temporary relocatable classrooms dre being Utilized to
accommodate increased enrollments. It is the School District's opinion
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that the project will generate approximately 13 new elementary age
children. The Planning Department's opinion is that commercial projects
do not generate students.
The relationship between non-residential development and student
enrollment has been recognized by the State through authorization of
collection of school fees. To mitigate project impacts on schools
services, State law currently provides for a developer fee of So.26/square
foot to be charged for non-residential developments. This fee will assist
the financing of facilities needed to serve the growth of both the
financing of facilities needed to serve the growth of both school
districts. However, the Chula Vista Elementary School District is
concerned that the estimated per student facility costs (58,814/student)
will far exceed maximum allowable developer fees that are collectable.
Given this shortfall, the school district has recommended developer
participation in alternative financing mechanisms to help assure that
facilities will be available to serve children generated by new
construction. The Chula Vista School District maintains that
accomplPshedninilieu ofCdeveloper fees~itHowever~,s thetCity of) ChulalVista
has no mechanism in place to require the developer to pay anything over
and above the State-mandated fees.
Visual Quality
The proposed project will change a vacant lot into a developed parcel
•thereby creating a change in the visual environment. Potential visual
impacts have been deemed less than significant due to the urbanized nature
of the surrounding area particularly the four corners of the intersection
at East H Street and Otay Lakes Road as mentioned previously, the
northwest corner of the intersection is a commercial center providing
small food establishments, neighborhood specialty shops, and a major
grocery store. The northeast corner of the intersection supports a high
school. The southwest corner is a vacant lot which is adjacent to
Southwestern College. And behind the proposed project site is a church
changestorthe subject site, theldevelopmenpt swould obecvisuallyrcompatible
with the surrounding built-up area.
land Use/C~mmunity ha.-arter
The proposed project would create a change in existing land use from a
vacant lot to a developed commercial shopping plaza. In addition, the
thepexisting single fa lily residentialnzoningrandPlandAuseddesignationnof
the project site. The surrounding land uses are urbanized commercial,
public facility, residential and institutional uses.
-io-
described abovefwillw not havers ssignificantd environment latimpact and eno
environmental i~apact 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 peri~~ds of California history or prehistory.
The proposed project would not substantially degrade the quality of
the environment, threaten to eliminate sensitive plant or animal
species, nor threaten to eliminate important cultural resources.
2. The project has the potential to achieve short-term environmental
goals to the disadvantage of long-term environmental goals.
The project would not achieve short term environmental goals to the
disadvantage of long-term environmental goals, since long-term goals
will be achieved through strict compliance to the Mitigation Measures
outlined herein.
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 is not associated with cumulatively considerable impacts,
since project specific mitigation has been implemented to reduce
potentially significant impacts to less than significant.
4. The environmental effects of a project will cause substantial adverse
effects on human beings, either directly or indirectly.
The proposed project is not associated with any significant, adverse
impacts to human beings. No human health impacts were identified in
the Initial Study conducted for this report.
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H. Consultation
1. Individuals and Organizations
City of Chula Vista: Roger Daoust, Engineering
John Lippitt, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
Ken Larsen, Director of Building and Housing
carol Gove, Fire Marshal
Captain .Keith Hawkins, Police Department
Shauna Stokes, Parks and Recreation Department
Rick Carpenter, Planning
Barbara Reid, Planning
Chula Yista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Hedenkamp & Associates
2. Documents
East H Street/Otay Lakes Road Traffic Study, P 8 D Technologies,
April 1991
3. Initial Studv
This environmental determination is based on the attached Initial
Study as well as any comments on the Initial Study and the Mitigated
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.
~ ~~~
ENVIRON NTAL REVIEW COORDINATOR
EN 6 (Rev. 12/90)
WPC 9461P
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TOTAL P. 02
FOR OFFICE USE
• Case No, s- _ ,~
iNiTiAL STUDY Fee ~
Recelpp 0. ,
City of Chula Vista Date Recd ,a
Accepted by ,
ADPltcatton Form Project No, ,~ y~~a.
A. BACKGROUND
1. PROJECT TITLE oTAY LAxss PLAZA
2. PRQIECT J.OCATION_ (S1_r_'get eddress'or description ; ssc East "H" street
and Otav Lakes Road
Y
Assessors Book's Page a Parcel No. 642=020-17
3. BRIEF PROJECT DESCRIPTION
4. Name of Applicant KELTON TITLE CORP.
Address 2716 OCEAN PARK BLVD. sTE.3006 Phone 213-396-4514
City SANTA MONICA State CA. Zip 90405
5. -Name of Preparer/Agent
Address Phone
City State iip
Relation to Applicant
6.. Indicate all permits or approvals and enclosures or documents
required by t he Environmental Review Coordinator.
