The URL can be used to link to this page

Home My WebLink AboutPlanning Comm Reports/1993/01/27 (3) Page 1 City Planning Commission Agenda Item for Meeting of January 27, 1993 2. PUBLIC HEARING: Consideration of Amendment No. II to the certified Chula Vista Local Coastal Program CLCP) to allow certain land use categories by conditional use permit within the Industrial: General land use designation within the LCP. A. BACKGROUND Amendment No. II to the certified Chula Vista Local Coastal Program (LCP) is being proposed to allow certain land uses, by conditional use permit, within the LCP's Industrial: General land use designation in order to implement two development proposals (South Bay Golf Center's golf driving range and sports center and National University's evening class extension) and to provide for child-care facilities (City initiated proposal). The amendment proposes to allow Educational Services Commercial Activities and Child-care Civic Activities within the LCP's overall Industrial: General land use designation and Athletic and Recreational Commercial Activities within the Industrial: General land use designation located in the Inland Parcel subarea of the LCP. (The original amendment also included the addition of Utility Civic Activities within the Industrial: General land use designation; but, because environmental considerations arose, Utility Civic Activities were deleted from the proposed amendment.) The certified Chula Vista LCP consists of a Land Use Plan and a Specific Plan. Only the Specific Plan will need to be modified to implement the proposed amendment. A six-week local review period for the amendment began December 26, 1992. A City Council public hearing will be held on February 9, 1993, at which time the Planning Commission's recommendation will be presented to the Council Members. Subsequently, the amendment will be forwarded to the Coastal Commission for consideration. B. RECOMMENDATION It is recommended that the Planning Commission adopt: 1. Mitigated Negative Declarations I.S.-91-50(B) and Addendum thereto and Mitigation Monitoring and Reporting Program (attached as Exhibit B) and Negative Declaration 1. S. -93-17/19 and Addendum thereto (attached as Exhibit C), and 2. The attached resolution recommending that the City Council adopt Amendment No. 11 to the certified Chula Vista Local Coastal Program as proposed, based on the finding set forth therein. _J / Page 2 C. DISCUSSION As proposed, Amendment No. 11 to the certified Chula Vista Local Coastal Program (LCP) will conditionally permit colleges and universities; trade, vocational and technical schools; and child- care centers in the Industrial: General land use designation of the LCP and will conditionally allow athletic and recreational uses within the Industrial: General land use designation of the LCP's Inland Parcel. (Amendment No. 11 is attached as Exhibit A.) Each land use is discussed below: Child-Care Civic Activities Currently, Limited Child-Care activities for less than eight children are allowed as a permitted use within the LCP's Residential and Commercial Specialty Retail land use categories. The new category, Child-Care Civic Activities, will conditionally permit child-care facilities and child nurseries for eight or more children within the Industrial: General land use designation. The Industrial: General land use designation within the LCP permits various types of light and general industrial uses as well as many commercial, business, and service type facilities. Currently, there is no provision for child-care for the employees who work within these areas. Amendment No. 11 will allow child-care facilities to be established within the Industrial area after a thorough review and public hearings on the conditional use permits by the Planning Commission and City Council. Educational Services Commercial Activities Educational Services Commercial Activities is a new land use classification consisting of colleges and universities and trade, vocational, and technical schools. Currently, colleges along with public and private elementary and secondary schools are allowed in the Residential land use classification by conditional use permit under the Community Education Civic Activities category. Vocational and trade schools are permitted uses within the Commercial: Office Park and Commercial: Specialty Retail land use classifications. Amendment No. 11 will combine these specific educational uses and allow them III the Industrial: General designation within the LCP by conditional use permit only. Athletic and Recreational Commercial Activities Athletic and Recreational Commercial Activities is a new land use category which provides services relating to commercial sport and recreational enterprises such as golf driving ranges, batting cages and related recreation centers other than miniature golf parks. This land use category is proposed by conditional use permit only within the Industrial: General land use designation located in the Inland Parcel. -:2-:z Page 3 Conclusion The proposed LCP amendment will not change the existing Land Use Plan designation. It will change the Specific Plan (zoning) to conditionally allow very specific land use categories to be added to the Industrial: General land use designation. The Conditional Use Permit process provides the opportunity for review of proposed projects on a case-by-case basis to ensure that conditionally permitted uses will be compatible with the area in which they are proposed. lcpa 111lcpadisk '1 .~ :3 EXHI~8ITA AMENDMENT NO. 11 TO: CHULA VISTA BAYFRONT SPECIFIC PLAN CHULA VISTA LOCAL COASTAL PROGRAM Legend Ai!4i1~H!if4*1 Deletiea t8 teKt Amendment No. 11 consists of changes to pages 8, 11,21 and Appedix A pages 13, 14, & 17 of the Specific Plan /) II ,y, . Section 19.82.28 - Animal Services Commercial Activities Animal SeIVices Commercial Activities include the services relating to the storage, maintenance, grooming or keeping of household or other animals. Section 19.82.29 - Transport and Warehousing Commercial Activities Transport and Warehousing Commercial Activities include the provision of warehousing and storage, freight handling, shipping, and trucking services. Section 19.82.30 - Building Maintenance Services Commercial Activities Building Maintenance Services Commercial Activities include the provision of services to buildings involving cleaning, maintenance, custodial and security. Section 19.82.31 - Funeral and Intennent Services Commercial Activities Funeral and Interment Services Commercial Activities include the provision of undertaking and funeral services involving the care and preparation of the human deceased prior to burial. Section .19.82.32 -. Athlet1c and Recreational Commercial ACtivities INDUSTRIAL Section 19.82.35 - Custom Manufacturing Activities Custom Manufacturing Activities include the following activities. They also include certain activities accessory thereto, as specified below. (a) Manufacturing, compounding. processing. assembling, packaging, treatment. or fabrication of the following products: Experimental, film. electronic, or testing; Electronic instruments and devices; Office computing and accounting machines and typewriters; and Scientific, electric measuring and control instruments and testing equipment. (b) Printing. publishing, and sign-making. (c) Accessory uses incidental thereto, including administrative, executive and financial offices and incidental services, such as re..<;taurants to serve employees, when conducted on the premises; wholesale business storage or warehousing for products of the types permitted to be manufactured in the zone; other accessory uses and buildings customarily appurtenant to a pennitted use. (d) Reffiil sales of products produced or manufactured on the site. - 8- \- <? - .-' Section 19.82.42 - Large ur Specialty Animal Raising Agricultural Activities Large or Specialty Animal Raising Agricultural Activities include the raising, keeping, grazing or feeding of large or specialty animals for pets, zoos, animal products, animal increase, or value increase. Section 19.82.43 - Agricultural Packing and Processing Activities Agricultural Packing and Processing Activities include the packing, cleaning or processing of fish, meat, eggs, dairy or produce. Section 19.82.44 - Agricultural Supplies and Services Agricultural Supplies and Services include the sale or services relating to agricultural operations, typically intended to enhance crop yields through fertilization, pest control, and other treatment or assistance. CIVIC Section 19.82.50 - Essential Service Civic Activities Essential Service Civic Activities include the maintenance operations of the following installations. (a) Electric, gas, and telephone distribution lines and poles, and water, storm drainage and sewer lines, with incidental appurtenances thereto, but excluding electric transmission lines. (b) Parks and botanical gardens, but excluding playgrounds, playing fields, bandstands, auditoriums, and similar assembly areas. (c) Freeways, rapid transit routes, streets, alleys, and paths, but excluding uses on, under, or over such ways, which uses are not customarily appurtenant thereto. Section 19.82.51 - Limited Child-Care Civic Activities Limited Child-Care Civic Activities include the provision of day-care service for eight or fewer children. Section 19,82,52 - Resemll, &9~1gtH!!rn!0y~%~q!:!y~gW! &fiMqt&!!rn~!1HY~9~f9RI19~9~'Y~9,g~I~%IBQI~L9[mgrn~~%I~bfFhl~9r~!!i Section 19.82.53 - Community Assembly Civic Activities Community Assembly Civic Activities include the activities typically performed by, or at, the following institutions or installations. (a) Churches, temples, and synagogues. -11- -7 (, " Section 19.84.11 - Wetlal1ds and Buffers The following uses shall be permitted within lands designated as Wetlands and Buffers, on Map 1, Land Use Control: Restoration or enhancement of wetlands areas, with development or construction limited to interpretive facilities which will preserve natural resource or habitat values. Section 19.84.12 - Industrial: General Pennitted Uses All land designated on Map 1, Land Use Controls, as Industrial: General shall be permitted to accommodate the following use classifications: Food Service Commercial Convenience Sales and Service Commercial Business and Communication Service Commercial Retail Business Supply Commercial Research and Development Commercial General Wholesale Sales Commercial Transportation and Warehousing Commercial Automotive Fee Parking Commercial Custom Industrial Light Industrial General Industrial Essential Service Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs Section 19.84.13 - Industrial General Conditionally Pennitted Uses rtUldd' . .... . .... .... ................................ ....C .................................. .. ........ .. at ....................................fj. Itli.II~"i~III'j~II~1r~liiiBI~~~'I~i~t'11~;II(~IIIII~11II EP~pt~r~~i~4i B~Mi.iii~"~lraf~igi@iN!i4y!ti~$ All lands within the Inland Parcel designated on Map I, Land Use Controls, for Industrial: General Use, shall be permitted to accommodate the following use classifications pursuant to the Conditii1~!g~~~~~~2m~;t~n~~i~i~~t~~~~q!!y!~!~~ Alit6m6tiveSaIes (New); ReniiI & Delivery and Accessory Commercial Activities Automotive Servicing Commercial Activities Automotive Repair and Cleaning Commercial Activities Boat Sales or Rental Commercial Activities Boat Servicing Commercial Activities -21- ) ') Animal services, (continued) Dog Bathing Dog Clipping Dog Training Services Dog and Cat Hospital Guard Dog Training Horse Training Pet Clinics Pet Grooming Pet Motels PUblic Corrals Public Stables Riding Clubs Veterinary Hospital (large animals) Veterinary Hospital (small animals) Transport and Warehousing auto Storage Garages Distributing Plants Freight Handling Moving and Storage Firms Parcel Delivery Truck Fleets Private Storage Public Warehouses Refrigerated Warehouses Storage Yards Storage, Cold and Food Trucking Terminals Warehouses AthletlcandRecreational CO)ffin~~p,taJ;sp61;t.. and RecrM tional . Enterprises ~~t~~g~;#~~~i~artges' ~~~~~~t~~~~~~rit~~~ ....<!r1'1s-t~Y~i~se). - 13 - Appendix A <-, " -< _ ,j COMMERCrAL ---------.---.-- ---- .. . .. .... ....,.. Building Maintenance Services Disinfecting and/or Exterminating Services Gardeners (landscape maintenance) Janitorial Services Maintenance and Custodial Services Sewer and Drain Cleaning Sweeping Services Window Cleaning Services Funeral Intennent Services Cinerarium Columbariums Crematories Crematoriums Funeral Parlors Mausoleums Mortuaries Undertaking Establishments ~!1!!~~t!9@,1.$mw!t.~ M!1!ii~i~~i!!!~i\.!'my~t$!p~~ Wi@j@!MQ~Q#~t;m4;w@!!nH;@S~mQQI~ -.-.-.'.-,-,'.-.-.-.-,-.-.-.-.-.-.-.-,-.-.-,".-.".-.-.-.-,....-.-..,-...-.........-.................................-........-........................'..........-.,...-.,',.,.-.........,'..-.-.-.,.-.-.,',...-.-.-. -14- Appendix A -2 ,~ / CIVIC Essential Service Electric Distribution Lines and Poles Gas Distribution Lines Open Space (of a passive use) Parks, Public (passive use only) Sewer Collection Lines Storm Drainage Collection Lines Telephone Distribution Lines and Poles Water Distribution Lines Limited Child Care Public Day Centers (for eight or fewer children) Public: Nurseries (for eight or fewer children) Cbild~ P#yt1\tiii1itg~!!4~6igimi!#i!{t4\'~i1iii!imi$tiiJ!i!i!rnM 9!!i~~!J:!%~~g~~~f9im%~i~~!~fif~!4(~!ir................... .. ... Community Assembly Amusement Parks Aquariums Auditoriums Bandstands (public) Birth Control Clinics Botanical Gardens Camping Areas (non-profit) Carnivals Churches Circuses Community Centers Community Health Clinics Convalescent Hospitals Exhibition Halls Extended Care Facilities Fairgrounds Golf Courses Historic Sites Hospitals Marinas (public) Meeting Halls Monument Sites Neighborhood Centers Nursing Homes Open Space Areas (of an active use) Parks Picnicking Areas (public) Places of Worship Playgrounds and Playing Fields (of an active outdoor use) Public Health Services Recreation Centers -17- Appendix A :J It j: ,.mmn ~~~ wen .~ ," ~<( ,^ i: LLCJ) V, ...J j ~>ffi =>0 ',' .' j' <(0 a: [' ,'~ " :38:; C I- CUi J , ," ! 'I: i O~ ~ Z gj . ---------m---t, --,-,' CJ) ...J 0 II) Il._.,; 'i"r]'j -< ~il' <( U ,.1] ':IUH+ t_c~~ ,.j, 0 ~ r- ' dtfJ ' '",,~:ll ,n..1 ~<( .... I :-' '1 " :., <.> . .! II ,'! 0 ..J ). F . - }"\, :* i ":;:: I '~ i \ \ \ \ \ \ \ \\ II -\ \1 , \1, \ \ J " I' : L.' , " , " , "- I "- \ ", " \ ~ \\ \ \ \ --! ..:..::::::::.c-.o'..J____.m...L.___,:~ - - - - -- --' ~.- " < :~ ~ r:: I I I I I I I I I I I I I I I I I I I ~ 1! tf ~ ad i5 I~ () 1i.'C co .~o 0. .0 (I) ~o c: !:~ ~ .~! en o E ~'C u ~.! ~ J3 u.s ~ cr*"'~ III!IIII!I I ai .. ~~ .s ~~ ., :~ .' .