HomeMy WebLinkAboutRCC AGENDA PK 1995/05/08negative declaration
PROJECT NAME: Northeast Corner of Interstate 5 and 'L
PROJECT LOCATION: Northeast corner of Interstate 5 an
ASSESSOR'S PARCEL NO.: 571-250-18 & 20; 571-170-
PROJECT APPLICANT: City of Chula Vista Planning De
CASE NO: IS-95-20
DATE: April 21, ]99.
A. Project Settine
The project site, consisting of two parcels totalling ±4.0 acres, contains a .5 acre Park &
Ride lot. The remaining portion of both parcels is vacant. Surrounding land uses include
San Diego Trolley tracks and multiple family dwellings to the east, I-5 to the west, a truck
rental yard ro dte south and a vacant site to the north (zoned ILP). Mature California Pepper
trees exist on a portion of the site. There are no sensitive plant or animal resources on the
site. The average graded slope of the site is 2%.
In 1975, the Ciry Council approved the placement of the I-L-P (Limited Industrial subject to
Precise Plan modifier) zone on this site. However, this site, which previously consisted of
excess freeway right-of-way property, did not have a General Plan land use designation
applied to it. As a result of inquiries by the current property owner, the City staff realized
that a General Plan designation ,was needed to demonstrate compliance with underlying
zonine.
B. Proiect Description
The proposed project consists of an amendment to the Land Use Diagram of the General Plan
to designate a 4.0 acre site as Research and Limited Manufacturing. The amendment will
enable possible future development of the site as an unspecified industrial land use. An
industrial land use could result in impacts to such areas as traffic, noise, schools, glare, etc.
However, environmental analysis will be required when such a proposal is submitted to the
City. Given the size, location and configuration of the site, its development potential appears
to he limited. As a result, the environmental analysis for a specific use on the project site
is expected to find that potential environmental impacts are less than significant. Future
discretionary actions necessary for development of the site include approval of a Precise
Plan.
oily of
~~rr~
:..~.:
ehula vista planning dapartmant Q1Y OF
_ anvlronmantal nvlaw aadbn . CHUTA VLSTA
C. Compatibility with Zonine and Plans
The project involves an amendment to the General Plan to allow for furure development of
a site which is currently designated on the General Plan Land Use Diagram, however, the
site is zoned ILP. The proposed General Plan designation of the site to Research and
Limited Manufacturing will be consistent with nearby industrial land uses, the San Diego
Trolley line, and the ILP zone. A required Precise Plan will ensure that the project is
compatible with surrounding uses.
D. Compatibility with Zonin¢ and Plans
The project involves an amendment to the General Plan to allow for future development of
a site which is currently not designated in the General Plan text, but is designated as Open
Space on the General Plan land use diagram and zoned ILP. The proposed General Plan
designation of the site to Research and Limited Manufacturing will be consistent with
surrounding industrial land uses and the ILP zone. A Precise Plan as required in the ILP
zone will ensure that the project is compatible with surrounding uses.
E. Identification of Environmental Effects
An initial study conducted by [he City of Chula Vista (including the attached Environmental
Checklist Form) determined that the proposed project will not have a significant
environmental effect, and the preparation of an Environmental Impact Report will not be
required. This Negative Declaration has been prepared in accordance with Section 15070
of the State CEQA Guidelines.
The following is a discussion of impacts which have been determined to be less than
significant
Land Use
The nearest residential development exists over 100 ft. from the project site, on the east side
of the San Diego Trolley right-of-way. This residential development, consisting of multiple
family dwellings fronting on Colorado Street, is not expected to be adversely impacted by
the any development proposal anticipated for the subject site, which could result through
subsequent proposals. However, as stated previously, any subsequent development proposal
will require separate environmental analysis.