~..
a. Permits or approvals required;
x General Plan Revision Design Review Committee Public Pro ct
n
'i~ Rezoning/Prezoning - Tentative Subd. Map "- Annexatio
Precise P1en ~" Grading Permit _ Design Review eonrd
Specific Plan - Tentative Parcel Map - ` RedevelRpment Agency
Cond. Use Permit " Site Plana Arch. Review
" Yartance ` Other
b. Enclosures or documents (as required by the Environmental Revievr
Coordlnatorl.
x Location Map Aroh. Eleratlons Eng. 8eotogy Report
`
Oradtng Plan - Landscape Plans Nydrotogical StuQy
"
Site Plan - Photos of Site a - Biological StuQy
Parcel Ma -" Settingg - Archaeological Survey
precise Plan Tentative Subd. Map •~ Noise Assessment
-
Specific Plan '••` Improvement Plans Traffic Impact Report
` Other Agency Permit or `~ Soils Report -'Other
""- Approrals.Requtred
' : ~ Ai
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B. PROPOSED PROJECT _ ____
1, land Area: :q. footage or acreage NET APPROX. 3.67 ACRES
If land area to be dedicated, state `acreage and purpose.
2. Complete this section if protect is residenttat.
a. Type development: Single family Two family
Muiti family Townhouse Condominium
b. Number of structures snd heights
c. Number of Units:. 1 bedroom 2 bedrooms
$ bedrooms 4 bedrooms Total units
d. .Gross density (DU/total acres)
e. Net density (DU/total acres minus arty dedication)
f. 'Estimated project population
g, Estimated sale or rental price range
h. Square footage of floor area(s)
1. Percent of lot coverage by buildings or structures
~. Nusiber of on-site parking spaces to be provided
k. Percent of stte 1In road and paved surfacer
3, Complete this section if protect is commercial or ndustrial.
a. Type(s) of land uce S3ETAIL COMMERCIAL
b. .Floor area Je,boo st.est.Faeight of structure(s) 1-STORY
C. TypE of conSLruction Used in the Structure TYPE V-N (Wood Frame
and Stucco)
d. Describe ~e~or accQSS points to the structures and the
orientation to ad3oining properties and streets Unknown at this time.
Precise Dl8n to be submitted later_will determine.
e. Mmiber of on-site parking spaces provided 220
f. Estimated number of employees per shift t7Nx~--.., Number of
shi it: ,_~_ Total
g. Estimated number of customers (per day) and basis of a;timate _
lsoo. '
,~ ~
.~ •
_3-
h, Esttmated range of service area and basis of estimate IMMEDIATE AREA
PLUS PASSING iDROP-IN) TRAFFIC.
i. Type/extent of operations not to enclosed-buildings -„~_
,~. Hours of operatiam ` UNxNOwN AT THIS'TIME
k. Type of:exterior 1lghting UNxriowN AT THIS TIME
4. If project is other than residential, commercial or industrial
complete.thts section.
a. Type of project
b. Type of faciltttes provided
c. Square feet of enclosed structures
d, Height of strucwrets) -maximum
e. Ultimate occupancy toad of project-
f, Nu~ober of on-site parking spaces,to be provided
g. Square feet of road end paved surfaces
N/A ~k
2. IS any type of grading or excavation of the property anticipated -
(If yes, complete the following:)
e. Excluding trenches to be bnckfilled how many cubic yards of
earth wt 1 be excaveted4 +as,ood YARDS -
b. How many cubic yards of fi11 wt11 bg placed4 + 37,000 YARDS
c. HOM ewch area (aQ. ft. or,acres) wi11 be grnded7 3.67 AC.(PREV.GRADED)
d. )A1at wttt be the - Mexlmum depth of cut ._1o FT.
Average
Maximum depth
depth of
of cut 9-io FT. ~
fi11 s FT.
Average depth of fill 3'FT•
C. PRQIECT CHARAL`TERISTICS
1. If the project could result in the direct emission of at~y etr
pollutantt~ (hydrocarbons; sulfur, dust. etc.),ldentify them.
i,~ . ~
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E. CERTIFICATIDN
:.t,.