- ;;. .. ..: "0 ;:: " ..0 tI CI ij.. ; _ ;. a: 'i .!! .:1 >. a:: u a... tI Q) Gi~sI.E'i E =i ~ ~ '0 Eo;:r::l:r 89 !HI II . -'" ~ '" Q. U> '" m U> c: ~ CI) :;;: CI) c: ~ c: 'iij ~ CI) ::J CJ m m 't> m m ., 8- c: IV .;: -;: CI) 1l - - U> U> 'C 't> ::J ::J 'iij 'C 'C CI) c: IV .s .s a: ..J I Ie:! I I ADDENDUM MITIGATED NEGATIVE DECLARATION 91-S0(B) FIFTH A VENUE GOLF RANGE/SPORTS CENTER EXHIBIT B January 19, 1993 Clarifications to the Project Description for the Negative Declaration IS-91-50(B) are summarized below. The Environmental Review Coordinator of the City of Chula Vista has allowed preparation of this Addendum if one of the following conditions is present: 1. The minor changes in the project design which have occurred since completion of the Final ErR or Negative Declaration have not created any new significant environmental impacts not previously addressed in the Final ErR or Negative Declaration; 2. Additional or refined environmental data available since completion of the Final ErR does not indicate any new significant environmental impacts not previously addressed in the Final ErR or Negative Declaration; and 3. Additional or refined environmental data available since completion of the Final ErR or Negative Declaration regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the Final ErR or Negative Declaration. Condition No. I is appropriate for this Addendum. The changes occur in the Project Description, and do not create any new significant environmental impacts not previously addressed in the Negative Declaration. The changes to the Project Description are described below. The changes do not alter the conclusions of the Mitigated Negative Declaration; the impacts and mitigation measures remain as described in the Mitigated Negative Declaration. All of the reported impacts can be mitigated to a level below significant. 1. Changes in Site Plan The Project site plan has been prepared in greater detail than that shown in the Mitigated Negative Declaration. The most recent site plan follows this page as Exhibit A. The new site plan shows a maximum 60 foot high transparent, protective fence along the site's northern boundary, whereas the Mitigated Negative Declaration described this fence at 30 feet high. The Mitigated Negative Declaration stated that this fence created a potential aesthetic impact, which was mitigated by requiring it to be of a transparent material. Its increase to a maximum of 60 feet is necessary to protect vehicles on SR-54 to the north from errant golf balls. It is proposed to be of a transparent, sturdy material, which would be consistent with the required mitigation measure. The sturdy material (such as cable, wire, chain link, or the like - not fabric such as netting) would avoid any bird entanglement impacts. Additionally, it is proposed to have an anti-perch material (such as Nix-a-lite) along the top to avoid predator perching impacts. The new site plan also shows a 25 foot high sturdy, transparent fence along most of the project's southern boundary for protection from golf balls. Again, its proposed sturdy, transparent material is consistent with the requirement of the Mitigated Negative Declaration, and does not create any new impacts. This fence would also have the anti-perch material installed along its top. ;2 - I). ./ I '" ../ EXHIBrT A TO ADDENDUM -NATIONAL CITY BOULEVARD ~ o z c ~ m Z -< ~ :f~ ~ II; I m Z -< ~ ~ Z ~ iH~ (f) iiIi~ c; II Z I -" \~~, . .,,~! . ;I 1':>-..1_ ; 0 / "t'. ~:~ ~ ~~_______! g / \ X :~ '. I~ g-gL/. \ : .~ ..v,. ~ ~ ~ ~ ~ '/}I /: _L~" ~ i e ! ~/ "i E ~ ~ "i Ii ~ /~ .', / H '., k <\'\'\r \ \ \ \\~ ~. \di \ , ': "\ ~(\\ , \ m. \' , f \ '. ~~ \\\ ""\ ''r(.;. ~I ! ~....= \ \ \. . 'I \ "~, \\ \\~ II f1 g. \~~A$'" ~ /1 \ \\ t9 \ ' , . \\ " " " ) \~ \\ P-! n~ ~~ ~ ~~ \~ \, B~ I ~ .~ ~~ ; ,~~ \' \ ~ '. s:~ ~ _ " \ 'y .:i E ( ;;t /' \, '<. \', \ i // \ \.',' ,'v // \ ~ ':'.\ \ /' ! \~~/,r:~ ~ \' '~'J-i ~: ~ (~ '" Q ~ '.;) ~, ~= Q ,-- ~ "\.' "'~ ; ~ ,,''V \ \~. ,.--z i (fI /' V-,," \ (i) /?/ ....r:-+'>,~ V..) i .-/ "'" /~ ~' '" ! 'M\ i ; ~i \ UJ . ~ .~ \ ~ h~ ~ ! ;\ ~ ~",g ~ ! \~\:-,~,. J e ~ \" ! ~5~ ;~~ ~.B ~g z.~ :;;~... 5:;0 ~~,J' z. :h z i . . I n 1-1: ~ \, T ~' G!J g c; G)t9 O~ r "TIt;g ~> ~~ m :00 C/)g Qt= )>''TI s: ~n Om )>.7" ~ F9 m ~ ~ ~ ~ ~ ~o~l;a!? ,~~ t!t~~ I,: F'~, ft ~;i; . 0 \'~;i ,~~.'~!~ d~~i ;i~ Hi~ 1; i'~, fA !':~ a -i.' .' 0" !i '.> ., .-, ' ~ ..,.. -i,; SI i' ! ..;~ ~M ~;~:: ! II! III! I I :. -L' ~~II II I;;! -, . ." ~~f :D i~9 2 lEg m 2g 0 9' 0 -i 10;::; 0 ;:1 :>- g! ~ ,0 1; .1 " ;~ 1; f! , , . ~I /-" _I1TnU CD -FIFTH AVEHUE-- "'- "'- ~ o c ~ . c . n :; z '" ~ -< ~ ~ m m " ~ -< ~OUTH MY GOLF CEHTER GOlJ'CENTERSOF,WEFLICA SITE PLAN ----.---- -- -,- ::.=~.'"":=--= ~ ----~- - - _'____a_ _ _ ------ --~-~--~ - - ----- - - -."----, . ~--_._-- - - --.. -- Jt- ( -3 A-I TO ADDENDUM EXHIBIT BUFFER ~REA. ~ . " . ~ " '~'--- --- , , '- \\ g \\ \~ " . '" . n - . ; ;3 < . " > . . . . c . e , . , Z n o ~ \S7'. ~.. -- g ... I- ~ - '\, "\ \, , /'" (fj :c" ~ " Q '-\" , \, ~ ''\ .-'ii '"- Q---:! '~ ~ ' \, " ~~ '\\\\ Z~ , . , rri '\"" :o~ '~ " cnA , O\;;;;f , I1r \ .\ ~ 7j ~ ~~.C\i \ ~n ~ F\.6 Om z )>z ~ r9 m ~ ~~ ~\ 21 '" \ ~ ~ I . . . . " c :: ~ . \.j ~ .'~ I . ,. 1 // '>\1 \ \ ' \.~, \; \ .\...... \ \ \ .\ ' , " \\ \. '\ \ ' , y,\ " \, \, s ! I !111111 .j,i H~~lflll! . I\:) ~!jI1 II h i=srlUIII I ~ rr:J i II... /-0 _n.1tU f..Y GOlf CEHTER SDUTH!s .u.N:RICA, GOlF c.e"'TERS OF SITE PLAN --.,"=:=:-- ~:; 1- =--::;:-=::::.::'~"':'::'" - - -.;:;;~~~~. ~ ~ IV' -~' \ " ) / "~D. -NATIONAL CITY BOULEYARD - --~- ----~-- --- ~.- .- "'-. ~ '----, "-- ----- , -~ .. ---- S:"'EE r"'''''EIt . 0 .~ '''{ (' I '"I ill! J! . J I,! i! 111'11 'I. f III I ! Iii I 'J I -.......... /'tIVEII I~-.---- ----, II Ii ',- "'- " , U \,-1 ; " "-- '~ -...'\ ,- 'I , I I, , ' ,r::J , , II /' i' ,1 , 1 ; i w o c ~ :t u EJ [Hi,!! Ifrlll' HII"I HIlllllff!HIr E III!! I E 111f1 Illrlll ~ fII['!/ !fr~ ~ hlftl, I II ., i ~ r I itlif If D ~ I!H fl/lrrfl[frHlffl/ ~~ !II hCI!111 mIlt I ~~ f!I FIIIIII!! !llpjl,!~ ~ rf/ H "1 ! II I r ~ Gn Q = c;;;;; (;)9 o~ r Tlw ~> ~~ m JJ0 CIJg ~r )>7j s: mn JJm ~Z Fj m ~ r;;: z o (IJ o )> ~~~e O .~ ';r z ~ o m "U -I "U r;;: Z '1' -FIF1HAVENlIE-u- 7U<" . ! I !~ill il ,hi ~~II I! I,.: ~I I-~ _('Una SOUTH BAY GOLF CEIITER GOlf- CENTERS OF N.&ERICA LANDSCAPE CONCEPT PLAN _.0"_'_- -- _1_ ~~~A",,: E:: -";:;;:~.~ .- ' ~:: ,;2 ,.If . . EXHrBIT A- '< ,:-----~. .. i - . .. MATJONA.L _. "ry 8i.VD -- " -... - .. I I 'i\ .' : \ '!" , ':'-"'':~o-",,:. .. ----" -...,-- . '--- ---. "~ . , , , , , .:~..... .;; : , \ \ \ ""-, . , k'r! ,I if t1 :< ; ! . I I . I '~i ;ijci , ~ :~..'" ! , I i / .. '''''" f::r:0~ ' T , 7'" ~ I "I,VLNUE F i , r-, , i ~ i; J ~ ~: CONcur 6RNJt1it. flAN - , , f ~ ",'1'1' ;., i'i! I ! ~ iQI ~ .;2 -If' .... 1.--____ 2. Clarifications to PrvJect Description The Mitigated Negative Declaration included the discretionary actions under section C, Compatibility with Zoning and Plans. These discretionary approvals are listed here also to provide clarity regarding required project approvals: . LCP Amendment . Conditional Use Permit (CUP) . Coastal Development Permit Also, it should be noted that with a CUP, the project is consistent with the City's General Plan and Redevelopment Plan. No other changes have occurred to the Project Description. Consultation Individuals and Organizations: . R. Mitchel Beauchamp, Pacific Southwest Biological Services . Gordon Howard, City of Chula Vista Planning Department . Martin Miller, City of Chula Vista Planning Department . Lyle Haynes, City of Chula Vista Community Development Department . Diana Richardson, City of Chula Vista Community Development Department . Richard Rudolf, City of Chula Vista Attorney's Office WPC F:\HOME\COMMDEV\IS91-50.TEX j -;/1 mitigated negative declaration PROJECT NAME: Fifth Avenue Golf Range/Sports Center PROJECT LOCATION: Southeast corner Broadway/SR-54, north of .C. Street, in the northern portion of the City qf Chula Vista, California ASSESSOR'S PARCEL NO. 562-364-02 PROJECT APPLICANT: National Avenue Associates CASE NO: IS-9I-50 (B) DATE: June 23, 1992 A. Proiect SettinQ The project site is vacant, and has received surcharge soils as allowed by current Coastal Development Permits. The Historic Sweetwater River Channe 1 cuts acros s the wes tern port i on of the site. The new human -made channel of the Sweetwater River is adjacent to the site's northern boundary. B. Proiect Description The project proposes to develop a golf driving range, putting and chipping practice areas, batting cage, and proposes to provide golf and pitching instruction. A 100-foot buffer is included per Local Coastal Program requirements adjacent to the west side of the site to be developed, and east of the onsite wetlands associated with the historic Sweetwater River channe 1 . C. Compatibilitv with ZoninQ and Plans The site is designated by the General Plan as Research and Limited Industrial, with a portion located within the Local Coastal Program area. The proposed use wHl require a Local Coastal Program Amendment, and a City Conditional Use Permit. Ike iREh:lstJ?ial af18 '.Ja~eA8~se \4&85, afe W&8& al18~.e~ .:ithiA tki3 ~esi~RatiaR, aR~ aMtamative aR~ ~8at sales aR~ lev-viet) 61 e alls..td ',:itA a C8RsitisRal ~3e Peylftit. Additionally, the Local Coastal Program Specific Plan states in the Coastal Oevelopment Permit Procedures section that where a public accessway, or open space or conservation restriction on land is required by the Local Coastal Program (as is required by the Local Coastal program buffer design standards) each applicant for a Coastal Development Permi tsha 11 record one of the following legal documents as specified in the conditions of approval: 1. Irrevocable Offer of Dedication The appl icant shall submit a prel iminary title report and record an irrevocable offer to dedicate the access, open space, or conservation easement or to convey such interest in property in fee the accessway, city 01 chula vista planning department environmental review aectlon ~!~ -.- ..-...,,;~~ - - CITY OF , CHULA VISTA ..J. -IS 0'11 A 11\1 C ~~M~ D J E J. F J69 c.--"'\'~~ \~,~ Jp ~~~~,::v~...\. _ :jiS:s,J,\"?\i~~~~ -~Pt~' ~r1;;fi'" , '. - ,d"". ~'" '"_" ~:;;\"" "~~[";',~'~'UX I'. l~~~_, ,", ~~' , ~'~ :1~ <; 0 't' ~ \-'~''="''~-''I\!:; V:t.~\~' .,... ""}. ~. ~..m:. I ~"-,~.; ',";;L~ ~ I '- ~> {, ~0 "tJ' .. \~ ~ ;p>::~';''i.;-t . . t-:.:t~.. . ~i' . ,... __'~ -~:~~''''--. JIUf' v:s -!r ~~.... \;0;..\ 't. ~ /.~... ~"..- ~"". .. ~ ~ "--1S-.=.:2S04l'"": 1 ~.:I~"~ ~ It\J" t LWf -'~ ~ ~"~' . ~__ ~"<;~" I << . ~ '" '" II ~:;o~f;"~ " .\< J" ",...J:' \ 0" ":'..... , <>1:,.. '1 --. ..1' -....;;,~.... .:J ~ -. 't~' I 0 ,-e . - 0'. "" '" ,I-'<if"" ., --""'~'" c . lll~,ri: . '~'1'1 " ,~~., ~ ..,,:' ~ J~~J ~- ,.": .. ~-4y 2 ..~~_:. . 01 \0.\ - I 'L @Y,....~. I ". _ '\Ud!'>~ 2 ii.::~? ': "'" ' I ~~.-. I l-;.:o~",' --2'1~IT~~,"" I dd)..~,. I ;~. ~~ h {Sj~ .. .' \"'--'\.. ~~ --~ - "~~1~""'~:~"~ ?-^~~:(" f::j -""'~' · -- A""..d\'t ~ _ 41. ' 'L..'::"'......, -:0"C.{,V;;;;;;:;;;;.~ ~~: . ~ \;~~ ~ - /f '-~; ~~.~. '~, ~W"\ . I~_ \-~,~ 7'1'<../"" '"'t."=~'(i: V'<''''~~ ---------'\~' i '" """ <\';!.1~ "'....:1."\""~ ~I ,.011\'\"',:"" P ....."",~' 'Ro~~ ~<.t~~, ;... - ,:..:------- \ _- ~,\ -.'... ~ -i;i.' . ~o. f ~f:\\'/ ~ BbN~ "",\"-.,., ~ ,,',' .-..:- \I, " ,~" ''''-I ",J'\...>::;,.\'~ , ~',~~ -\?>,=-:: "i,,~,;,. 3":i';.';,7~'__~~1 '~..~~ :~\~~"i"<;.~:~~p-\>'~~~P-~ ~~~~!1*~~~~-'~F~~/f ~~lY~~ 3 ,[2''''': D" I < . <'. ,:;,.;~ %1,0 ~L\'" . ,~~,,~..>I';~"}~)''fl~'''~''~'''''~~' .I(:;!~,~;~J.. 'J" !;',O:, .7\ I I . -!-'<...o?:! {" ~~..,. -.0 <.J~ \' ....... ..~1Z"". -,,' ~ .n . " ... ~ o{~.,. 0_ "-- ?J1 --' ~ ~_____ __ \~" ~ ~ \~7;; '. , ." ~ :i ,c'.~' . "- 0- ~ 'ij~.- ~ l' i5J i ~,~ <', .f\';: :~C' -- +-"~'- _~~~'3. ~b;4<< '~:,~ ~ ...~~. '\;~'..<fp_ ';;,: . T-:";~:;,r .: _ (~' -- 'I ~<> ":....\"'-\ Q<-.~" 'C.w. \ --:\~~ .~\ ... ~,...., ~ ,- i. ~ ~\: .: . .f8l~ <~\~\'>:.\"~\:~~~~ 'fil~?i~~~~':'L\,,~~~:~ .: ~';~:f'= \~\ ,< ~, , t~'\'I.---'iJI<-",;c 11',,, 'on " -"'::;,-<,-' ~~' I ~:t% -" I 0-:,f, V~-m;'":; "'~,,-'~J'~ -i\'}~::~'i. ~~ ".:~"";~-;:}~~'~'~-'-4 .. ~ . jl 1 ~' G ",6 '-". 5' < <~~~" 0 ~~,. ,,~~,.., '.""' If'" ;;: ",. :;.- ~ ~~ ~ ..u A ..-d ...~,..-~~ ~0-~ - .t...% ....J~ ~I~f:: ~ ~ -- :: " 'I ' ~"c' ~'"'~ ~mJ-'S.'X""~~' _" ~ g~."'<' . ~"',,' 0 \~. ,.rp ,>' ~.~~ \i-\.u:.~,,~~'< ~ .; ",,"- ~~,(.~~-; ~ ----W----- -----Jc' .un "''' ~ ,;"'11_ 0," . _ ~ _\.... _ 0\ ;1 .;;::." -'0 ~ 'o~~ ~,1. , ,", ~ t--\\5 ~~~,"':;:t; ,j\,\8, S--'::.~;' .~1>.\'i-=';. , -:-1 I ~!!. %f,.", \ \,,~ ~ '"'~""'"" "';;.z::t'" . '. .\1\: '- '-i:::i.. COW(.A ~ ~{. :\\ \' '" -' \\ ~ 't ~ ~ "- 'c.._, \J:.G1;f ~ . :,' ~ ,,;~.., I" <,. "--{:;. ~ (;~rS ... %\ ~""" r"" ~ ~:q~.~. ~...~ 110. *" I .. -r- I .. :;:.p::"i~ ~ \ , c._~ ~. I~"'" S1: ~"'~ r-~\~]'\ ~,~. " ";J;.. I~ \ I '6 \' '~~' ~ % 'W,;~ ,~~"- ~ ';,-- :~~ q,' :"'0.LO~ ' ..... 1 ~ "'\1'" \ ,\ \~\"j;,.Y-\ '~ -~<" : ". """~~\ (\~'~'~r;4i\A"'ff'l" . , " I .---- r. .. ~ ~ ~ "'{~ Z ,,' c ~ ~.r--t'" ~__" -;.~ I \~"--"'~~" ~f\\!:. ~'t'c. :"",:si ..~~l ..,<; ~.,.~... "\: I.~., '--=" .if.... ,%,~,~\,..~t~,-:'x; I~ .," =J,w ":. ...'c. o \ I, ,\..----::: ~ K~", "" ~Si J. 6 ,ro(..om'~Cl"'" ,.,:"_ ~~ y~ - '\ -L. ~ ,~'i\.j.:< < t-\~~"W' \:~'::"--'d,-,,:,~~~'~:'~~ 6 t;'::A\ ." - ijl' ,I,' ~\\N~'L ~'~'.'\":1-. '~,::; ,,:-~,;,;oY'.' _ ,~~ ..f~rJ~~ I, ~' .1tIOl.... -.' .;.~ _/ ~ ~ -,L r.- ~\}- ;' ".: 'I .' , .. I 11\ ...," ., ;, . ~ 1.1 "~v'\a~'\ A! B , c ~ DE, I F VrCrNITY MAP '.;J -(1 -._--- -'-- j--- -.---------------- - ~~ ;:~. , \ '-:_, --,~~ -~ ~h~--"_ ~, - -~ ill - , J , J Ii' ' ' ~ i NA nONAL <::/TY II ,i..RO "5.'" " '~ If*~~ S~€1WAr€i1 ~ ( , ',}'", ' n__-l, Dum ., Hifr, f,' 1111'" ; 1'/i'lli ~ 'iil:1 l!i!I'll ' !!\i!! 1.l7j" r ,III!, "1; .~ ~r . . r- ijl"f:' ',ill; i j' rIff iii!:I! r 11,,1., . I"' :JHIH "I' !tii/iii 'Ii!! !pll. ~&)~ @~ ' .,!.,,!! II!' ! '!- J' rJ. . !'.' 'lff/'W-I'lj!1 ,II j.;! IiIfJ ill! if'il;!: hj 'frf!I!: n1 lr~f II'j{{h'l' :!j IJp 11,'1 F !llt I, !J;!r I f 'I. J ii' i .}t~~ I ~~ I iiI! I 1; II!II 11j I.' .. 'I: ' !! If'l Ii q,CD= {jO,1,: i,lf1f!1lfmmfllljwm Hr/<ii'f'f!I'" {Hili' !,'lW:,i/II!I!f 11;1'!,! , 11 fl; f'f !IW!!j1 :! IIBlil"! 1.,,1' 11 liH::,/! ' UfJlI/!I; .I IJII JIll: 'I' ,- :; . c " c . m " o ~ " . ~ ~ < ~ o . < ,.:2 .>7\ -2- as described in the permit conditions, free of prior liens or encumbrances, except for tax liens. This offer can be accepted within 21 years by a non-profit organization or governmental agency subject to approval by the executive director of the Coastal Commi ss i on. Unt il thi soffer is accepted or until the 1 andowner allows, the publ ic has no right to use the accessway, provided that the 1 andowner shall not interfere wi th establ i shed exi st i ng publ ic use. 2. Outright Grant of Fee Interest or Easement rf the project is important in and of itself for public access, open space, or conservation needs, and the size and scope the proposed development is such that an out-right conveyance interest is appropriate, or there is an accepting agency approved by the Executive Director of the Coastal Commission available to accept the easement of fee interest, it can be required prior to issuance of the permit. Until such a grant is accepted or until the landowner allows, the publ ic has no right to use the accessway, provided that the 1 andowner shall not interfere with estab 1 i shed exi st i ng publ i c use. The applicant has proposed to grant an easement to the City over the IOO-foot buffer area. The purpose of the easement would be for the protect i on of the wetland resources as requ i red by the Local Coastal Program. The easement would also make land available for the City's Greenbelt, as shown on the General Plan. The Greenbelt area coincides with the buffer requirements of the Local Coastal Program. The app 1 i cant is also reservi ng the right to use a port i on of the buffer area for support i ng structures, i nc 1 ud i ng approaches, for a bridge connect i ng Broadway wi th the project site. A bridge is not proposed as part of this project. Additionally, the applicant reserves the right to use the wetland and/or buffer area for biological mitigation projects. This use, protection of resources, is also considered consistent with the wetland and buffer protection. O. Compliance with the Threshold/Standards Policy 1. Fire/EMS The Threshold/Standards Pol icy requi res that fi re and medi ca 1 units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the cases. The City of Chul a Vi sta has i ndi cated that thi s threshold standard wi 11 be met, since the nearest fire station is 1 mile away and would be associated with a 3 minute response time. The proposed project will comply with this Threshold Policy. '1 c) / eel -3- 2. Police The Threshold/Standards Policy requires that police units must respond to 84% of Priority I calls within 7 minutes or less and maintain an average response time to all Priority I calls of 4.5 minutes or less. Pol ice units must respond to 62% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The proposed project will comply with this Threshold Policy. 