A "conceptual" master plan for beautification of the MTDB right-of-way was approved by
the City Council in 1988, which included the subject site. The property, both the privately-
owned and City-owned parcels, are designated for use as a park on the "conceptual" master
plan. The City Council authorized participation in implementation of landscaping at "E" and
"H" Streets, however, no authorization or approval has occurred for the subject site or other
areas. In addition, the site does not appear in the Parks and Recreation Element of the
General Plan as a proposed park. The General Plan Amendment to designate the site
Research and Limited Manufacturing will result inconsistency with the existing ILP zone and
current development potential and not preclude the City's ability to require enhanced project
landscaping, consistent with the MTDB right-of-way landscaping program, if and when future
development is proposed. This would also be consistent with Precise Plan Guidelines
WPC F.AHOMEVPLANNINGASTOREDAI@0.97Ref. 1021.93.1022.931 PdgE ~
currently applied to the project site through the ILP zoning, which calls for enhanced
landscaping as a "gateway" to the City.
Schools
As noted with the project description, amendment of the site's General Plan designation to
Research and Limited Manufacturing from its presently non-designation condition is
necessary as a "clean-up" amendment to allow use of the site pursuant to its ILP zoning
classification established in 1975. No development proposal is being made at this time.
Both the Chula Vista Elementary School District and the Sweetwater Union High School
District have expressed a necessity to fully mitigate any impacts associated with future
student generation as may be tied to possible future industrial development on the subject
site. Absent a development proposal, emollment impacts which may generate from future
development on the site cannot be specifically determined at this time. However, given the
size, location and configuration of the site, and its related limited future development
potemial, school enrollment impacts which may be tied to future development on the site are
projected to be individually insignificant. From the standpoint of cumulative impacts,
Harborside Elementary School, Chula Vista Junior High School and Chula Vista High
School, within whose attendance areas the subject site lies, are presently operating above
capacity. Therefore, any additional enrollment impact, no matter how individually
insignificant, is seen as adding to already overcrowded conditions, and the school districts
are requesting provision for full mitigation of any potential furure enrollment impact beyond
that which would be mitigated through payment of State-mandated building permit fees.
At present, the Ciry and both school districts, in conjunction with SourcePoint (the non-profit
arm of the San Diego Association of Governments), are working on a joint srudy to identify
and quantify the various sources of enrollment increase and their impacts, and to develop
equitable methods for mitigating these impacts. As a result, future development on the
project site shall be required to fully mitigate any associated impacts to local schools to the
satisfaction of the school districts, as determined in accordance with the provisions of the
aforementioned study and related mitigation program(s), or with whatever mitigation
program(s) is in effect at the time of building permit issuance.
E. Mandatory FindinQS of Significance
1. Does the project have the potential to substantially degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife species, cause
fish or wildlife population to drop below self-sustaining levels, threaten levels,
threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal, or eliminate
important examples of the major periods of California history or prehistory?
The Initial Study indicated that there are no endangered species or sensitive biological
resources on the project site, which is located in a developed area of the Ciry and
surrounded by industrial uses, a freeway and trolley tracks. The General Plan
Amendment to allow for an industrial use on the site will not have a significant
WPC F:HOMEVPLANNING~STORED11020.97Ref. I(nl 93.1022.931 Page 3
adverse effect on the quality of the natural environment, reduce the habitat of a fish
or wildlife species, or eliminate a plant or animal community.
2. Does the project have the potential to achieve short-term environmental goals to
the disadvantage of long-term environmental goals?
The proposed General Plan amendment will allow for the possible future development
of a 4.0 acre area (consisting of two parcels) for an industrial use. Environmental
review will be required when such a proposal is submitted to the City. Given the
size, location and configuration of the site, and its related limited future development
potential, the environmental analysis of a specific use is expected to determine that
impacts are less than significant. In addition, development of the parcel will also be
subject to precise plan review. Future review of a specific proposal will ensure
compliance with long-term goals.