I~ e-'i'lark Kelton .
Vice Pres. BECTON TITLE 'CORPORATION Or
ner owner n escrow
I.
or
onsu n or gent,
NEREBY AFFIRM, that to.the best of nay belief, the statements an,d information
herein contained are in att respects true and correct and that att known
information concerningg the prodect and iLs settlhg have been included in
Parts B. C and D of this application for an Initial Study of~possibie
environmental impact and any enclosures for attachments thereto.
DATE: ~ // j
*If aeting fort corporatlon~ include capacity and compnr~y name.
' ~ ~ ~ .
~ I
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CITY DATA
F. PLANNING DEPARTMENT
Case No. ~S-9o-/3
1. Current Zoning on site: - ~
North -
South -~
' East -
West CC-P
1 y ^Does, th"e groiect conform lto- the cur-•ant zoning?
.!1•VI K~>~gfQt ftIMP1M~GPt-a 1S'E]~v`e.''VSbGCN_Q~~1~~cJ ~~~
o C-C c,•w~cln~~u-+~s~+~wj ifl,e~r+j~ct- :H ~, c
2. eneral ~1 an 1 and use Glas G eti..
esignation on site~yMe~iow. ~tNSe~ ~'
North ~Z~~ w,~ 1
South vb << o,. V cwt
East w -Un :w~ eln~
West owMarccyl - Rct+
Is the
wwhl t1Y4.,~, clwwS w1 tl~ Cc~•
n~. ~OWWBy'_i
CAS Auri'-eF~.$
Is the project area designated for conservation or open space or adjacent
to an area so designated? n D
f N~' s
Is the project located adjacent to any scenic routes? yeS cxl..~/yla RJ.
(If yes, describe the design techniques being use pro ec ore ante
the scenic quality of Chula Vista.) CeG a'(~u ,
How many acres of developed parkland are within the Park Service District
of this project as shown in the Parks and Recreation Element of the
General Plan? '7 R
What is the current park acreage requirements in the Park Service
District? t.$
How many acres of parkl
(2AC/1000 pop.)
i~ re necessary to serve the proposed project?
f'Ic
Does the project site provide access to or have the potential to provide
access to any mineral resource? (If so, describe in detail.) ,J'10
-9-
3. Schools
If the proposed project is residential, please complete the following:
School
Elementary
Jr. High
Sr. High
4. Aesthetics
Current Current
Attendance Capacity
/~
Students Generated
From Project
Does the project contain features which could be construed to be at a
variance from nearby features due to bulk, form, texture or color? (If
so, please describe.)
5. Energy Consumption
Provide the estimated consumption by the proposed project of the following
sources:
a e,.,~,~y~,{'{,/Kno. Electricity (per year) (off GZ2 Kw~. Uno.
Natural Gas (per year) alR ~t91 ~. t. o.
Nater (Per day) ___ ____ ivifo. u 0.~.~0-~~~ e
6. Remarks:
~~~,vt VJu ~~~,~ 3 /9 -9/
irec o~of-F>~ing or epresent~ive Ira e
•~ , : ,
~,
,~,. , ~ ~.
`(5-3k9
10 -
~ Case No. 1'S g0~13
G. ENGINEERING DEPARTh!ENT
1. Drainage
a. Is the project site within a flood•plain?
0
b. Will the project be subject•to any existing flooding hazards?
c. Will the project create any flooding hazards?
d. What is the location and description of existing an-site
drainage facilities? X/n,ao- ~~. __f s~_. ~
O^tc~.i r, ~• es 12oa.rl _
e. Are they adequate to serve the project? _ y Q 5
-~
f. What is the location and description of existing off-site
drainage facilities? S-h,.p_-1- ~.__ ~ . _ ,
g. Are they adequate to serve the project? __ ye 5
( 2. Transportation
a. What roads provide primary access to the project?
b. What is the estimated number of one-way auto trips to be
generated by the project (per day)? ~, ~lX~ -Lr.;~ /a__,
c. What is the ADT and estimated level of service before and after
project completion?
Before After
A.D.T. o~.R l6,loo~iass oca Jq rxoo
L. O. S, E.N 5t rSfg~%rase - S• N '- gf~g--o ---
~r,R S - o~_a B
~.1V 5~ B _E. N 4'~ B
d. Are the primary access roads ade uate to serve the ~
If not, explain briefly. q project. vp 5
e. Will it be necessary that additional dedication, widening and/or
~; improvement be made to existing streets?