3. Traffic The Threshold/Standards Pol icy requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "0" may occur during the peak two hours of the day at signal ized intersections. Intersections west of I-80S are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or "F" duri ng the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The proposed project will comply with this Threshold Policy. The applicant will be required to pay standard signal fees to the City. 4. Parks/Recreation The Threshold/Standards Pol icy for Parks and Recreation is 3 acres/l,OOO popul at i on for projects east of r -805. The Threshold Standard policy is not applicable to this project site. 5. Drainage The Threshold/Standards Pol icy requi res that storm water fl ows and volumes not exceed City Engineer Standards. rndividual projects will provide necessary improvements' consistent with the Drainage Master Pl an (s) and City Engi neeri ng Standards. The proposed project was preliminarily reviewed by the City's Engineering Department, and no drainage problems were noted. However, the final grading and dra i nage plans wi 11 be revi ewed by the Engi neeri ng Department for conformance with City standards. 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 Planes) and City Engineering Standards. The project construction plans, including infrastructure, will be reviewed by the City Engi neeri ng Department for conformance with these appropri ate plans and standards. '1_2.:l- ~r- '" -4- 7. Water The Threshold/Standards Pol icy requires that adequate storage, treatment, and transmission facil ities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. The proposed project will comply with this Threshold Policy. The applicant has already begun coordi nat ion for water infrastructure plans with Sweetwater Authority, who supplies water in this area. E. rdentification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project coul d have one or more s igni ficant envi ronmenta 1 effects. Specific mitigation measures are required to reduce these effects to a level of less than significant. The project now avoids or mitigates the potentially significant envi ronmenta 1 effects previ ous ly i dent i fi ed, and the preparat i on of an Environmental Impact Report will not be required. This Mitigated Negative Dec 1 arat i on has been prepared in accordance with Sect i on 15070 of the State CEQA Guidelines. Specific mitigation measures have also been set forth in the Mitigation Monitoring Program which is attached as Addendum uAI1. The following impacts have been determined to be potentially significant and are required to be mitigated to a level of less than significant. A discussion of each of these potentially significant impacts from the proposed projects follows. I. Earth - Soil erosion and liquefaction could occur at the site during construction and after development. 2. Air The significant emissions. project would air quality incrementally impacts from contribute to regionally project traffic vehicle 3. Water Water consumption demand on water resource. at the site would incrementally contribute to the resources, a regionally significantly impacted 4. Plant and Animal Life Significant sedimentation could occur to the adjacent wetland during and following development activities. 5. Liqht and Glare Lighting of outdoor recreational areas such as this project, could intrude into nearby residential areas. Co). J ~~ -5- 6. Aesthetics Potential view blockage from residences on the hill to the south of the site could occur because of the 3D-foot high golf ball protective fence. F. Mitiqation necessary to avoid siqnificant effects Specific project mitigation measures are required to reduce potentially significant environmental impacts identified in the initial study for this project to a level of less than significant. These mitigation measures have been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program (Addendum "A"). 1. Earth - Liquefaction and soil erosion impacts can be mitigated to a level of less than significant by updating the current soils/geotechnical report (Woodward-Clyde Consultants) and by implementation of the measures contained in this updated report. 2. Air - rncremental air quality impacts can be mitigated to a level of less than significant by adherence to future relevant transportation management programs required by the City of Chula Vista or APCD. 3. Water rncremental impacts to water supply can be mitigated to a level of less than significant by adherence to any water offset program Chula Vista has in place at time of building permit issuance, and water conservation requirements, imposed by the water district. The appl icant must obtain a service availabil ity letter from Sweetwater Authority prior to issuance of the grading permits. 4. Plant and Animal Life Sedimentation impacts can be mitigated to a level of less than significant by inclusion of a drainage swale/detention basin within the buffer area; or by construct ion of a silt fence located between construction and the drainage ditch and/or the Sweetwater Riv~r. 5. Liqht and Glare Lighting on the south side of the site facing the residences, must be reviewed by the City's design review process to ensure that nuisance 1 ighting is not permitted. Lighting may b~ required to be shielded and redirected downward (at least to a 45 degree angle) to eliminate direct lighting toward any residences. 6. Aesthetics The golf ball protective fence on the north side of the site must be transparent such as chain link fencing or other "see-through" material. ,)- ,}y -6- G. Findinqs of rnsiqnificant Impact Based on the following findings, it is determined that the project descri bed above wi 11 not have a s igni ficant envi ronmenta 1 impact and no environmental impact report needs to be prepared. I. 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_ With mitigation measures implemented, potential biological resources would be protected, and any impacts avoided. Additionally, the project would not affect any examples of the major periods of California history or prehistory. 2_ The project has the potential to achieve short-tenn environmental goals to the disadvantage of long-tenn environmental goals. No long-term environmental goals, such as agricultural production, natural resource habitat preservation or mineral extraction would be disadvantaged by the project. Additionally, with standard City-required building measures, and mitigation measures, the project would be consistent with the City's Threshold Policy. 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. Cumul at i ve impacts associ ated with the project are contri but i on to degradation of air qual ity, consumption of energy and water resources, and coritri but ion to future traffi c congest ion and signal warrants in the project vi ci nity _ With imp 1 ementat i on of standard building requirements and mitigation measures, the project contribution to these impacts would be reduced to a level of less than significant. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. With implementation of standard building requirements, no indirect adverse effects would occur to human beings. .2 ),~ ADOENDUM "A" Mitigation Monitoring Program 15-91-50 (B) This Mitigation Monitoring Program is prepared for the National Avenue Associates' Fifth Avenue Golf Range/Sports Center project. The legislation requires public agencies to ensure that adequate mitigation measures are implemented and monitored on Mitigated Negative Declarations, such as rS-91-50(B). AB 3180 requires monitoring of potentially significant and/or significant environmental impacts. The mitigation monitoring program for this project ensures adequate implementation of mitigation for the following potentially significant impacts: soil erosion, liquefaction, air quality, water, plant and animal life, light and glare, and aesthetics. 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. rt shall be the responsibil ity of the appl icant to ensure that the conditions of the Mitigation Monitoring Program are met to the satisfaction of the ERC. Compliance with the mitigation measures specified in Mitigated Negative Declaration No. rS-91-50(B) shall be provided to the ERC prior to the issuance of any permits by the City of Chula Vista. The ERC will thus provide the ultimate verification that the mitigation measures have been accomplished. WPC 4969H ,; <') (. -7- H. Consultation 1. Individuals and Orqanizations 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 Lyle Haynes, Community Development Department Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: Jerald A. Alford National Avenue Associates 2445 Fifth Avenue, Ste. 400 San Diego, CA 92101-1692 2. Oocuments City of Chula Vista General Plan - 2010 City of Chula Vista Local Coastal Program City of Chula Vista Municipal Code, Title 19, Zoning Office of Planning and Research Hazardous Materials List "Geotechnical Investigation, National Avenue Associates Site", Woodward Clyde Consultants, Dec. 6, 1985 Noise rmpact Study, "Town Centre rndustrial Complex", Giroux and Associates, August 19, 1991 3. Initial Study Thi s envi ronmenta 1 determi nat i on is based on the attached' lnit i a 1 Study, any comments recei ved on the rnit i a 1 Study and any comments received during the public review period for the Negative Declaration. Further information regarding the environmental review of thi s project is ava i 1 ab 1 e from the Chul a Vi sta Pl anni ng Department, 276 Fourth Avenue, Chula Vista, CA 92010. .) :;'7 -8- 4. Preparer The preparer of the Initial Study and Mitigated Negative Declaration is Diana Richardson, Community Development Department, City of Chula Vista, with input from City staff and subconsultants. EN 6 (Rev. 12/90) WPC 4968H ;/ - .2 J M1T1GATrON MONrTOR1NG AND REPORTrNG CHECKLrST PROJECT NAME: Fifth Avenue Golf Range/Sports Center rs NO.: 91-50(8) ------------------------------------------------------------------------------- rssue Area Earth Mitiqation Measure Update current soils/geotechnical report (WCC), and implement updated requirements of report which will be consistent with City Grading Ordinance. Proiect Phase (Proiect Oesiqn; Construction: Post Construction) Design and Construction Responsible Party or Aqency Engineering Department Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- rssue Area Air Mitiqation Measure Adherence to future relevant TOM programs required by City. Proiect Phase (Proiect Desiqn: Construction: Post Construction) Post Construction Responsible Party or Aqency Planning Department Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- -1- ~J/ Issue Area Water MitiQation Measure Adherence to any water offset program City has in place at time of building permit issuance, and to any conservation requirements of water district. Also, service availability letter from water district submitted to City prior to issuance of grading permits. Project Phase (Project Desiqn; Construction; Post Construction) Issuance of building permits; issuance of grading permits Responsible Party or Aqencv Planning/Building and Housing Department; Engineering Department Verification of Completion Person: Oate Comments: ------------------------------------------------------------------------------- rssue Area Plant/Animal Life Mitiqation Measure Inclusion of a drainage swale/detention basin or silt fence in IOO-foot buffer area. Project Phase (Project Desiqn; Construction; Post Construction) Design and Construction Responsible Partv or Aqency Engineering Department Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- -2- ,) 3,' Issue Area Light and Gl are Mitiqation Measure Review of lighting design by Design Review; performance standard - lighting to be shielded and directed downward (at least 45 degree angle). Project Phase (Project Desiqn; Construction; Post Construction) Design and Construction Responsible Party or Aqency Planning/Building and Housing Department Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- rssue Area Aesthetics Mitiqation Measure Golf ball protective fence must be transparent, such as chain link. Project Phase (Project Oesiqn; Construction; Post Construction) Design and Construction Responsible Party or Aqency Planning/Building and Housing Department Verification of Completion Person: Date: Comments: WPC 497IH -3- c).j! INITIAL STUDY ** OlGtC.I.c.J'4L FOR OFrI CE USE Case Pia. .LS-9/-S'D(/J' Fee . ~ Receipt N . Date Rec I d Accepted by Project No. /79 -- 'C?0 " City of Chula Vista Application Form ** This,:is a supplement to 1S-91-50... '." A. BACKGROUND /k.c..r'b p 85 1. PROJECT TITLE Fifth Avenue Golf Range/Sports Center 2. PROJECT LOCATION (Street address or description) SEC Broadway & SR-54 (Between Broadway and 5th Ave.. SR-54 & CSt.) Assessors Book, Page & Parcel No. 562 J64 0;, S6.;:{-J';:;>Y"o~ 3. BRIEF PROJECT DESCRIPTION Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction, 4. delicatessan with on premises beer & wine sales. Name of Applicant National Avenue Associates Address 2445 Fifth Ave., Suite 400 Phone (619) 231-3637 Zip 92101-1692 5. City S2.n Diego Name of Pre parer/Agent State CA Address Same as applicant Jerald A. Alford Phone Zip City State Relation to Applicant Partner 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approval s required: General Plan Revision --- Rezoning/Prezoning "- --- P reci se Pl an --- Specific Plan --- Condo Use Permit Vari ance KDesign Review Committee Public Project --- Tentative Subd. Map , Annexation X Gradi ng Permi t Desi gn Revi e\1 Board === T~ntative Parcel Map. ~ Redevelopment Agency --- Slte Plan & Arch. Revlew >C Special Use Permit ..x.. Other ~~L (;:h~JT- b. Enclosures or documents (as required by the Environmental Review CoordinatorJ. These are on file with 1S-91-50 X Location Map Arch. Elevations Eng. Geology Report X Grading Plan --- Landscape Plans --- Hydrological Study ~ Site Plan --- Photos of Site & X Biological StUdY-LEn-L'!Z Parcel Map --- Setting --- Archaeological Survey --- Precise Plan Tentative Subd. Map. --- Noise Assessment --- Specific Plan --- Improvement Plans Traffic Impact Report --- Other Agency Permit or '~ Soils Report Other --- Approvals Required j. :; )_ - , " i - - 2 - B. PROPOSED PROJECT 1. Land Area: sq. footage If 1 and area to be dedicated, or acreage 12.94 Acres (9.l.Net) state acreage and purpose. None 2. Complete this section if project is residential. a. Type development: Single family Nul ti family Townhouse b. Number of structures and heights Two family Condominium c. Number of Units: 1 bedroom 2 bedrooms Tota'l units 3 bedrooms 4 bedrooms d. 0ross density (DU/total acres) e. Net density (DU/total acres minus any dedication) f. Estimated project population g. Estimated sale or rental price range h. Square footage of n oar area (s) i. Percent of lot coverage by bun di ngs or structures j. Number of on-si te park i ng spaces to be provi ded k. Percent of site in road and paved surface 3. Co~plete this section if project is commercial or industrial. a. Type(s) of land use Industrial _ General b'd Floor area ::I: 1i.000 S.F. Height of structure(s) 20'-25' r.. Type of construction Used in. the structure Standard, Type V, 1 hour. To be used for golf equipment sales, delicatessan, etc. d. Describe major access points to the structures and the ori entati on to adjoini ng properti es and streets 5 th Avenue north from "C" Street (to be constructed) e. Number of on-site parking spaces provided ApDrox. 