3. Does the project have 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 development of the proposed site could have an incremental effect on the
surrounding uses. Environmental review will be required when such a proposal is
submitted to the City and impacts will be determined and mitigated. School impacts
of the proposed amendment, as discussed in section D of this document, will be
mitigated prior to issuance of a building permit to ensure that impacts are less than
significant. This will ensure that the proposed development on the site will not have
any effects which are cumulatively considerable.
4. Will the environmental effects of a project will cause substantial adverse effects
on human beings, either directly or indirectly.
The proposed project is in compliance with threshold standards for fire, police, and
other public services as discussed in the threshold section of the Initial Study.
Therefore, a General Plan Amendment to allow for an industrial use on the project
site will not cause significant environmental impacts to humans, either directly or
indirectly.
F. Consultation
1. Individuals and Or¢anizations
City of Chula Vista: Susan Vandrew, Planning
Roger Daoust, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
Ken Larsen, Director of Building & Housing
WPC F~.\HOME\PLANNING\STORED\1020.97Ref. 1021.93, 1022.93) Page 4
Carol Gove, Fire Marshal
Crime Prevention, MaryJane Diosdada
Marty Schmidt, Parks & Recreation Dept.
Ann Moore, Assistant City Attorney
Duane Bazzel, Planning
Ed Batchelder, Planning
Paul Manganelli, Planning
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Paul Manganelli
2. Documents
Chula Vista General Plan (1989) and EIR (1989)
Title 19, Chula Vista Municipal Code
MTDB Right-of-Way Conceptual Master Plan (1988)
3. Initial Study
This environmental determination is based on the attached Initial Study, any
comments received on the Initial Smdy and any comments received during the public
review period for this Negative Declaration. The report reflects the independent
judgement of the Ciry of Chula Vista. Further information regarding the
environmental review of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 91910.
~ P ~„/ l~~~Qsc~/,l y~o7/~~'
ENVIRONM TAL R IEW CO RDI TOR
EN 6 (Rev. 5/93)
WPC F:AHOMEVPLAN NINGASTOREDA10209IRef. 1021.93, 1022.93)
negative declaration
PROJECT NAME: Eastlake Affordable Housing Program
PROJECT LOCATION:
ASSESSOR'S PARCEL NO.
PROJECT APPLICANT:
CASE NO: IS-95-21
Eastlake
N/A
Ciry of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
A. Project.Settina/Description
DATE: April 20, ]99'_
Eastlake I - Hills, Shores, Village Center, Business ___..__ _
The Eastlake ]development, which includes the Hills and Shores residential neighborhoods,
was approved in 1985, and includes a total of 1,834 units, of which ]O1 low-income housing
units were provided. These residential neighborhoods have been completed with a resultant
total of 9 low-income units constructed in excess of the minimum requirement. This
Program will address the following partially or undeveloped portions of Eastlake.
Eastlake II -Greens, Trails.
The Eastlake II development was approved in November, 1989, and authorized a total of
4,034 housing units involving both the Greens and Trails neighborhoods. The Greens
included 2.774 housing units and the Trails 1,260 units.
In December, 1993, the Ciry Council considered and approved an amendment to the Genera]
Plan for 44 acres within the Greens which resulted in the potential increase of 418 units to
the Greens. Subsequent approvals by the Ciry will be required to establish the exact number
of units, however, this could bring the total number of units within the Greens and Trails to
4,452. At present, only about 32% of the approved units (1,032 utrits) within the Greens
have been completed or have started construction and no units have final authorization for
construction within the Trails.
The total number of low-income housing units required to be constructed within the Greens
is 160', with a commensurate total of 160 moderate-income housing units (5% / 5%).
The Ciq~ Council authorized the total low-inwme housing units Cor the Greens to be reduced to 4°ic oC the project requirement
(128 units). with 6% for moderate-income units (192 units). it it is Cound that a total o(5%low-income units are not [ound to be feasible.