If so, specify the general nature of the necesSary~actions.
_ __
_,_
P. O.. ~~.s 14/.n.- .. .. ..i Y,A CMS
i~ J
.;:.
. •~, ~. ~
..
/ - 11
(l Case Mo. = 5 Qo-13
3. Geology
a. Is the project site subject to:
Known or suspected fault hazards? ~ ~~-{- ~,,v, ,,, _ No ~,,;~5
b.
Liquefaction?, ~"t u
Landslide or slippage? '
Is an engineering geology report necessary to evaluate the
project? ,~(„
4. Soils
a. Are there any anticipated adverse soil conditions on the project
site? ~(~ u,„ ,~/ ~,~/5 rea~rf sccL,s, -~'Erd
b. If yes, what are these adverse soil conditions? _ 1~1,a
c. Is a soils report necessary? ~/.c s
5. Land Form
a. 4Jhat is the average natural slope of the site? ~/Q -F
_ b. What is the maximum natural slope of the site? F/q -f
~_~ 6.~•~ PJoise
Are there any traffic-related noise levels impacting the site that
are significant enough to justify that a noise analysis be required
of the applicant? /yo
;. .. ~~?-
• •.
C ~,
C
_ 1P _
Case rlo. IS 90-~3
7. Air Quality '
If there is any direct or indirect automobile usage
this project, complete the following: associated with
Total Vehicle
Trips Emission Grams of
(per day) Factor Pollution
CO 6600 X 118.3 = 780~-?go
Hydrocarbons 66 0o X 18
3 =
NOx (NO2)
6600
X .
20
0 ~20~ 780
Particulates
6600
~( .
1.5 i32 000
~
Sulfur 6600 X 78 = 4,aoo
, S,I~tS
8. Waste Generation
How much solid and liquid (sewage) waste will be generated by the
proposed project per day?
Solid 'lf Ib~i.(a-/ Liquid 4 Zoo ~"~da.~
lJhat is the location and size of existing sewer lines on or adjacent
to the site? Aln no TI. n..o ~c ,__ ~. _a, _1• _ _ ..
Are they adequate to serve the proposed project? f(~p
9. Public Facilities/Resources Impact
If the project could exceed the threshold of having any possible
significant impact on the environment, please identify the public
facilities/resources and/or hazards and describe the adverse impact.
(Include any potential to attain and/or exceed the capacity of any
public street, sewer, culvert, etc. serving the pro,iect area_1
~ y ngi r or resen a ive /~ ~~ ~~
ae
- 13 -
Case No. Ls- y~~r
H. FIRE DEPARTMENT
1. What is the distance to the nearest fire station and what is the Fire
Departnent's estimated reaction time? 1/4 mile, less than two minutes.
2. Will the fire Department be able to provide an adequate level of fire
protection for the proposed. facility without an increase in equipment
or personnel? yes,
3.
F~r~i~ar~a~~ x 3305 ~ 15191
-13(a)-
H-1. PARKS & RECREATION DEPARTMENT
Case No.~s_y~_ z
I. Are existing neighborhood and community parks near the project
adequate to serve the population increase resulting from this
project?
Neighborhood ~ ~ J
Community parks
2. If not, are parkland dedications or other mitigation proposed
as part of the project adequate to serve the population increase?
Neighborhood
Community parks
3. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
~ ~Q
Parks and Recreation Director or Date
Representative
J
'.
DATE: April 9, 1991
T0:
ROUTING FORM
J
Ken Larson, Building b Housing
John Lippitt, Engineering EIR only)
M iff Swanson, Engineering EIR only))
Hal Rosenberg. Engineering EIR only
Roger Daoust, Engineering IS/3, EIR/2)
Ruth Fritsch, Deputy City Attorney (EIR only)
Carol Gove, Fire Department
Shauna Stokes, Parks b Recreation
Keith Hawkins. Police Department
Current Planning
Advance Planning
Bob Sennett. City Landscape Architect
Bob Leiter, Planning Director
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS E EIR)
Other
FROM: _ Rick Carpenter Environmental Section
to be
SUBJECT: XX Application for Initial Study (IS-40-13 /FA- 443 /pp assigngd
Q Checkprint Oraft EIR (20 days)(EIR- /FB- /pP )
D Review of a Draft EIR (EIR- /FB- /pP )
Review of Environmental Review Record FC- /ERR- )
The pro.iect consists of: Consideration of an amendment to the Chula Vista General
Plan, changing the land use designation for 3.61 acres from "Medium Density
Residential" to "Retail Commercial" and a Chan a in zoning from R-1 (Single
family Residential) to C-C (Central Commercial The proposed development
will include five buildings consisting of a bank, an ATM structure, a fast
food restaurant, a family-style restaurant and various small commercial. shops
totalling 33,461 sq..ft. of Type V-N (wood frame stucco) structures.