113 f. Estimated number of employees per shift Ii , Number of shifts ? Total 12 g. Estimated number of customers (per day) and basis of estimate A rox. 600 max. (see attached "Golf Center Traffic rmpact " schedule) 1-33 ) - 3 - h. Estimated range of service area and basis of estimate 10 /1iles i. Type/extent of operati ons not in enclosed buil di ngs Go If practi ce, hrtTTing ritrhing j. Hours of operation Normal business hours are 7AI1 to 10 PM k. Type of exterior lighting Wall mounted mercury vapor 4. If project is other than residential, commercial or industrial complete this section. a. Type of project b. Type of facilities provided c. Square feet of enclosed 'structures d. Height of structure(s) _ maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g. Square fe~t of road and paved surfaces c. PROJECT CHARACTERISTICS 1. If the project coul d result in the di rect emi ssi on of any air pollutants, (hydrocarbons, sulfur, dust, etc.) identify them. Vehicle emissions; any stationary sources will be required to comply with all Federal and Local Regulations. 2. Is any type of grading or excavation of the property anticipated Yes (If yes, complete the fo11owing;) a. Excluding trenches to be backfi11ed, how many cubic yards of earth will be excavated? Removal of existing surcharge _ approx. 115,000 C. Y. b. How many cubic yards of fi11 wi11 be placed? N/A c. How much area (sq. ft. or acres) will be graded? d. What will be the - Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill -I- , -9.1 Acres N/A N/A N/A N/A :.'-3'1 8. 7. ~-) , " - 4 - 3. Describe all energy consuming devices which are part of the proposed project and the type of energy used (air conditioning, electrical appliance, heating equipment, etc.) Air conditioning, machinery, office equipment, lighting ~ ~ 4. Indicate the amount of natural open space that is part of the project .,. (sq. ft. or acres) _ 4 acres 5. If the project will result in any employment oPPortunities describe the nature and type of these jobs. Sales,of equipment, instruction in ball skills, rounds maintenance 6. Will highly flammable or potentially explosive materials or substances be Used or stored within the project site? No comply with all Federal and Local Regulations. How many estimated automobile trips~ pet:" day",wil1 be generated by the project? Approx. 600 max. (see .g.) Describe (if any) off-site improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not limited to the fol1owing: nel-' streets; street widening; extension of gas, electric, 2nd sewer Jines; cut and fiJl slopes; and pedestrian and bicycle facilities. Construction of 5th Avenue north of "e" Strppt (spp ~rr1ir"tinn pr-7QD) D. DESCRIPTION OF ENVIRONMENTAL SETTING L GeoJ ogy Has a geology study been conducted on the property? IIf yes, pJease attach) No Has a SoiJs Report on the project site been made? IIf yes, please attach) Yes 2. HYdrology Are any of the fOl1ol'ling features present on or adjacent to the site? Yes IIf yes, please explain in detail.) a. Is there any surface evi dence of a shan o~ ground water table? Yes. In Sweetwater River Channel b. Are there any watercourses or drainage improvements on or adjacent to the site? Yes. Historic Sweetwater River Channel /' ) -~) )' - 5 - c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? See 2.e. below d. Could drainage from the site cause erosion or siltation to adjacent areas? No. Slopes will be landscaped and silt fences will be ~nstalled during construction. e. Describe all drainage facilities to be provided and their location. On site drainage to existin storm drain sYstem flowing to r~ooa Control channel after passing through 3. Noise on--site <le--grease and de-silting traps. a. Will there be any noise generated from the proposed project site or from points of access which may impact the surrounding or adjacent land uses? No 4. Biology a. Is the project site in a natural or partia71y natural state? Yes. The area within 100' of Sweetwater River Channel on West boundary b. Indicate type, size and quantity of trees on the site and which (i f any) wi 11 be removed by the proj ect. None 5. Past Use of the Land a. Are there any known historical resources located on or near the project site? None known b. Have there been any hazardous materials disposed of or stored on or near the project site? None known 6. Current Land Use a. Describe all structures and land Uses currently existing on the project site. Vacant land J 3 tJ, -\! - 6 - b. Describe all structures and land Uses currently eXisting on adjacent property. North SR-54 Freeway and Sweetwater Flood Control Channel South Vacant land and industrial uses East Truss manufacturing & lumber staging yard West Broadway and 35th Street (National Cit ) industrial "ark 7. Social Are there any residents on site? (If so, how many?) b. Are there any current employment opportunities on site? (If so, hal>' many and what type?) No a. No Please provide any other information which could expedite the evaluation of t e propose proJect. It is intended that this development will include small business incubator space, warehousing, showroom retail of large goods, and other uses consistent with this type of business park enjoying exposure to Freeway SR-54 ).31 , - 7 - E. CERTIFICATION 7 I, Consultant or Agent~ or HEREBY AFFIRM, that to the best of my beJief, the statements and information herein contained are in aIJ respects true and correct and that all known information concerning the project and its setting have been incJuded in Parts B, C and 0 of this application for an Initial Study of Possible environmental impact and any enclosures for attachments thereto. DATE: *If acting for a corporation, include capacity and company name. 7,X ') '/' ~ , GOLF CENTER TRAFFIC IMPACT In an attempt to determine the traffic impact of developing a Golf Practice Facility, Golf Centers of Arnerica has sought public and private studies and research on existing facilities in California and Nevada. The company is also currently conducting a traffic study in Ontario, California at 4th Avenue, Inland Empire Road, Archibald and Vineyard. The following data summarizes the results. 1. EI Toro Driving Range Cherry and Geronimo EI Toro, CA 85 Tees 18 Hole Executive Golf Course Full Facilities ADT Parking Lot Entry: Golf Course 213 Driving Range 387 Total 600 2, Fremont Park Golf Center Stevenson Blvd, Fremont, CA 35 Tees Full Facilities ADT 261 3. Ontario Golf Center Inland Empire Blvd. Ontario, CA 100 Tees 20 Batting Cages Arcade ADT Projected 530 4. Saddleback College Golf Center Mission Viejo, CA 80 Tees Full Facilities ADT Projected 440 ~"c,"rr"= .,,-o._'~ !f.." c_ 6 ~) " L~ CITY DATA Case No. ..T'5:- 9/~ (Lf') F. PLANNING DEPARTMENT 1. Current Zoninq on site: North South East West \L'. L.",df~ hdL<st.-,,,JJ , L j f"-1:Flood,,,,u1 ' \ L ') "]:(-", A pI', RC"^r/,,,,,{"d,' R-I: S''''ql~ -ruM' Ii IL TVtJ.t..hhi,,) (~)n.:\;0,,<L-I c~ ") i0itt. (). Spn, aJ! (J~L Does the project conform to the current zoning? TI~+- 2. General Plan land use designation on site: North South East West Is the project area designated for conservation or open space or adjacent to an area so designated? Vrs rs the project located adjacent to any scenic routes? 00 (If yes, describe the design techniques being used to protect or enhance the scenic quality of the route.) 3. Schools rf the proposed project is residential, please complete the following: Schoo 1 Permanent Capacity Temporary Capacity Current Enro 11 ment Students Generated , From Proiect Elementary viA Jr. High Sr. High 4. Remarks: ~MuuJ}.~,J Director of Planning or Representative ~ cJ,I, /1'12- fI Date WPC 9459P -13- ,'), ,I (, YS - -53 Y G. ENGINEERING DEPARTMENT Case No. :::::5-9/-5D 1. Drainaoe a. Is the project site within a flood plain? ~i:S If so, state which FEMA Floodway Frequency Boundary 100 - )-'EA..e FlooD BouND-4A!Y b. What is the location and description of existing on-site drainage facilities? Sw~-rwA711f R,vt..(' C/lANNt.L c. Are they adequate to serve the project? Y'~s If not, explain briefly. d. What is the location and description of existing off-site draina~e facilities? Swu."71.JA71x> l!,v<R CIIA.;.;ct.. ~;;; illuHs AI\! E"x/S77J'<1", ~~. ,RCP FLOWING- I/tJ __E /VO__CRLY D,I!<c-;;"o/J UNOC/!. 77I-L Soum flAr F.('<<.wAr. e. Are they adequate to serve the project? r-~~ If not, explain briefly. 2. Transportation a. rovide primary access to the project? /l/OA'm vc/\/u<. b. What is the estimated number of one-way auto trips to be generated by the project (per day)? 0no --r7! ,ps c. What is the ADT and estimated project completion? Before level of service before and after l.O.S. A After ~ ~13 0 A A.D.T. :;J. 6"8D . If the A.D.T. or l.O.S. is unknown or not applicable, explain briefly. . N /A , d. Are the primary access roads adequate to serve the project? not, explain briefly. Y'ES If WPC 9459P -14- 'II :A/ ( Case No. :rs- J/-SD e. Are there any intersections at or near the point that will result in an unacceptable level of Service (lOS)? If so, identify: location /II/A Cumulative l.O.S. f. Is there any dedication required? T'i's If so, please specify. S17(u."/ IS Oo'V/r c(J#$~uc.N ;;;: ;o~r AI'Pf-tJY..j "300' FIZo,..., .C' S77N.L -r. EX7'?NS/ON OF __<_ L .(c.Q,-"A. . /i:.o.w. 1,."071-/1$ 7;1.'. g. Is there any street widening required? T'FS If so, please specify. /VEL.I S77h,.7 ,Hut/" 1.'5~ .-r,,,//" A. AN '(!>'-I<.A/:;IO-.J OF F,P1){ AT/CII/v.(.. h. Are there any other street improvements required? Y'~~ If so, please specify the general nature of the necessary improvements. A/! !,MPRol/V1t,.,,7J" t..vdl IS.:. ,e( C)"tIfJ w H~ "I 77tAvt.//<<I wAr" 1$ CcNS'/ilHri{ ::rr.tc.Cvr/tN("r 8u/ /vor L,Mt7</ TO: A.c. PAt/cHun: c.vt<..6. C:v7T~n. S"1t)(.I",AII:, $7k~~-r /tC~ F,p(_ !fYOI(A~._.C.7C. 3. Soils a. Are there any anticipated adverse geotechnical conditions on the project site? LwKJVow~ b. If yes, specify these conditions. piA 4. c. Is a soil s report necess_ary? ws, Acc.o!:..o.pc:;: "7'"0 77/<.- APPL"Ai,o,J. A SO'Ls 1i!C.f'oR-r LvAs ~ CO'"'Pk-n./ <7"'-' land Form HOl--rlv<~. A CDf')' t.../As />/JT s(l~J'7t7T<.1 ::r IV' 77 A / S"7;j4;' 7}hs FM.J~c,/ . a. What is the average natural slope of the site? / ;,. b. What is the maximum natural slope of the site? 9/. 5. Noise 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? N() 6. Waste Generation How much sol id and 1 iquid (sewage) waste will be generated by the proposed project per day? Solid I ~7S Ib /OAy " . Liouid /5-,90'0 C-A/lo..w-/ {)/1Y . What is the location and size of existing sewer lines on or downstream from the site? 1:1." l/CP 1:.,/1Ic. F4>.."N(;. IN 77/<-. SoV7Jkteli" Dfll?<c7/0N /-'V /1/. F'F;7;/ AV<A/V<- C<J,-.;AI~r7/A/(';. 77> A SOy" P,pc.. (3f'~'''''c. l/It//<r" ovT~/jltJ FWjo.l'IVG- "./ 77/<- $ov771 EA$7tJ</Y D/A?C<?;ON. Are they adequate to serve the proposed project? ~~S IIPe 9459P -15- ,j ;!- ) , y Case No. IS - 'j/-SD 7. Remarks Please identify and discuss any remaining potential adverse impacts, mitiga ion measures, or other issues. " (p k~/IL Date . WPC 9459P -16- ).,1/3 DATE: June 3, 1992 .. rfl<; f.--{ : .. --0.. SUBJECT: [[[J D o D The project consists of: Location: ROUT! NG FORM ./ 'Y~ C' 12"/ ~ . 120 ;::'("1 <~:92 1[;1[;/1[; Q Ken Larson, Building & Housing John Lippitt, Engineering (ErR only) Cliff Swanson, Engineering (ErR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (rS/3, ErR/2) Richard Rudolf, Assistant City Attorney (ErR only) Carol Gove, Fire Department . Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett, City Landscape Architect Bob Leiter, Planni.ng Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H.S. District, Tom Silva (IS & ErR) Maureen Roeber, Library (Final EIR) Other Maryann Miller Environmental Section Appl ication for Initial Study (IS- 91-50(B}'FA- 536 Checkprint Draft EIR (20 days)(ErR- /FB- Review of a Draft EIR (ErR- /FB- Review of Environmental Review Record FC- lOP- 855 lOP /DP /ERR- ) ) ) ) A Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction. SEC of Broadway & SR-54 Please review the document and forward to me any Comments you have by 6/12/92 Comments: ;(.'.1 (~ ,riA L-o..- IS' /J-7 M<z-'" S . --;j/s 77H~ ?~~'j v, / /7/h..-<, > " /)7 / "',c 'Z j,(,-~/ 4-. / :E ~ , +/Z./l'--'VC>' / / /vC',-{ ~ - J'F"~ 7f'.c. ~.~ J c./h--/l./<.' / ~ ~tf?Ll V ,/ ~ " ~ V L A<c<;5,S .' ,"\ ..-- / / {J G,&ti<://<'~, /]/1/,1/ r. /__ - "'.ft(,4'7..J CHULA VISTA FIRE DEPARTMENT BUREAU OF FrRE PREVENTrON Address )-h / y-!lvt f( I ':;j? 'S 1- f I PLAN CORRECTION SHEET /S-<j/,:S'c l p{fn'ffle No.Df'-Y.iJChecker (i('llzu.- Date e t,. / /f- / '1 :J- Type Constr. Occupancy No. Stories B 1 dg. Area The following list does not necessarily include all errors and omissions. PROVIOE AND SHOW ON PLAN: ,/,0//'/ T , ,<..~ ':-U/dJij -kA, /4:5 CLuhhc'U-5f , , / .." ,).0cc T ( 41~'O ~.-------/ ) C'AJ j~";hd/Z_ ~- d-v /:;/,U/ ;}fi4~{ ,}(/I7'--' 5 ~ / i/ , ? /) !6,;,-Ad 1/" A' /1 /Zh /J S'o?-l-C f 5 Ci/Ll .? I (] /hc).. /yz</!J -J:. DE. 4- ;;:':'-h~j.,'>Sk..JL<" w,L( r I ;;;-0 { ; fUr.! '14L l-i;( > /lcl/I.-1"'" h/ /~ v/_:=> J-1/J/(/-~ cJ . /;;{ < l-l-iV[ 6, /ZLr/~OD il / H/-l hz ;2"<' //Ll/J / /, "7 ' .- :eC~//'ll/J ,!/ "0>~r- "/Jz>ZJ)'- )./0 / ' !!/hL/::/^-') " / / ; L.- (~//L//J I v c' /-;;/"( c"-" ?-- /y,-P F / /~ ? /'--? - L~ ' FPB-29 / .2. if .\ <-- Case No. -/5-;70.7- .5o(!?) H. FIRE DEPARTMENT WPC: q6 <;QP l. r What is the distance to the nearest fire station? , And what is the Fire Department I s estimated reaction time? / /0 / C , ';;>H/N /2>5 7'".-~::> , u' 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? \ / ,c 5 / 2. 3. Remarks , flU, /~~ F6re Marshal t. /4/7d- Date . i n H _17_ ,/ l P / 7 ROUTI NG FORM DATE: June 3, 1992 / TO: Ken Larson. Building & Housing John Lippitt, Engineering (ErR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust. Engineering (IS/3, EIR/2) Richard Rudolf, Assistant City Attorney (ErR only) Carol Gove, Fire Department Marty Schmidts Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, 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 & EIR) Maureen Roeber, Library (Final EIR) Other FROM: Maryann Miller Environmental Section SUBJECT : [TI] Application for rnitial Study (IS- 91-50(BYFA- 536 c==J Checkprint Draft EIR (20 days)(EIR- IFB- r==J Review of a Draft ErR (ErR- /FB- c=J Review of Environmental Review Record FC- lOP- 855 ) lOP ) lOP ) /ERR- ) " The project consists of: A Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction. Location: SEC of Broadway & SR-54 ~ ~ ' \\.:::~,\ - ~ ,,", ~., \,~:,::~::':~ /',<:- C\~;< \:~' "'-' Please review the document and forward to me any comments you have by 6/12/92 Comments: . Pfq~3 -i- rt:c... . t2y:"~ 41-1') ~3 I'D CcMI't~ /10.J~ ~ ~. Case No. _B- ?