See (ootnoie #? for additional provisions applied to the Trails
wPC F.~HOMEVPLANNING~STORED`d 020.9IRef- 1021 93.1022.93
elty of ehuN Wsto ptrnntnp ttepntmont t7tY OF
onvironmontai ntvltw Netbn . CHULA VLSTA
Affordable housing requirements for the Trails amounts to a total of 63 low-income and 63
moderate-income units (5% / 5%).
Eastlake III -Woods, Vistas, Business Center Phase II, Olympic Training Center.
The Vl'oods and Vistas have General Development Plan-level approvals for a total of 1,767
housing units, which would amount to 88 low and 88 moderate-income units (5% / 5%).'
Subsequent levels of Ciry Council approval will still be required prior to authorization to
construct units within the Woods and Vistas.
Eastlake Land Swao
In 1990, Eastlake Development Company and the Baldwin Company executed an exchange
of adjacent land holdings to create more logical geographic planning boundaries between the
Eastlake and Otay Ranch development projects; hence the reference "Land Swap". The Land
Swap area contains 161 acres and is authorized at the General Plan-level only, which would
authorize approximately 739 units at mid-range densities. Subsequent planning approvals are
expected within the next several years, however, development timing for the area would
likely be coordinated with that of the adjacent Otay Ranch.
The total number of ]ow-income housing units estimated for the Land Swap properties is 37,
with a commensurate total of 37 moderate-income housing units (5% / 5%).
Olympic Training Center (OTC)
The Olympic Training Center facility, located on 160-acres adjacent to Lower Otay Reservoir
will contain a variety of open sports fields, ancillary conference and training buildings, and
300-400 dormitory units for athletes. Construction of the OTC, which commenced in 1992,
is expected to be phased over the next few years. Subsequent to approval of the OTC, the
City Council authorized an amendment to the Genera] Plan for the adjacent Vistas
neighborhood in Eastlake III, to provide support commercial and residential land uses next
to the OTC.
The Eastlake Development Company has expressed interest in receiving affordable housing
credits for the installation of athlete's dormitory units within the OTC. The Task Force has
examined the potential and appropriateness of this approach, and while there was no
consensus reached on this issue, the Task Force requested that further consideration be given
to affordable housing credits for the OTC dormitories.
B. Compatibility with Zoning and Plans
The primary site #1 is designated as residential medium-high which would permit 348
dwelling units at mid point of the density range, however, the current entitlement permits 4.5
' A Development Agreemem between the Ciq~ of Chula Vista and the Eastlake Development Company wvering the Eastlake III
development area (also including the Eastlake Trails neighborhood), was approved in 1990. 'Ibis agreement states that the City
acknowledees shat low and moderate income housing may he economically impractical to build at current density levels, and that the City
aerees that it will consider granting Developer density bonuses and!or o[her ineemives.
N'PC F.`,HOt.fE`PLAVNIRG`.STOREDJ020.9IReL 10'1.93.I@'.93i Page 2
dwellling units per acre which would permit 108 dwelling units. By bringing the entitlement
density into conformity with the General Development Plan density opportunities for the
provision of affordable housing would be achieved.
There are no adopted em~ironmental plans or policies that could result in a conflict because
of this project. There are no agricultural resources that would be impacted by this project.
This project is on the edge of the Eastlake project surrounded by a High School, a major
utility element, the furure SR-125, a planned major street and an enclosed water storage
facility.
This project is at both a project level and a program level. Therefore, this environmental
analysis must also be at both levels. The above analysis is at a project level of analysis for
Phase I-Immediate effort. The following is a prograrmatic analysis of the Phase II Furure-
efforts of the Eastlake Affordable Housing Program. Project site 719 may be in conflict with
the GDP/GP, however, as with each of the project sites, more precise analysis will be
necessary; this site may not appropriate for the proposed use.
The project may be in conflict with the existing Genera] Plan or zoning. However, as future
proposals under the policies are developed they will be the subject of further and more
detailed environmental analysis to determine the precise level of impact.