Location: Southeast corner of Otay Lakes Road and East "H" Street
Please review the document and forward to me any comments you have by 4/ I°/91
Comments:
'd7•o~4~lzol/,9 Gr~.ci/~iTio~./ Foie T~r.~FF/c
i0T iv~a5-.~16cJ'ia.c/ ,c>rEC,o~I/~- o~- ,d.~X~s-~iTjr~
'//~/
These cQmment~ reFer- Lo f
Gt, p r i o r' S~ t L p ~a.ri . `r h e
Gu~-re.~ t. Si to plant does
~t1~.5tra_te, the urge
toGU.,C,~ort of o~.rl fki rn i'S ios~ .
.~
ROUTING FORM
u ritsch, Deputy City Attorney (EIR only) -
Carol hove, Fire Department
Shauna Stokes, Parks 8 Recreation
- Keith Hawkins, Police Department
Current-,Planning,
~Kdvance Planning
s°Bob"Sennet£, City Landscape Architect
Bob Leiter, Planning Director
." Chula Vista Elementary School D.istrict,'Kate Shurson
Sweetwater~//~Un~io~n H.S. District, Tom Silva (IS 5 EIR)
FROM:. ~ Rick Careenter Environmental Section
to be
OBJECT: XX Application for Initial Stud (IS- /FA ~ 443 assign d
DATE: April 9, 1,~991~
T0: ~r-- Ken Larson, Building 8 Housing
- / ~ ~ John Lippitt, Engineering (EIR only)
` Cliff Swanson, Engineering (EIR only
Hal Rosenberg, Engineering (EIR only;
Roger Daoust, Engineering (IS/3, EIR/2)
RthF
• Y 90-13 - /DP g
~] Checkprint Draft EIR (20 days)(EIR- /FB- /DP )
_] Review of a Draft EIR : (EIR- /FB- /DP )
0 Review of Environmental Review Record FC- /ERR- )
The pro~ect consists of• Consideration of an amendment to the Chula Vista General
lan, changing the land use designation for 3.67 acres from °Medium Density
Residential" to "Retail Commercial" and a than a in zoning from R-1 (Single
Family Residential) to C-C (Central Commercial The proposed development
will include five buildings consisting of a bank, an ATM structure, a fast
food restaurant, a family-style restaurant and various small commercial shops
totalling 33,461 sq..ft. of Type V-N (wood frame stucco) structures.
Location: Southeast corner of Otay Lakes Road and East "H" Street
Please review the document and forward to me any comm/e_nts yo/u fiave by 4/1°/91
Comments: ~ /r Q ~;~~~ Low !~'! ~Gl~'+ ~~ / ~~ldf ~,
~~ 6vr/~/~P~aantC~~' P.rS~•o,^ /1~~~ /~y~ /1es/~~e.-
- - ~ Fat/ ~ eta~r a~'e 1;.~.~~e/d~' a.•,,,~. /x~e. ~c3y'~~/ r ~~
~Je~F,e1! /e~d, ~~r d tome.- ~ t~
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 FIFTH AVENUE
CNULA VISTA. CALIFORNIA 912011
(619) 693-SS53
ILANNIN6 DEPARTMENT
April 23, 1991
Mr. Rick Carpenter
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 91911
Dear Mr. Carpenter:
Re: IS-90-13 - Rezone of 3.67 Acres From 'Median Density
Residential' to 'Retail Communlty"
Please be advised that the above subject development proposal is
located across from the Bonita Vista High School. Approximately
2,000 students attend this campus daily, many of whom walk to
school. It has been my experience that small shopping centers
such as the one described in this proposal contain shops that are
attractive to teenagers. I am concerned for their safety.
As we have seen along Otay Lakes Road in front of the Point Bonita
Center, students will cross a busy street to access the shopping
center. The same thing can be expected to occur at this new
center. Therefore, I am requesting that the city requlre, as a
condition of approval, that a solid barrier be placed in the "H"
Street median strip. This will discourage illegal pedestrian
crossing. As we have learned from the Otay Lakes Road experience,
landscaping alone does not discourage jaywalking.