~ y('g.J H-I. PARKS AND RECREATION DEPARTMENT I. How many acres of parkland are necessary to serve the proposed project? 2. How many acres of developed parkland are within the Park vice District 0 this project as shown in the Parks and Recreation lement of the Gene 1 Plan? (If applicable) 3. What are the District? (If acreage requirements in the Service 4. Is project subject 0 Parks & Recreation Threshold r quirements? If not, please expla'n. . 5. Are existing neighborh ~and adequate to serve the popu tion Neighborhood Corrununity Parks cormlUn ity increase re near the project from this project? 6. If not, are parkland dedications 0 of the project adequate to serve )P~ Neighborhood / Community Parks 7. Does this project exce the Parks an ~ecreation established by City Coun, 1 policies? '" as part Thresholds Provide land? Pay a fee? ements, will applicant be required 0: 8. To meet City 9. A - V~ }.( t\-~ \-t~ \"'< u.. 1)(<: ~ --: ~ (. S~~. Pa ks nd Recreation Director or Representative G'''5 r:tL_ Date :)A,R " IJPr Q~I;QD _HL ROUT! NG FORM DATE: June 3, 1992 / TO: Ken larson, Building & Housing John lippitt, Engineering (ErR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (ErR only) Roger Daoust, Engineering (IS/3, ErR/2) Richard Rudolf, Assistant City Attorney (ErR only) Carol Gove, Fire Department Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett, City landscape Architect Bob leiter, Planning Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H.S. District, Tom Silva (IS & ErR) Maureen Roeber, Library (Final EIR) Other . FROM: Maryann Miller Environmental Section SUBJECT : !2KJ Appl ication for rnitial Study (IS- 91-50(BYFA- 536 c==J Checkprint Draft EIR (20 days)(EIR- IFB- r==J Review of a Draft EIR (EIR- IFB- c==J Review of Environmental Review Record FC- lOP- 855 ) lOP ) lOP ) IERR- ) The project consists of: A Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction. location: 'SEC of Broadway & SR-54 Please review the document and forward to me any comments you have by 6/12/92 Comments: Prior to issuance of buildin9 permits, payment of school fees and a certificate of compliance will be required. No other school mitigation win be required. ;yf/ ;~ Tliomas Silva Assistant Director of Planning ;J.. y 1 v BOARD OF fDVCA nON JOSEPH O. CUMM!NGS, Ph.D. LARRY CUNNINGHAM SHARON GILES PATRICK A. JUDD GREG R SANDOVAL SUPERINTENDENT JOHN F. VUGAIN, Ph.D CHULA VISTA ELEMENTARY SCHOOL DISTRICT 84 EAST "J" STREET. CHULA VISTA, CALIFOHNIA 91910 . 619425,9600 EACH CHILD IS AN INDIVIDUAl, OF GREAT WORTH <' Ce Cl VE:O June 9, 1992 Ms. Maryann Miller Environmental Review Dept. City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 ULIJNN/IVG RE: IS-91-S0(B) Location: Applicant: Project: / FA-S36 / DP-855 SEC of Broadway & SR-S4 National Avenue Associates Fifth Avenue Golf Range/Sports Center Dear Ms. Miller: This is to advise you that the project, located at SEC of Broadway & SR-54, 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. State law currently provides for a developer fee of $.27 for non--residential area to be charged (Chula Vista Elementary School District $.12jsquare foot; Sweetwater Union High School District $.lSjsquare foot) to assist in financing facilities needed to serve growth. If you have any questions, please contact this office. ~YSL-_I Kate Shurson Director of Planning & Facilities KS:dp cc: Jerald A. Alford (0 :; .':, \, ') \, \, \, \ \, \1 \1 I I I I I I I I J I t; fIo- ";1- >. ~.:~ o. .~~ o.~ .~ ~ Oc: oc;: O~ r-~ 0_ ,,"0 0 -~ o . .~ o, ~ . ~. !;';; i-L ..-:: f - ~ " . ~- B e:: o. -.. r .;" -e _~.t.:O ~g."" ~ ~ ,,"e ." I;: .~ ~. -CO "- ~i o.. f::~~ ~ z.~ 1;& ~-Ef 8c:..... o. .~ ."'i . e~ . ~ .!, ~ -- - ~o. - =1' 0 . ~ .~ .... ..OIl ~- .<> ~..... .~ o.- ..;~ -. . - -i~ . ~ O...g~.: I- t; leo - ~. z: o.. I-.~ .. ... " o. . o. 0.. e__C" o~;:.: e E 0 ~ . g , . - > - 1'0 ~g'~...... ~i I: i.- o.~ t;~ U -: .U~ o. '. . -o. ........0_ --::>jl- ~ ~_o. ;;1; -~.c .. A~ . .<> o. ~ 1 -.~ - ~ ...... -=].101. li ~ .~ . - .- e. e. - ~~ 8..'-....: ~ 0 ~ -~~ E ~ o~.... 0 -~ .tOou.... e 0 ~ ~ - . ~ I; ~,,~ ,,~. -:........ -- .- . ~ 0 ~~ I; 0__ UO~ 00 ~ ~. .!jc:~"'_ 0" _t- - .- ~ .f ~. . ~~o .- c.. ~ ~ . e. e,; 0...... . . " -. - O. :!iI 0_ .._ 0..... r u,,=, .. E - . . :;;t. - :E~ -. ~:;: ......... c: --e co r -. ".c-;~!- ;:g--;;:> .- . - :: .- . . -~ g'u 0-" .. -. U t'" iI gou. ~.. ~'8 e.-~- ~. ;,; .~ -~ .. .... ~iL." oe_ .<>- . - ..- .-. _0 ':;'0 61:~ ::1: ... ~. (: -.- ~._- ~.~ -- ~--~ " ~~ "ou U~. UA~ ..~ .: .: . - .; ..: .;. ;: .; ..; .; . .; ..; .; " ..; ..; ~ ~ - ~ !;' \ " v 'C) ~~ ~ ~ . ~ .~ \ \ ~ 'i !i'J ~. ~ :: ~. - \1 I - ~ . e 0 ~ \1 . E I . ;; 0 r r ~ .. J o.u . . ~~ 0_ ~ -- 8' -;: ~ e . I~ ~1 ~~ o. ~ .. ! U UO ~ e ~ o. . o. 0:. I;;~ . 0 "AI!' 0 !:g. - . i - ~- M_ a~ -. 0_ 0; I;M .... ..- Ug _e > . .. ~~ ~ 0 ~~ 0 r -" A. I -- ~ .. o,';; N . 1'U o." . ..] . i~ .e. l' ~ o~ l; g.~ U_ Ii . M -~- ~.<> - -0- 0:. ~;: o. ~ ~c.: 0 :. . A ... .u !! ~- -0_ ~ .- -r M_ . -.z 0;; . ~! -:_U SO M X - - .- 8.i - -- . UM !:. . - '<>0 E'~- .u ;::~ i - .. r.: t:ii ... ,. .... -CI. - 0 . ..~ 0" In:; ,!j~ _ 0 ~" ~ ~ ~ - M CS U M UM 0 0 0 . . e ~ - .. 2 I 0 I .. I - :E - . . .- . .. ... .; ~ c " e ... OM -- U ! e-: ~ o\! ..: .; ..; .. ,.; ~~ ~ ~ . .. ..: - ~ /j - :J- _'0 .' \ 1 \1 \1 1 \1 ~ I \/ I I \/ I I I I I I , I I .. .;:~~ ..- -.~ .. : - ... c co 0 c 0 . . . c ~;~= . .q - 8. c - l -- (-:::iIe: . ~ - ..~~Jl -- -~ . - .. f c - -. - - Oz. .-i - . r: A -:;2 0 ~ -- i=L- . t ",0 ~ -- ~ - E rA o - "1 _"0 ! : J!. - - - - .-... . f - """-....- i. ~g - -;; i - -~ i "'x."- I .:; - - 0 .~ . r: :; !~- C~ " r: - i....-:' M ! -- '-: " ~..~..-;;- . tt. . =r: . J!.11 . fO~ - A ~""" ~~ .- . ~ A ... cf -. ... . 0_ 8. - - AC . ." ~ .. toot .. Oc -- ;; i .. OC ~ ~""~'5~ .. . .- . -" ~ ... 0 ~ - f . ." ~~ O~ g;;; r:0 ~.- 0;; - .. 0 __ '- Or: !~O~ .. ~ ... ,,0 - ..-....0 -. 0 .~ . .. :;; !~';; ~~ . ~:; -~. c~ C.. --..- . ~ - --" O~ --I .;; ~"I-; ... ~ : r:_ ;;:..~ .0" 2~ ~ . i. .. ..-..... ~ 0- f;-Ei E ;:;: _11 Uu ~c:~::; :; ~ &iI ..- H .- ..., :;; ~: .. . 'i6. E~~r~ ..,-- ~-.. ~- I! 3:;- ~ . e e c:c:.._ .!:. . ... .. . . _..&1 0 ~- ::t;"'l: 'i " 3 - . ~ e ~<: 11 - < :i D. .,; .; ..; .,; 8- .; ..; -.. 0'- " ~.. ~ M" ..; ..; ..: .; ~ ~ ~ - ~ ~ '" '~, I ... o ~ I,;; . 1 J!... -. - c. -. ... ~:i . ~c u_ .,; .. . - ; . " . - .. . - """0 I- c: "".. Q .~ ..- o -'i c ..&-..~ ~'-.. :l . __ CI ~~- II 'i .... . ~~~o ...~ - .... - .~ - -.....-" ~....:i co. - r: fog...,;; -11::...- ......- ~~1i~~ ".-tD ..... U '- -....c :r c._.... .. ~, \ I g - ~~ -. ...~ J!.; -] -f 0.. g,:; ;:1 ..- .... - -... -0:0 ..: . - . .. .. o ]-~.. u '". o. f;: f.: O'QJt:.:t -" - .." OJ:. OA ...8'..,- ~f;:~ ~~;g. i i: ..~. ,!.!..... ..~ 0 .'-c:... 00_ ~ ..::g ..g e-:; f~~tS ......""'...u .a:::.."O C:)oj u. __. .. \', -.. co .- i. - .D ~. -= . c> -. 5.";; _-0 --- "l- :::iI.~ "2~ ~ 1:-- 0.. - .. ...- -... ~..a .::;~ - - .D .D ~-~ ~ 0.. ~ \, 0_ -. .. ~~ r.!! f- A ...i.... 0:= ..~ -"'. .. l'i~ -- -. 0-" r:0 E ! -~] ~~- ~.- ~ \ -- --- ..e" ~;! ~ ...... -- ... 0 . O..~... ....: e-;;- _ ..~.c:... ... -z."" c J ~:.:: Or. ." c:._ .t~ ~....-& _0 . ~ - - ~ - r: of - - - iii ~'-~~ 11-. ..!-g . ~c::U tt ~,-~f uo_u ~ - - fj ;: .. - \ ..... CO . - .. -- Oz. ri h J!i -.. .. _0 Or: . g" .- -..- ~ g.~ ...-. "e_ "'~.. ..; \, \ -... _~ e e__ . - -0- A....;; ....... 0.. : I.... -.. I.:.. - c 1~1 ..- ~oc o .. i-a. _r:r: -. ~c: ~ '2._'= 1:0:1" _...t:. c:c:o~ -_e.. , - - , .; ~ ~ ~ - ~ 1':r J.- ~ . o :; . f ~ . . s o ~ - MU <- O~ -~ ~ . . . .~ . ~. '" . . . o o o L o . ~ ~ ;; M . t , o ~ < - ~;; ~ .. ". ~ \, .M ::;~ .U L_ U~ o . -> \'1 ,., < . ~ o . , ~ o ~ .,;; .. ~U ~ L , o 0 -E . M_ . . . L L , U~ < . -0 . \1 . 2_ i~ 0- ~;; ri ~o L ~ 0 ~l'O . 0 ~ ~ .< r;~" o~~ 00 f~: o.v 1'.!:f ~ M ~.: ~ M ~- .- L U ~,., v ~.:i::; - ,- M' -o~ '" . f< ~ . . ..;o..t: ~i~: t ~o-!: J;...~~ vL_ 0.-- u..... -' 0 ~.....-...... _0' D 0 ;:''''1....<: Q.. .. 0.. ;'; o > o > o .. ...., ...0'>....0::: .. " .., .. ., -"0 ,...... '--'"0-""'" t.=~..g v.....c::- ..c::............. ..c-.. - ..,_0. '"0 < 0 L - 0 0::"': v c:: voc..... gC 0" -;:;~o::~ 0........::;, .-~ ......'- ~...~~ co .. ........... M- < c:: :> E 10. .., .. 0- 0-0 ......'E--...-C 0.............. ~~g~: - .. L ~. ......:;1..<:.... OCO~\,.IO . g, f o o ~ ~ ;; ~ . ~ ~ o M M ~ . o \.1 - < o ~ v o ~ o o L . \, < < . . L :;0 .. < .- - < . o. ~ ~ t .. 0::: OM 0 ~<- LO~ . O. .......::0 o . U ...... ...: o ,.,,., .VU o 0 D.. ::;E'E" ~U D \, \ - < o - V o - o . o o V - M "0 o ~ u ~ o o D V \ .~ ~- _ S o L_ L ~. . . L L .0 . < . . ';:;..... M_ 0 &~c: f~~ o _ . . ~~-; ....::;3- ,0 ;:~C - L . "'-" ~l ," 0 g .-5 - 0 ~O~ -l"~; O. -. \, . < o ~ . o . t L o :; o . 0';; o - M_ ~- = :; O~ " ')1 ~ . V 0 ~~ ~ .~ ~ " . ~'"O O. o E~ o . . V o ~ L -0 0, .~ - ~O ...0::::; ;~g O~ ~ . ~< ~=~ --- M M_ ,-" ~:~ N \ M o V . ~ :D , o ~- o M ~ o ~ L <~ . < <- 0" _ , <- _ U . 0 ~- . \ \ - . U > L o M ~ I! E o > o ~ L . ~ o ~ ~ ;; < o - . , t < u ,~ <- 00: ~ . . L t_ g,~ MO <0 . 0 L L ~ 0 ::: 0: o L . o o E o o ~ ~ ;; E' . < ~ < o " " . ~ ~ - M_ .o~ ~i ~ > o ~ < o L - . ~- . , . V 0- <~ o . ~> . . o o , ~ < ~ o ~ < i . -;; ~ ~ ::: D 0: ~,., Of'" . . " 0 ~. ~I \ g:;l o < o ~ ;;.... < f'"0 i1~ " .- o <.l o 0 ~ . . > ............. &....'0>, UV f'" ;; .. 00< ML 0 "; ........ o - ~ C ""..... .._ L... ........- U ........:>1- ..P_ cr = ;:I .. CV 0 VI.. I.. ... D \ ~- <~ < ~- L~ . L O. o l ~< < . -0 -~ M ):("g o . t " < . 00 - ~ f V~ . M !~ < o M o . . _L < 0 .0 - M < D. o L ~~ M~ ~- V_ 0- ~V ~. ~~ .D V \ \ "'M -" ~~ ." . < > . ,,~ .~ , " '0 M~ OM 00 o L L~ 0_ ~ ~ o LM ~- ,., ~ -- =U '" o .~ M- " ';; "0 0 ~-- t ~= (;;~,f ~ o ~ ~ ~ ~ ~ . \ '\ ~ < ~. 0_ o o E~ o -U ~O o - _0 n E i o , ~ ~ ::: > o o o o o 0. ~O - M ~g"'g 0_ 0 -~ ~ ~. .- . . 0 0 OV, _L" --< ,",V. ~ o ~ ~ ;;; ~ J~;? \ \, I \ \ _~....O~"'&...L.~ ";.! i!! ~...:.!:: 4:"'''': r'" ........ .:..:5~~."';OOO~~ U.B- 101_0_ ... -.. .o--r i i i'i..- ~::=~ - --- - ... :.~ 5:1i ii .~~ :ii L ~...."",,: i .......c . ..-.1;;1 If! ......~-- c: i-;o..c:: ... 0 ~L_ r &O't.:al:: I- i.-o"g ~I::I -i-o.~'" '" ~ i .. -M", .........-;-1? u '" ..c::.. -::Oe>>" ....-t&-c c:._ i-~:a ... ~~- ~.~- ~~ &..o.! 0 .--E ~.. i~"'. ,i. ~ ->>o,o..c:: f ...~ ~ ~ .- ..i' ....... ...-....... 0 .-;=~...r.;!.....~ .. -::; .!~ I.d(~ .~ . ;;: .~ f.'O:: .. "0 -itO .~ .. .:. rg.::=~-f ~... 08. ~~c:i i. .. c:-.... ...... u :;..:.&--~... >> =. ';... ...~ ':' ..c:: ..... ~...... ~ _ ..c::....o...c ~ ",,8 ~.....:~... ~ 0_ ;; .... .. .a.g ...~... ~ ".-1:... -"'~.. .... -- .. -.c;; . ~:i... 0 ... & -...- .,or- ~..... c: ~_..o ... ~"::iI-.o. ! _L ~.. ~c......... :.:; -::o~.o ..,:a...... 0 .., .. .......-. a.i......... ...... .... z." t f~ ,...2ii:~:;- f~~- f .....- i::o - f. ...;: .1 _it' .... ~ -... v~- A!:~;t.....:;:.; A__V r A~...o", "'_0 A.> (71'" :II 1i.~ ~c: i~.,,:: !.....-:;: ~.: c: ~ u: .... 'i: tti~ j .: f~ ------ -~- .l..c::c:~ ~_I!. . - .. ......... c __ v.... ..c:: "''' ......c:: !-;;....::..c::.-~ ~.:::~ ... f'::':::;; c:-;: g'; L r .....~f-:::..c::c";"... ~~~~i.~ ..~~.! ... --v::iI....I......oa. .. ::>..~;::~2 ... A......... Me:: E >~. 0....._ ..."0_....... o c:a.. ... 0 0- 8....,... 80 C.. 0.0:11.... t: c..... iI'" 8o-cii"oC 8t: ......c,E.c- ~~- ....~..o....v .. 0 ....".- ~....- . U IlL... 0 ...... ... j . .; u .,; ;:: ~ :1: - ~ 6: :a \, \, \ \, \ \, \ I \, - ~~ ~I-:;~ C~ ..v .. - -~- ~~ . _ 0 ~ ~ ~ .v. ~ -~.. --.. -- ~~ - ~o. -" 02 .0_ ~iz - ~ C - ov >-~ ;c . :; ~ f:: -- cc. ~ . - .u - ~- ..- - ~ M- .- _0- _M K . o. -~ ct:i:: K.v .~ - .. t:e>=- ~e~ - - ! ~- g.; _v - . ~ -. :.c:c. -~ ... ':. v v 0 _~v ~- ~~ ~:::. - - ~- ...u! -. - ...- E: -.- ... - . .Oe ~ .. -;:. ... .- ...........u &.>>-,.3 ~ .Vo .-. t:ll,:; . .:~ . e- - f- L .. t:;':::_ ~~. ~ I ........- .O~ ""t .: AU o~ o-K o;;.c . .:C:'" - ~ -1~ - ..~ ... ... -0 .- - -~ ~ .~ ~~ogo ~~o K" -;; .- ~ -..- .v. c_ ..;....0 .~ e ..- - ._~ ~ ....U':;.. - - fO !_o: l:: f.~ - .- ...i - .. ;; ...J!~ ._.C .e .: ...~ o ~ O. -0- ~!:. _~O 0 v 0.::':....0 o.:;! --- ~ v_ o ~ :I ::: ~UO - - .~~8' -....tt .~ -. :ago. . :a IE J!-- ~ i':4C t~ fi::2'O .!~~- ~. - ~.. ~::::z _0_ --- ~~ ......- - ... -. . -- - -c. .- . f.c .. i_t Il ..-. _-v v~ . coc . ..- !i ~ ...c. _ ...c.c =.:.'ES . -~ __a ! ~_ e =~t:~ B ~- --- uK. ::::o-~ ::~go - ':i: ;;~K ~.D......... . i- E :a.. A. :II Aa.. Ii o _e .. C:II. j-:= - . ... ..~ t:::: eM :; . ... u .,; .1...0...0 -. ..: = = .; ~ - .. ~ ~ . co ~ :)- :;1 III. Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.......[ ] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in thi s case because the mi t igat ion measures descri bed on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION WIll BE PREPARED................................................... ['/- ] I find the proposed project HAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required........[ ] k ;23/ )117- Datel . 'lc~,6J f1A~~ Signature For ('if] 1- ~~ U,. sL IV. SUMMARY OF ISSUES list all significant or potentially significant impacts identified in the Initial Study checklist form. ~,~ '11 jy PArr! nju/'K./ flw11RV.U YES X- HAYBE Y. .x ~ y, V. APPLrCANT ACCEPTANCE OF MrTIGATrON MEASURES ().AlO ~ Anf:,J NAME TrTLE '/ /1/1c. . I MTE / / ,).'> 1- . .....'" ^. ...".... M. DE MINIMIS FEE DETERMINATION (Chapter 1706, Statutes of 1990 - AS 3158) _ It is hereby found that this project involves no potential for any adverse effect, either individually or cumulatively on wildlife resources and that a "Certificate of Fee Exemption" shall be prepared for this project. ..h It is hereby found that this project could potentially impact wildlife, individually or cumulatively and therefore fees in accordance with Section 711.4 (d) of the Fish and Game Code shall be paid to the County Clerk. I<<~ ;L~cLJ;--"- (<- Environmental Review Coordinator ~ ,)~ 1/17L D~e ~.'& ,) "'Dr Q~~QD _?O. DISCUSSION FOR ENVIRONMENTAL CHECKLIST FORM FIFTH AVENUE GOLF RANGE/SPORTS CENTER The explanation for the Environmental Checklist Form is provided in this section. If mitigation measures are required, these are shown throughout this section in bold print. 1 . EARTH The project would cover over the site soils, and, due to the site's flat topography, would retain the existing topography. The soils study prepared for the project (Woodward-Clyde Consultants, 1986) is attached, which discusses site soils and geologic conditions. This report refers to a different type of development for the site than what is currently proposed, however, the soil sand geotechnical i nformat i on remai ns val id for any development. rn summary, duri ng construct i on, soil s woul d be exposed, and vulnerable to wind and water erosion, which could result in increased siltation to the historic Sweetwater River Channel adjacent to the site. Also, soils onsite are subject to liquification during groundshaking as a result of an earthquake. Soil erosion and liquification are considered significant impacts. These impacts can be mitigated to a level less than significant by providing an update to the geotechnical report, particularly in the recommendations section, and by implementing such recommendations. These recommendations must conform wi th the City's Grad i ng Ord i nance, and wi 11 be revi ewed and approved by the City Engineering Department for adequacy. The City's Grading Ordinance addresses soil erosion and stability issues. 