Almost all of the project site has been used for agricultural purposes for over 100 years and
much of the site has been graded. The exception is site #9 within the Phase II area. This
potential site involves on site biological resources and is adjacent to the Salt Creek Maritime
Coastal Sage habitat area. The evaluation of this site is at a Phase II programmatic level and
nmst be further studied at the time of more specific analysis, this site may not be appropriate
for further analysis.
C. Identification of Environmental Effects
An initial srudy conducted by the City of Chula Vista (including the attached Environmental
Checklist Form) determined that the proposed project could have one or more significant
em~ironmental effects. Specific mitigation measures will be implemented to reduce these
effects to a ]eve] below significant. With mitigation, no significant environmental effects will
occur, and the preparation of an Environmental Impact Report will not be required. This
Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the
State CEQA Guidelines.
D. Mitigation necessarv to avoid significant effects
Specific project mitigation measures are required to reduce potentially significant
environmental impacts identified in the initial study for this project to a level below
significant. Mitigation measures have been incorporated into the project.
A. More precise development plans will be reviewed to determine if there is any potential
impact with the existing General Plan or zoning designations.
B. Site #t9 in Phase II will be evaluated with furure discretionary actions to determine what,
if any, impact there will be on Maritime Coastal Sage.
tiPC F. WHOM E~.PLAN ~'ING~.STORED~7 W0.93 Rel. 1 W 1.93. 1022.93)
E. Mandatory Findings of Sienificance
I. Does the project have the potential to substantially degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife species, cause
fish or wildlife population to drop below self-sustaining levels, threaten levels,
threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal, or eliminate
important examples of the major periods of California history or prehistory?
The project site has been used for agricultural purpose for over a hundred years;
there are no significant resources present. There are no habitats of fish or wildlife
present. Therefore, there will be no reduction of population levels below aself-
sustaining ]eve] effected. There are no cultural resources present.
2. Does the project have the potential to achieve short-term environmental goals to
the disadvantage of long-term environmental goals?
There are no long term environmental goals that specifically effect this project site
or project. Therefore, there are no short-term impacts which will impact long-term
goals.
3. Does the project have 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 adoption of this Eastlake housing program will not have any cumulative adverse
impacts on the environment. Rather, the program will promote a broader housing
base with a wider range of housing prices and types.
4. Will the environmental effects of a project will cause substantial adverse effects
on human beings, either directly or indirectly.
The proposed project is in compliance with threshold standards for fire, police, and
other public services as discussed in the threshold section of the Initial Study. The
project site will not cause significant environmental impacts to humans, either directly
or indirectly.
F. Consultation
Individuals and Oreanizations
City of Chula Vista: Roger Daoust, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
NPC r.~HO'.~1 P~PLANNINC,STORED'.I020.93 Re! 10:1 93.1022.931
Bob Sennett, Planning
Ken Larsen, Director of Building & Housing
Carol Gove, Fire Marshal
Crime Prevention, MaryJane Diosdada
Marty Schmidt, Parks & Recreation Dept.
Ann Moore, Assistant City Attorney
Chula Vista Ciry School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Eastlake Affordable Housing Taskforce
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
2. Documents
Chula Vista General Plan (1989) and EIR (1989)
Title 19, Chula Vista Municipal Code
Draft of "A Program for the Provision of Affordable Housing within the Eastlake
Community", Dec. 1994
3. Initial Study
This environmental determination is based on the attached Initial Study as well as any
comments on the Initial Study and this Mitigated Negative Declaration, and reflects
the independent judgement of the Ciry of Chula Vista. Further information regarding
the environmental review of the project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 91910.
A ENVIRONM NTAL RE W COORDINATOR
EN 6 (Ree. 5/93)
H'PC F.'HOME~PLANKING~STOREDAI O309TRef. 1021.93. 10.3-937 page $