Thank you for the opportunity to comment on this issue.
Si erely,
G~~
homas Silva
Director of Planning
TS/sf
BDARD OF EDUGTpN
JDSEPN D. CUTAINGS, FRD.
LARRYCUNNNGfiAM
SHARDN GRES
PATRICK A AJDD
GREG 0. SANDDVAL
SUPERCrtENDENF
JDIiN F YUGRN, Ph.D.
CHUI.A V' _'A ELEMENTARY SCH~ ~i. DISTR.ICT
84 EAST "J" STREET CHULA VISTA, CALIFORNIA 92010 • 619 425-9600
EACH CHILD I3 ANWDIVIDUALOFGREATWOR RECEIVED
April 19, 1991 _
~~ 2 2 ~99~
Ms. Maryann Miller L_=
Environmental Review section
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: Case No. IS-90-13 / FA-443
Project: Otay Lakes Plaza
Applicant: Mark Kelton
Location: Otay Lakes Road 8 East H Street
Dear Ms. Miller:
Thank you for the opportunity to comment on the Otay Lakes
Plaza project.
This project, located at the Southeast corner of Otay Lakes
Road and East H Street, is within the Chula Vista Elementary
School District which serves children from Kindergarten
through Grade 6.
District enrollment has been increasing at the rate of 4 - 5
percent over the past several years, and this is projected
to continue. Permanent capacity has been exceeded at many
schools and temporary relocatable classrooms are being
utilized to accommodate increased enrollments. The District
also buses students outside their attendance areas, both to
accommodate growth and assist in achieving ethnic balance.
The Initial Study pzepared for the proposed project does not
identify potential. significant impacts on schools. The
relationship between non-residential development and student
enrollment has been clearly recognized by the State
Legislature through authorization of collection of school
fees. A joint study sponsored by five South Bay school
districts, prepared in 1990 by SourcePoint, further
documents and demonstrates this relationship. Based on this
study, the proposed 33,461 square feet of commercial space
will generate approximately 13 new elementary age children.
Per student facility costs to the District are estimated at
$8,814, or $114,582 for this project. These costs far
exceed developer fees currently allowed under State law.
State law currently provides for a developer fee of $ .26
for non-residential area to be charged (Chula Vista
Elementary School District - $ .12/square foot; Sweetwater
Union High School District - $ .14/square foot) to assist in
financing facilities needed to serve growth.
V
April 19, 1991
Ms. Maryann Miller
Paqe 2
RE: Otay Lakes Plaza / IS-90-13
Given this shortfall, the District encourages developer
participation in alternative financing mechanisms to help
assure that facilities will be available to serve children
generated by new construction. We are currently utilizing
Community Facilities Districts (CFD's) as one method to help
fund this deficit. Participation in a CFD is in lieu of
developer fees.
The subject project, Otay Lakes Plaza, is located in the
Tiffany School attendance area. This school is presently
operating over permanent capacity, and sn alternative
financing mechanism, such as participation in or annexation
to a Community Facilities District is recommended.
If you have any questions, please contact this office.
Sincerely,
Kate Shurson
Director of Planning
RS:dp
cc: Rick Carpenter
Hark Relton
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ATTACHMENT: SCENIC ROUTES
East H Street:
The alignment of East H Street provides views of Mother Miguel Mountain
and San Miguel Mountain. East H Street also traverses a variety of
topographic features including the westerly end of Rice Canyon and the
rolling hills near Southwestern College and Eastlake.
Otav Lakes Road•
Otay Lakes Road offers panoramic views of the hills and mountains to the
east, the Sweetwater Valley to the north and downtown San Diego to the
northwest.
The treatment of these roadways should be consistent with maintaining the
current scenic quality and maximizing the future scenic highway potential of
these routes. It is, therefore, an important consideration to maintain a
consistent quality of development and landscaping along the routes. As such,
these issues will be addressed throughout the planning and permitting process.
WPC 8900P
ZONING & LAND US.E
EXHIBIT B
CHANGE FROM 'LOW/MED RES. DENSITW
AND'R-1 tONMC~' TO'RETAL. COMMERCIAL'
' GP^A-90-01
ORTH PCZ-BO-B BEC OTAY LAKES RD. 8 E. H 8T.
CRY OF CHULA VISTA PLANNWO EP .- /61 RR N