2. ArR Project-related traffic would incrementally add to the already significant regional air quality deterioration. For these incremental vehicular source impacts, the project would be subject to any regional and/or City-required transportation demand management (TOM) requirements, which include such programs as ridesharing and use of mass transit facilities. Such programs are not yet required by the City of Chula Vista or the APCD, and are pending approval of the regional 'plan. 3. WATER The project woul d not modi fy the Sweetwater Ri ver dra i nage, but it is currently within the 100 year flood zone of this river as defined by the Federal Emergency Management Act (FEMA) map. Until the Sweetwater River channelization project is completed, the site remains within the establ ished 100 year flood zone, as defined by FEMA. This status will change once the channel improvements are completed downstream. Project development would create few impervious surfaces, minimally affecting the amount of surface runoff. Surface water on the site would runoff to dra i nage improvements occurri ng south of the site, wh i ch is considered adequate to serve the project. Changes in the amount of surface water in any water body would not be affected, as the site is relatively small. .!, 'I .2 ~PC 4970H (6/30/92) Discussion for Environmental Checklist Form Page 2 The site overlays groundwater which is approximately 0 to 4 feet below the natural surface. With channel ization of the Sweetwater River, the groundwater depth could eventually drop. The groundwater is not extracted for any uses at the site. The project would not affect the groundwater, and the WCC report did not anticipate that construction/development of the project would intersect groundwater. However, the report stated that if groundwater were encountered, then recommendations regarding groundwater in the WCC report (and updated report) must be incorporated into the grading and construction procedures. These recommendations must also be consistent with the City Grading Ordinance. Regarding water supply, the project would place an incremental demand on the limited regional supply. Any demand on an already significantly burdened system is considered to also be significant. Each water district has its own water conservation program in place, and development is subject to the requirements of the program. This project would be subject to Sweetwater Authority's conservation requirements, and to any water offset program that the City of Chula Vista has in place at the time of development. Such conservation program must include a mix of drought-tolerant landscaping which must be approved by the City's Landscape Architect. 4,5. PLANT AND ANIMAL lrFE The site has been studied for biological resources, including: 1. Pacific Southwest Biological Services, rnc., Report of a Bioloqical Survey on a Sweetwater River Parcel at National City Boulevard. City of Chula Vista, September 3, 1985; and 2. Wier Biological, Bioloqical Reconnaissance of a IS-acre site in Chul a Vi sta North of the rntersect i on of Broadway and "C" Street (the Dixieline Property), 1985 3. Wier Biological, Report on the Status of Habitats at the Dixieline Property Proposed fill at Broadway and "C" Streets in Chula Vista, 1985 4. SJM Biological Consultants, preparation of Biological Resources section for the Town Centre II Amendment ErR, June 15, 1988. Relevant excerpts from the Town Centre II Amendment ErR, which incorporates all of the above-referenced material, are included below. These excerpts are from the Impact Subsection in the Bi 01 ogy secti on. Additionally, a recent letter report from PSBS (June 7, 1991) is included as Attachment A. d Jj ~PC 4970H (6/30/92) Discussion for Environmental Checklist Form Page 3 [Project] site wetl ands would not be developed; and would be protected from development on the uplands by a 100-foot buffer as presently required by the existing Coastal Development Permits (CV CDP-004 and 008); impacts to the wetland vegetation are thus not expected. Development of the non-buffer uplands would directly eliminate foraging habitat for several visiting raptors, thereby reducing their use of the area. A variety of smaller resident and migratory birds, as well as rabbits, squirrels and other common small mammals would also be eliminated or forced into neighboring habitats. Such incremental losses of habitat would contribute to the cumulative population reductions caused by progressive development in the region. In general, however, these impacts are considered insignificant because of the degraded quality of the existing habitats on site and the low sensitivity of the species involved. Also, a number of these displaced species would undoubtedly continue to use the adjoining upland buffer zone and associate wetlands, both of which presently exhibit somewhat higher quality wildlife habitat than the non-buffer uplands. Wildlife in the wetlands and buffer zone would be indirectly impacted to some degree by such expected factors as the presence and act i vity of increased numbers of people and vehicles, possibly the presence of bu i 1 di ngs or other vert i ca 1 structures, and the overall reduct i on of open, vi sua lly unobstructed terra in on the site. The nature of the effect of the latter two factors on wi 1 dl He is often di ffi cult to defi ne or quant i fy. However, at 1 east a temporary reduct i on in faunal diversity in more constricted habitats closely circumscribed by development, especially among raptors and some water birds, is usually found. Nonetheless, this indirect impact in considered insignificant, once again due to the low sensitivity of species and generally low numbers of individuals involved. rn addition, if human intrusion into the wetland and undeveloped upland buffer areas is eliminated or minimized through appropriate measures, most affected species will likely habituate in time to the adjacent development. Also, sedimentation could potentially occur to the drainage ditch and/or the Sweetwater River from construction associated with the project. The added silt load would primarily affect the habitat of benthic invertebrates, which could in turn affect area waterbirds. In summary. for th i s project the app 1 i cant proposes a IOO-foot buffer between the marsh boundary, and the limit of grading. No impacts would occur with this buffering. However, as stated in the ElR, impacts, deemed less than significant, could occur from human intrusion into the wetland and buffer zone. Also, significant sedimentation could occur to the wetland during and following development activities. Mitigation measures recommended in the ErR are restated below, with clarification as appropriate for this project. With implementation of these measures, impacts would be avoided and/or reduced to a level below significant. 1 ,-r- () ~PC 4970H (6/30/92) Discussion for Environmental Checklist Form Page 4 1. . In Site 3 [project site], mlRlmlZe intrusion of humans into the wet 1 and and buffer zones by construct i ng a 5-foot cha i n 1 i nlc fence or other effective constraint between the wetland and upland development.. The landscape plan proposed for the site shows effective vegetation buffer between the west end of the development, through the IOO-foot buffer to the wetland area. 2. .Continue to control sediment deposition in the wetland during and following development activities.. 3. .To eliminate potential sedimentation impacts, include a silt fence between construction and the drainage ditch and/or the Sweetwater River.. Instead of a silt fence, but accomplishing the same mitigation, a more effective measure would be construction of a drainage swale which would empty into a detention basin within the buffer area. The swale and basin would capture runoff silt in over time, while allowing the slope vegetation to grow. Once slope vegetation is established, sedimentation impacts would be effectively reduced. Either the silt fence or swale and basin would reduce the potential impact to a level below significant. 6. NOISE Noise impacts from a previously proposed project for this site were determined to be less than significant. The previous project anticipated 2,433 average daily vehicle trips (AOT) and resulted in a one decibel (dB) increase in noise along C Street at the point of maximum traffic concentration. This project, with an expected traffic generation of 1,200 ADT would generate less vehicle noise, consequently, no significant no i se, impacts are expected from thi s source. The proposed use of the site is also not expected to produce significant noise. 7. LrGHT ANO GLARE The project would produce new 1 ight, as there would be buildings and recreational uses located in a presently vacant area. The presence of new light is not considered significant, as it is located amidst an urban area. However, lighting of outdoor recreational areas such as this project, could intrude into nearby residential areas. Such lighting, if not controlled, could result in a significant lighting impact. Lighting on the south side of the site, facing the residences, must be reviewed by the City's Design Review process, to ensure that nuisance lighting is not permitted. Lighting may be required to be shielded and directed downward (at least to a 45 degree angle), to eliminate direct lighting toward any residences. 8. LAND USE The site is designated by the General Plan as Research and Limited Industrial, with a portion located within the Local Coastal Program area. The proposed use would requi re a Local Coastal Program Amendment, i. t /) . It: UPC 4970H (6/30/92) Discussion for Environmental Checklist Form Page 5 and a City Conditional Use Permit. The proposed land use is considered to be compat i b 1 e wi th the surroundi ng uses. Besides consideration of land use type compatibility, other compatibility issues pertain to noise, traffic, aesthetics and light and glare. Please refer to No.5, 6, 7, 13 and 18 of this Discussion. 9. NATURAL RESOURCES Sand resources are shown by the City's Conservation Element of the General Plan in the project vicinity, yet the fill soils and mixture of silts and cl ays with the sands, dimi ni sh any value they may have. The project does not lie within any "regionally significant construction aggregate area" as defined by the State Department of Conservation. No other natural resources would be used in excessive amounts by development of the proposed project. 10. RrSK OF UPSET According to the Office of Planning and Research list of hazardous waste sites, this area does not have a history of hazardous wastes. The proposed development is not expected to requ ire the use of hazardous materials. 11. POPULATrON/HOUSING The proposed center does not affect planned or present population of the area. Employment opportunities at the site may create a demand for housing in the project vicinity, but, the small size of the project does not constitute a significant demand. 13. TRANSPORTATrON/CrRCULATrON Approximately 1,200 average daily trips (AOT) are expected to be generated by this project (see Engineering Department Routing Form). This traffic would incrementally contribute to future ant.icipated congestion impacts at Fourth Avenue/C Street, and to signal warrants at Fifth Avenue/C Street. Payment of standard signal fees to the City would mitigate the project's contribution to this cumulative impact. Additionally, street improvements to Fifth Avenue would be required by the City's Engineering Department prior to the issuance of grading or building permits. 14. PUBLrC SERVrCES a. Fire Protection. See plan correction sheet. The appl icant will coordinate with the Fire Department, and will implement required measures as part of the standard building process and in order to achieve a building permit. Also, the Fire Department, stated that trees pI anted along parki ng and entrances to center cannot impede access to fire equipment. /j . &1 UPC 4970H (6/30/92) T Discussion for Environmental Checklist Form Page 6 b. No impacts to Police Service. c. Schools. See attached letters from Shurson (6-14-91) and Silva (6-17-91). The applicant anticipates the employment of approximately 12 people, and includes approximately 6,000 square feet of building area in the Clubhouse and teaching area. The number of students indirectly generated by the project would be minor, but any student generated in a District where capacity is already exceeded is considered significant. State law requires payment of schoo I fees, wh i ch is cons idered acceptable mit i gat ion for the school impact. Thus, no other mitigation is required beyond this standard requirement. d. No impacts to Parks and Recreation; project is considered to contribute to the provision of these opportunities. e. No other substantial effects on public facilities or Qovernmental services. 15. ENERGY SOG&E would provide energy to the site. Energy use would, however, place an incremental demand on the diminishing supply of fossil fuel resources, and indirectly contributes to degradation of air quality. Energy conserving building design must be utilized, as required by law, and other energy conserving features, such as efficient I ighting, should be integrated into the project design as feasible. 16. THRESHOLDS Water (I): Developer must submit to the City a letter from Sweetwater Authority. Otherwise, conformance with the Threshold/Standards Policy. service avai I abil ity the project is in 17. HUMAN HEALTH See No. 10 above. 18. AESTHETI CS The proposed project would be visually consistent with the adjacent Historic Sweetwater River Channel, and is anticipated to be aesthetically positive. A 30-foot high golf ball fence will be built along the site's northern boundary. Such a fence coul d block exi st i ng vi ews toward the north from a number of res i dences located south of C Street. In order to avoid potential view blockage, the screen must be transparent, such as chain link fencing or other such "see-through" material. j."v.r wpe 4970H (6/30/92) Discussion for Environmental Checklist Form Page 7 19. RECREATION The site is located adjacent to, and within, the City's Greenbelt system as shown on the City's General Plan. The Greenbelt occurs to the north of the site along the Sweetwater River, and crosses the west side of the site, along the Historic Sweetwater River Channel. The proposed development preserves the IOO-foot buffer requi red by the City's local Coastal Program between the development area and the wetlands associated wi th the Hi stori c Sweetwater Ri ver Channel. The City's Genera I PI an requires the Greenbelt area, which overlays a portion of the buffer. Preservation of the Greenbelt will be accomplished by preservation of the buffer area. The appl icant will grant an easement to the City over the buffer area (see Project Description, Negative Oeclaration). 20. CULTURAL RESOURCES The Town Centre rl ErR record search found a previously recorded archaeological site, W-2241, somewhere on the north side of "C" Street in the project area. Thi s site was recorded as a depos i t of tool s with a thin shell midden exposed on the surface. The field survey of the vacant site (for Town Centre 1r ErR) did not reveal the presence of any prehistoric sites due to the presence of the fill dirt. It is possible tha t the site is located be low the fi 11 di rt. The proposed development would not excavate to the bottom of the fill dirt, only some surcharge soils may be recovered. Thus, no disturbance to the site, if it were at the project location, would occur. 21. MANDATORY FrND1NGS OF SrGN1FrCANCE a. With mit i gat i on measures imp I emented for potent i a I impacts, the project would not create impacts to resources, and it would not el iminate major periods of history or prehistory. biological biological California b. Long term goals are associated with use of the site for significant natura I resource protect i on or product i on of a resource, such as agriculture, or mineral resources. No long term goals for the site would be disadvantaged by the project. c. Cumul at i ve impacts associ ated wi th the project are contri but i on to degradation of air quality, consumption of energy and water resources and contribute to future traffic congestion and signal warrants in the project vi ci nity. With imp I ementat i on of standard building requirements and mitigation measures, the project contribution to these impacts would be reduced to a level of less than significant. d. With implementation of standard building requirements, no direct or indirect adverse effects would occur to human beings. ~PC 4970H (6/30/92) '/ I; J,~) .1- "' ~ " 70; B/VI/?CII!fp)l//lL- I?,[f/I[ 'ORDI)/IfJ{)R, 110,80)( 1013.';; CllvJ,7 j/16j7J, C/7 9/\/'/.2. '::;;1-9::;: ,9EG.I7R/J//;G CJ70'E }T/S-9hSO(B) ~t , d /y/l}/tJAlfL A7'NA'tle/7&):)CIR/.E;s PI" 175 P/?OP,5R / / OIk'/!,-oF,.s Ok SE/7-~7?./E (5/, M'E cC-Y6ft?,vY.tOD /TBOUT /"#,E .?1U1r//HG v'" 7/YE rEAlCE ON //liAs Af'OJ.f6T . ' //wcc4-D BE /7&-/1/1'(<510U/? ki.EST 1#lfiRE6T 1i:::J.--Y4p~ 7".#E .t-It;ll/S 0/1' /'#120 P;?ovaT G.l-ff/?/;VG /IV //T"L 11/~ /7/1.0 OBSCUIT/NG UtlR I/IEII/ Ol/.ER T.6'.c /--'/7/-1..0/ /7T /rIGHT. tPE R.Et:jvcsi //lI?/ So/'7f ,6:J/j'H 0'; (J;(tJ(/.ND U"c.ce/S '. . NGtY7/Alu.BE /?,E/Jtli/i'E 0, .soIT.s /Vo ~J-;?/?E B.E P;?CV.EOfED Of/ER T//E.R;n ClFT//E ,I//7U,EYJ WE /3u/L.T ovR //?,nESfi'/ //;!I:S ~OC/i'7/t7,.Af W/7/I T//E PI/:j// 0/ oyER Th'E J//i'.t-I-t3y /T-S oyE 07 OVR /1'/7;J/ /l//i'So.NS /tJ/l /3tJf?u/#(j l//ffE, ;:>0 /VoT SPoil Tilis f//cJV. h',;YCl7/Yc/i' &o..v6.El?ff ;s ///1':: p.E"veE 10 3.c 00.Y<s//?uc]ED - / /tJ ./7/O/.EO/ /7tJ/T/iVo/S//r/lYGo.t-'-:.B/,7,tbS'- 0"~ oo/.&VcZ S'/;iot--?D BE Cfc/Yo..'/i'[/(,//ED Or ///7/.ER//rL /;f'/T/-<.70.5,s /VOl OBoIRUC'/ou/l f/j/cW/ /.k o]//.EI? ~0/?bS' -30 u'.C cH,Y . ,,I - // SE.E 7'/.f%O{/lJII / T /vo/ .l7TIT ft/,E BfJh-T OC/R 17o~,ES /7/Y.o CO.Ms/RUt':.;1 ED w/7}I //lis t//FW Of/.ER //7'.E vlTu.c)' ,IN 1'711010, 60 /)',E/7SE ,DO ),10/ .oPS//JDY THis 10/'/0/71,/76 you AlPS/ROY ClU/? /?.E/76tJ/VtS a/f /NiJ.i!)fJiOj(E!?E c:;;~;~~//O C./Yt/h/7 f//2:iJ7i'".,e/(.. 9/9'/0 $~ ~>~ f)P'W'df! tJL~~ .Ill J eo. V",-le G/;; Chi/I... Vr.std... CA 'j/'jID -'- ___u______ --------- ~.~_.- CciR/~ /~F7U/~ !:J ~y / JzA: / z,/d"uJ/- c/l,A.z/~<- ~/9Iy/d ~ 4#J2~ S-y 7 St," V)1-"!.... d- e ~'-1(4- Vt~flf - '1/'1d (~ ). It 1/ ADDENDUM TO NEGATIVE DECLARATION IS-93-17/19 NATIONAL UNIVERSITY AND LCP AMENDMENT NO. 11 January 13, 1993 EXHIBIT C Clarifications to the Project Description for the Negative Declaration IS-93-17/19 are summarized below and are included throughout the text of the Negative Declaration. The Environmental Review Coordinator of the City of Chula Vista has allowed preparation of this Addendum if one of the following conditions is present; 1. The minor changes in the project design which have occurred since completion of the final EIR or Negative Declaration have not created any new significant environmental impacts not previously addressed in the final EIR or Negative Declaration; 2. Additional or refined environmental data available since completion of the final ErR does not indicate any new significant environmental impacts not previously addressed in the final ErR or Negative Declaration; and 3. Additional or refined environmental data available since completion of the Final ErR or Negative Declaration regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the Final ErR or Negative Declaration. Condition No. I is appropriate for this Addendum. The changes occur in the Project Description, and do not create any new significant environmental impacts not previously addressed in the Negative Declaration. The purpose of this Addendum is, thus, to provide additional project description information, and to clarify project issues. The conclusions of the Negative Declaration have not changed; no significant environmental impacts would occur with implementation of these projects. SUMMARY OF CHANGES TO NEGATIVE DECLARATrON rS-93-17Il9 The major changes to this Negative Declaration is the deletion of utility uses from the uses proposed to be allowed conditionally in the Industrial:General category of the LCP. The reason for this deletion concerns the current status of the SDG&E power plant. It is currently a non- conforming use in the rndustrial:General category. In order to change this status via an LCP amendment, comprehensive environmental review must occur. This Negative Declaration does not include such review, and this category of use (utility) is thus deleted from this Negative Declaration. The second change is to the LCP Amendment No. 11 and is the addition of "Athletic and Recreational Commercial Activities" to the rndustrial:Generalland use category in the Inland Parcel of the LCP area. These proposed activities were analyzed in Mitigated Negative Declaration 91-50(B), and an LCP Amendment was a condition required to allow these uses. This LCP Amendment is thus the fulfillment of that requirement. Other minor clarifications occur throughout the text of the Negative Declaration. Among these are the list of discretionary approvals in the Project Description. WPC F:\HOME\COMMDEV\473.93 /' ,'; - t-.J negative declaration PROJECT NAME: National University and LCP Amendment No. II PROJECT LOCATION: 740 Bay Boulevard: National University Bayfront LCP Area: LCP No. 11 ASSESSOR'S PARCEL NO. 571-170-16: National University Not applicable: Bayfront LCP area PROJECT APPLICANT: Bennet Greenwald, Foster Properties: National University City of Chula Vista: LCP Amendment No. 11 CASE NO: rS-93-17: National University IS-93-19: LCP Amendment No. 11 DATE: January 13, 1993 A. Proiect Setting The National University site is located at 740 Bay Boulevard, and is within the Chula Vista Bayfront LCP area. The building already exists, and is located between Bay Boulevard and 1-5 south of J Street. The project area is urbanized. The Bayfront LCP area includes a diversity of settings, from pristine wetlands to fully urbanized. The Industrial:General category of the LCP, which is the subject area of the proposed Amendment No. 11, is mostly developed with uses of an industrial or business park nature. The project area is identified on Exhibits A and B. B. Proiect Description This Negative Declaration includes two separate projects, National University and LCP Amendment No. II. The two projects were reviewed independently and then combined in order to ensure that analysis of cumulative impacts occurred. Additionally, entitlements for the National University project include the LCP Amendment. Thus, the text of the Negative Declaration, and the Initial Study/Discussion on which the Negative Declaration relies, includes both of these projects. The National University project proposes to use 7,708 square feet of a 26,604 sq. ft. existing building for 6 classrooms and associated office space. The hours of National University would be 5:30 to 10:30 p.m. on weekdays, with some academic daytime seminars or academic activities. This project requires the LCP Amendment, a Conditional Use Permit, and a Coastal Development Permit. The LCP Amendment No. I I proposes to allow certain land uses within the Industrial:General category. These uses include colleges and universities; trade, vocational and technical schools; and child care centers. These uses would be allowed conditionally, and a Conditional Use Permit would be necessary in order to permit these land uses within this category. The proposed changes are shown on the following tables of permitted uses. 1 t. / ~-G;iC AMENDMENT NO.ll TO: CHULA vrST A BA YFRONT SPEcrFIC PLAN CHULA vrST A LOCAL COASTAL PROGRAM Legend Additions to texl Del.tiee 18 le.t Amendment No. 11 consists of changes to pages 8, 11,21 and Appedix A pages 13, 14, & 17 of the Specific Plan -1 1.,1 '-" - u_ Section 19.82.28 - Animal Services Commercial Activities Animal Services Commercial Activities include the services relating to the storage, maintenance. grooming or keeping of household or other animals. Section 19.82.29 . Transport and Warehousing Commercial Activities Transport and 'Yarehousing Commercial Activities include the provision of warehousing and storage, freight handting, shipping, and trucking services. Section 19.82.30 .' Building Maintenance Services Commercial Activities Building Maintenance Services Commercial Activities include the provision of services to buildings involving cleaning, maintenance, custodial and security. Section 19.82.31 - Funeral and Interment Services Commercial Activities Funerat and Interment Services Commercial Activities include the provision of undertaking and funeral services involving the care and preparation of the human deceased prior to burial. Section 19.82.32 - Athletic mid Recreational Commercial Activities AlhJetic and Recreational Commercia! Activities'inClude the provision of services rdating to comniercial sport and tegeat_,:o#I.i#~rpn:s#s:-#~:@.~(),irg:.rj,'ii_~f~:~~?'l#_tq~'Aa,*~s:::##~.i~_h1tE@l&_~#_ti2#:~;#~_:e-m~f:lli3#:@rp~t:# golf parks. '" , INDUSTRIAL Section 19.82.35 - Custom Manufacturing Activities Custom Manufacturing Activities include the following activities. They also include certain activities accessory thereto, as specified below. (aJ Manufacturing, compounding, processing, assembling, packaging, treatment, or fabrication of the foHowing products: Experiment3l, film, electronic, or testing; Electronic instruments and devices; Office computing and accounting machines and typewriters; and Scientific, electric measuring and control instruments and testing equipment. (b) Printing, pubtishing, and sign,making, (c) Accessory uses. incidental thereto, including administrative, executive and financial offices and incidental services, sucb as restaurants to serve employees, when conducted on the premises; wholesale business storage or warehousing for products of tbe types permitted to be manufactured in the zone; other accessory uses and buildings customarily appurtenant to a permitted use. (d) Ret3iI sales of products produced or manufactured on the site. - 8 - 02- C,cr Section 19.82.42 - Large Specialty Animal Raising Agricult .I Activities Large or Specialty Animal Raising Agricultural Activities include the raising, keeping, grazing or feeding of large or specialty animals for pets, zoos, animal products, animal increase, or value increase. Section 19.82.43 - Agricultural Packing and Processing Activities , Agricultural Packing and Processing Activities include the packing, cleaning or processing of fish, meat, eggs, dairy or produce. Section 19.82.44 - Agricultural Supplies and Services Agricultural Supplies and Services include the sale or services relating to agricultural operations, typically intended to enhance crop yields through fertilization, pest control, and other treatment or assistance. CIVIC Section 19.82.50 - Essential Service Civic Activities Essential Service Civic Activities include the maintenance operations of the following installations. (a) Electric, gas, and telephone distribution lines and poles, and water, storm drainage and sewer lines, with incidental appurtenances thereto, but excluding electric transmission lines. (b) Parks and botanical gardens, but excluding playgrounds, playing fields, bandstands, auditoriums, and similar assembly areas. (c) Freeways, rapid transit routes, streets, alleys, and paths, but excluding uses on, under, or over such ways, which uses are not customarily appurtenant thereto. Section 19.82.51 - Limited Child-Care Civic Activities Limited Child-Care Civic Activities include the provision of day-care service for eight or fewer children. Section 19.82.52 - Reserved, Child-C;u:e<:;i"ic}..diVig<:,g CIii1d~C:~ilcti\lities, t{)Proyi~e Aay1niliht ~e*ry1~for .1!10~ ihalleightFhlIdren. Section 19.82.53 - Community Assembly Civic Activities Community Assembly Civic Activities include the activities typically performed by, or at, the following institutions or installations. (a) Churches, temples, and synagogues. -11- -2 j)6 Section 19.84.11 - Wetlands and Buffers The following uses shall be permitted within lands designated as Wetlands and Buffers, on Map 1, Land Use Control: Restoration or enhancement of wetlands areas, with development or construction limited to interpretive facilities which will preserve natural resource or habitat values. Section 19.84.12 - Industrial: General Pennitted Uses All land designated on Map 1, Land Use Controls, as Industrial: General shall be permitted to accommodate the following use classifications: Food Service Commercial Convenience Sales and Service Commercial Business and Communication Service Commercial Retail Business Supply Commercial Research and Development Commercial General Wholesale Sales Commercial Transportation and Warehousing Commercial Automotive Fee Parking Commercial Custom rndustrial Light Industrial General Industrial Essential Service Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs Section 19.84.13 - Industrial General Conditionally Pennitted Uses AU land designated on Map t Land Use Contiols,as Industrial:' General Shaube permitted tei acommodate the following usedassificatiorrs )>u,rslIant to, the, <:<Jnditio113lUse rrp<:edllf/:at Chapter 19.14: Educational Services CommerCial Activities Child-Care Civic Activities , All lands within the Inland Parcel designated on Map 1, Land Use Controls, for Industrial: General Use, shall be permitted to accommodate the following use classifications pursuant to the Conditional Use Procedure at Chapter 19.14: t\~~!~4B;wg..~r~iIQrnqYQmmt!rBlm~StIYly~ Aliiomot!ve saies (Newj;'Reni.a-:f&:beHveryand Accessory Commercial Activities Automotive Servicing Commercial Activities Automotive Repair and Cleaning Commercial Activities Boat Sales or Rental Commercial Activities Boat Servicing Commercial Activities -21- ,2.1)1 Animal Servic:es, (continued) Dog Bathing Dog Clipping Dog Training Services Dog and Cat Hospital Guard Dog Training Horse Training Pet Clinics Pet Grooming Pet Motels Public Corrals Public Stables Riding Clubs Veterinary Hospital (large animals) veterinary Hospital (small animals) Transport and Warehousing auto Storage Garages Distributing Plants Freight Handling Moving and storage Firms Parcel Delivery Truck Fleets Private storage Public Warehouses Refrigerated Warehouses storage Yards storage, Cold and Food Trucking Terminals Warehouses 1\.thleticand Recreational commercial sport and Recreational Enterprises Golf Driving Ranges Batting,Cages' Open Space Areas (of an activeu~?) Recreational centers' - 13 - Appendix A ~ )1 IJ- c---....... - I '" COMMERCIAL Building Maintenance Services Disinfecting and/or Exterminating Services Gardeners (landscape maintenance) Janitorial Services Maintenance and Custodial Services Sewer and Drain Cleaning Sweeping Services Window Cleaning Services Funeral Intennent Services Cinerarium Columbariums Crematories Crematoriums Funeral Parlors Mausoleums Mortuaries Undertaking Establishments Educational Services Colleges and Universities Tr~cip , Vocational and Technical Sc:hools -14- Appendix A ;2-13 CIVIC Essential Service Electric Distribution Lines and Potes Gas Distribution Lines Open Space (of a passive use) Parks, Public (passive use only) Sewer Collection Lines Storm Drainage Collection Lines Telephone Distribution Lines and Poles Water Distribution Lines Limited Child Care Public Day Centers (for eight or fewer children) Pub!i, Nurseries (for eight or fewer children) Childcare DaylNightChild-caie Centers (for. more ,than eight clJild1:en) Child Nur""ties (for mare ttUn eightchildreri) Community Assembly Amusement Parks Aquariums Auditoriums Bandstands (pub tic) Birth Control Clinics Botanical Gardens Camping Areas (non-profit) Carnivals Churches Circuses Community Centers Community Health Clinics Convalescent Hospitals Exhibition Halls Extended Care Facilities Fairgrounds Golf Courses Historic Sites Hospitals Marinas (public) Meeting HalIs Monument Sites Neighborhood Centers Nursing Homes Open Space Areas (of an active use) Parks Picnicking Areas (public) Places of Worship Playgrounds and Playing Fields (of an active outdoor use) Public Health Services Recreation Centers -17- Appendix A ;'-14- Page 2 The LCP Amendment No. 11 also proposes to conditionally permit Athletic and Recreational Commercial Activities in the Industrial:General category of the Inland Parcel. This project was analyzed separately by Initial Study 91-50(B), and was the subject of Mitigated Negative Declaration 91-50(B). This Negative Declaration required an LCP Amendment in order to conditionally permit these uses. This LCP Amendment is proposed for this required condition. C. Compatibility with Zonine: and Plans National University requires an LCP Amendment and a Conditional Use Permit to allow the educational uses in this Industrial:General category. The LCP Amendment No. 11 is itself a change to the permitted uses in the Industrial:General category. No change is being proposed to the land use designation of the LCP Land Use Plan, the General Plan, or the Bayfront Redevelopment Plan. Thus, the proposed activities do not create inconsistency with the aforementioned plans. D. Compliance with the City Threshold Standards 1. Fire/EMS The Threshold Standards requires that fire and medical units must be able to respond to calls within 7 minutes or less in 85 % of the cases and within 5 minutes or less in 75% of the cases. The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fire station is approximately 3 miles away and would be associated with a 4 minute response time. The proposed projects will comply with this Threshold Standard. 2. Police The Threshold Standards requires that police units must respond to 84% of Priority 1 calls within 7 minutes or less and maintain an average response time to all Priority 1 calls of 4.5 minutes or less. Police units must respond to 62 % of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The proposed projects will comply with this Threshold Standards as the Police Department has not indicated that their response time would be affected by these projects. 3. Traffic The Threshold Standards requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of 1-805 are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The proposed projects will not affect this Threshold Standards. See traffic report, KMB Consulting, for detailed comments. .:{ _ /1~/ Page 3 4. Parks/Recreation The Threshold Standards for Parks and Recreation is 3 acres/I,OOO population. The proposed projects do not affect this Threshold Standards as no new population has been anticipated to be generated. 5. Drainage The Threshold Standards 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 proposed projects will comply with this Threshold Standard, as the National University site is already adequately drained, and the LCP Amendment No. 11 does not directly affect drainage. . 6. Sewer The Threshold Standards requires that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary iinprovements consistent with Sewer Master Plan(s) and City Engineering Standards. The proposed projects will comply with this Threshold Standard, as the National University site has adequate sewer infrastructure, and the LCP Amendment does not create sewer impacts. 7. Water The Threshold Standards require 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 National University project applicant must work with the City's Fire Department and Sweetwater Authority to ensure that adequate infrastructure is available. Proof of adequacy must be given to the City's Planning Department prior to the issuance of occupancy permits. This is standard City procedure, and not a mitigation measure required by this Negative Declaration. The LCP Amendment No. 11 does not create water impacts. 8. Schools The Threshold Standards require that the City provide the school districts with a 12 to 18 month development forecast, and request student absorption ability information from the districts. The proposed projects do not affect this Threshold Standard. The proposed projects do not generate students or create impacts on the school districts' abilities to accommodate students. .J.JJC, Page 4 9. Libraries The Threshold Standards require 500 square feet of library space per 1,000 population. The proposed projects do not generate additional population and do not affect this threshold standard. 10. Air Quality The Threshold Standards require that the City provide the San Diego Air Pollution Control District with a 12 to 18 month development forecast, and request an evaluation of its impact on air quality and management plans. The proposed projects do not affect this threshold standard. The proposed projects were not cited to create air quality impacts. 11. Fiscal The Threshold Standards require that the Growth Management Oversight Committee be provided with an annual report which provides an evaluation of fiscal impacts on the City. The proposed projects do not directly affect this Threshold Standards, though implementation of the projects and their fiscal effects would be included within this evaluation. E. Identification of Environmental Effects An Initial Study conducted by the City of Chula Vista 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 Discussion contains each of the environmental issues analyzed in the Initial Study. As stated throughout the Discussion, no significant impacts occur from the National University project. Also, no significant impacts occur from the allowance of certain uses in the Industrial:General category. If projects are proposed in the future which are consistent with conditionally permitted uses in this category, a Conditional Use Permit would be required. Environmental analysis would also be required on this project-level basis. F. Mitigation necessary to avoid significant effects The proposed projects are not associated with any significant or potentially significant environmental impacts, therefore, no project specific mitigation will be required. G. Mandatory Findings of Significance Based on the following [mdings, it is determined that the projects described above will not have a significant environmental impact and no environmental impact report needs to be prepared. c2 - '7 f/ Page 5 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. Based on the analysis contained in the Initial Study no significant impacts were found to occur to biological or cultural resources because the National University project would not disturb the natural environment, and the LCP Amendment does not directly affect resources, and requires individual project review. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The projects implements long-term goals of the City regarding development of necessary facilities, And, the projects do not sacrifice long-term goals stated in the City's relevant plans for short-term gain. 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 analysis contained in the Initial Study analyzed both the National University project and the Local Coastal Program Amendment No. 11 in order to address cumulative impacts. No cumulative impacts were found by this analysis. In fact, no individual impacts were found. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The analysis contained in the Initial Study found that no direct or indirect adverse effects would occur to human beings from the National University project or the Local Coastal Program Amendment No. 11. Future projects proposed consistent with the Local Coastal Program Amendment will be analyzed on a project basis in order to detennine the potential for impacts to human beings. H. Consultation 1. Individuals and Organizations City of Chula Vista: Roger Daoust, Engineering John Lippitt, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering -]' ;2.. - ,) Page 6 Garry Williams, Planning Ken Larsen, Director of Building & Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Marti Schmidt, Parks & Recreation Dept Pamela Buchan, Community Development Dept Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: National University: Mr. Bennett Greenwald, Foster Properties City of Chula Vista LCP Amendment No. 11: Ms. Pamela Buchan, Community Development Dept. 2. Documents Chula Vista General Plan (1989) and ErR (1989) Title 19, Chula Vista Municipal Code Chula Vista Bayfront Local Coastal Program (amended 1989) Traffic rmpact Analysis for proposed Local Coastal Program Amendment No. 11 and National University Project (KMB Consulting, December 18, 1992) 3. Initial Studv This environmental determination is based on the attached Initial Study, any comments received on the Initial Study and any comments received during the public review period for the Negative Declaration. The report reflects the independent judgment of the City of Chula Vista. Further infonnation regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. J:b.~/i{?:W~RDrnATOR EN 6 (Rev. 12/90) Attachments: Vicinity Map Site Plan WPC:F:\HOME\COMMDEV\AJO.92 J-,-1'r ;)., fc i'! \, \ \ \ \ \ \ ~~ I I I I ~ I I I c . ..~.... .. 0 -~ ~ _c_ LC !!.- OC::..OC:: ~~C 0_ r-~ 0_ O. . .~ ~ ';; . . c::;: ....... M 0 == ~ :: f== ....... ~ ....0;; ~.:~~o 't &01 0 ~ "'c ~ - .~ ~. '8 -CO ~~ C;:;::~~~ :!l~ o~ i.- o~ ~. 00 ~'" vc_ .~ ~"i ~ f:' - v. c .Ii: :::~ -;~ - ~ c -0 ~.. .- .- ~ ~..,- ~.. a~ ~- ~~ -. . ~ -a-:: . 0 ...g-~ ...:~; ~ C~ c lCo - ~o 0 .~ ~ ~ a o~ c"_o... o _N C t 0 ~_. . ~. . - ~ - i!0 2g'C;_- :~,;-: " v i~- ~~ .::= . o. -. . _c _.......o~ '" ~ v ~~ ~ .0 :;'5"~"'O.: g.""i;! ~ L ~ . ~.~ ./) 0 i Oa c~ o ...... :!l~ - j -. ..;... . ~ . a.....L.c.~_ ~ . . . t 0 -~ ~OgU..&- ~ - C 0 ~. I - . c .~~ ~~ . .- - ~o .N '" 0 C o~~ voc :;. ~.:;c::~-_ 0" .... ~ -- 0 .- 0 'L ~~O ~ .~ c~. - . co........ . -. ~ :: fo: ~ -c. ~~ __ 0_ t U-,;I - ~~ . ~ ...~. v_ ~~~ c -- . . co r c_ o _ .,E_ ;: g-::; ~ ~ .- . ~ .~ ~ -~ t7>~ _'-" IU ~" v ~~ . govo c::....o-.. o__~_ ~. . . ;; o~ ~ ....a.,o..... o.oc:_ OJ ~N . ~ .~~ c~ ..:.... 0..... ""...... ;; ~o ~ -~- ~-- .0 ~.D'Q5_.c w_. ~~ - .ov U~ . .: - ~ ~ ~ ..: .;. ~ ..; ~ . . ~ . . u ~ .. . '" c ! ~ I - '" ~ .; 0 u ~ ~ C; ,:) ~ ') 0-' "1 ~ " ,:> v .r ll? \1 \1 \1 c ~I 0 i'! ~ ~~ ~ ~ '" o. ~ r ~ . - L ! ~ -. i! ~v c o. -~ 0- -;; - go ~~ ~ ! c f ~~ . . l~ ~ .. 0 ~'" - u Vo go~ . ~ c ~ . L 'L. E~ -", 0 0 "'c 0 ~ . ~- -~ ~o. ~ ~ -- -~ .", ~~ '3 g, - c_ ~o. 0_ ~ O. ~- v!i .. 5~ ~ . - -~ . ~- , ; r ~~ 0 ",o. - i! -~ ~ .~ ~';; ~ ~v . ~~ . ~~ " - - gc .. [: i:~ . 0 Ii ~ J i v~ '" . - o. -.~ ZJ - ~~ L ~ t: 0: L - f ~~ . i .. ~~ 0 :! cc. . '" .u ~ ~ - 0<- ~o_ -o. 0< - .. - -- co< -t --. S': - - ~ _8' 00 .~u - - ~ - ~ ....- .. 0 ~ u . -- ~~ - v- ~ u '" . - ~. f~- _u -~ . f ~ ! .- - .. ~.: ...~ ~ ~ . . ;; ~ .. - '" ... ... '" ~ . -t= .~ ':1'" ... ~ &~ _ 0 ~~ ... . - .. -- Cv. .... .. 0 0 0 0 . . co. .. ~ o~ I ! - r ~ 0< -- 1: ~ :5 I ~ . . ~~ - .. .; ..; .,; ... .. C .. ... .. '" .~ '" 5! _v - .. "'. .. u .. ,,~ -;;;: .:! ..o(J .; . .; 0< W~ W -. ::: :!; ,,1-JI ~ = ~ ..: iJ ~~ a ~ ~ ;: z: - - M o 0. f 0. - ~ ~ ;: :a . ~ :; ~ ~ ;: iJ ~~ a .~ ::'0 ;1: -, -ti - M .~ ~e -* L . ~~ 0_ _L F. 0:..... ~...~ 00 ~ !i -.:'" -c. .Lv ....- e~~ _~ L ~-, uo._ ..,; __M ~; :; v_ L .0.... 0. -~ .....0..; 0....0.... .'- ....-... .... ....UL~ _......c:: MOo - LM _ o 0. . . _ ......u ." c.._ - .~ L_ - ~, ~~ u ~ 0 _ ~.... CI'I'1:I _..ce .0-- .. ~-g . g'c::-;:;;;' _ ~o ..::::1--1- ..... 0_1.1 - \, \1 ...~ co - M o ~- OV :t:. _M H 0=[ ~ *e ::;* L o ~ 00 L - ~L .2 ..... _. M V ,~ , ue ~- - o e_ ~, 0. ..,; \ ~ o ! ~ L o o - L , o U o ~ - o ~- - _L ~. ~~ ~>> 5'i _ 0 :c:= .; \, - 0... _~e :;...:; _OM o.~_ - ~LO 00 ..~..... :':'0 u.o . :;-~ l!' l' IC....~ .....oc o _. c-(;. 0.. _LL ~- ~t: .... "'g -..-.. Z2f~ cc::oQ. __c;:... v \, L o - - >> o ~ ~ L , - - O. - ~ i~ 0] ~L -. - Co ->> 0'" ~~ - ~ e u_ JIo, .0'" c::..... 0 -- L- 0;;1: ~ u~", ~...... ~ ...._ 0 -~- ;; "2 .....~ ""uo_ .....co -~ M LL _ " - ......."'CI o......i!: !o ~ 1:_ .000:11... e':;;~= .. _",I-"'CI ~... =...- ~~v i""f ---=..= 0.-....... ,; .; \ \1 ~I ... e - ~ o o ::' z: u - - 0. o ~L _v - L e, O~ ::;:; uv ,- ~L . '" ~ - ~ \ o - - L L o ~ o - u- 0- LL -. ...~ 0>> ~~ _e , -f 0.. ~- 00. ~I L_ 0- - -- co. ..: i '. ;;; - ] \ I ~~~:; ,., f; f~ O"'CIL =' -u - L'" O"e: CD ..~.:~ :::...-= ~=;g. - *- g ic: L__ '::5>>~ ......c_ 0.._ C _~ - .....0 ~o._ _0..... i-~; t S ""''''CI'''''' ~""'CIC:M ua__. ... ~ .... aIIU .._c:_ .. __,I::. -.-g- U_::II c: :~u1: _ e -- . _0 ~ o - - - o_~ ...-......... ~ ~ :~- ...Q..-...- .....e: .. ~... ""'CI~ -"C C:.. _ -M ~-~~; _ o~;::; !'i::' .;;; _0 M .. ........- g'c:~:;~ .. _ Q.DI .1::....0..... VO_I-O - -; t o M o 0. o L 0. . ~ - :a i. - -; ~ - \ I _L ~o ,~ i. 0.0 ~- -:;: - ~. -0 g.,:; _MO 't:'l;: =..~ ~~, ~-- 0.. o -..- -0- ~...a .:;~ - - .0 .0 ,-, ~ 0 0. ~ \, \ 0_ -- ... -~ Lu g.; L 0. ...i- OeM NO ...:; -~>> 0. o _ I.~~ -- -- o'tt r: ~ , - :;t~ 0._ 0 --- ~>>- ...- ~o o -- Ou o 0. -- H ~'" :. o~ ~o - L o - or: - ~L ~ .':; _0- u,_ , u& ...-- o ~ e c, _ ..,; \ \r I \ J --- o ~ .q -- . ~.... i u;: !~~ L~ 00 l .~ ~-* OL L'" ......-. o~ _0 ~ c:2-' !:. c o~ ..,-....- u * :r....... '2,;~~ r...... __ L c:c::...... -..,CI 0 .; , - J .:. ~ '" ~ ~ ... ~ ::. ~ o 1< '" . ~ . 0- . ~ - . ';;: ::: :!; ~ ^ 1i::V .;.-" Ii! \ I \ '\.." ~~ ~ ~ - ~ - - -- ~~ -~ ~ ... 00.... I:: -- ~t - - -11::..... 0 . ......-,;, >- 0 - . --~-. .... L~ e "0 t.=~. ~ ~t 0. ~_ 0 . . 0 . ..~~"5:: _ 0. :: !' .. _ 0._ J:;,-" - _0 . ~ ..-Q.. ~ ~ ~ - e ~ -- ~ - . 0. - 0 -~ -~ -;: 0:::_4.1 -~ t :-- 0 0 .0_ 0- 0 0 Cf,..lOc::.... u a. o..~C '-> .;, ~ e oC:: 0'" e ;:: .... - ....'" f.e 0.0 "" 0;- - 0 ...... 0'" c;I.. ;; ~~::; :;; ~';; 0...... _:::I .-0 '" . ~.g,o:;... ~e_ '" .- :;; ~ 0.0_ .e- .. - :.....~O .0_ 8 ~ o' ~u _-a __0 '-.) _0. - - ~.u ~& on - ~ _- e _0._ . e~ :;; C:=oE..... . "" -'" ~ ..o_o~ . ~ __e -. .~........-:; -0.- ~ 0. ...~ "'-~ ::- .; 0............ .uu - -:~~~: - ~ ~ .::~ . -- . "'.. .'<> . K .0. - -;;!"!" J. L' g ~ ....E.. g ~ ~ u_ :;u -- ~- ......:::1..... _ e _ e - .c:o~ ....0 o. . _o~ -- . ,=::;0 0._ o. -= ~-. - - ou_ -. - .. - 00_ - 0 E' - - - .0 - 0_' - ~ ~ ~ e ~ I I J - ~ - "- 0 0 ... u u - ~ - 0 :.' '" Ii! ~I \ \ ~, ~~ I "1 ~ 0. . .0. 0 - :: 0 ';; 0 0 e -:; e 0 -- 0; e e -. ;: . r 0 o;t . c: - . to . ~ - :: - !' ) - - ~ . - - :: ~ 0 ) -~ ). " 2 c 0 -- " - ::. - ~ = ! " -~ &-. " . =r .. - J;, ," eof - a. "'- .}; .. - o~ - - 0 U'J - lie -- :!. ~ - ;; z. ~ VI --- - f . .0. ~- e_ rO -.- 0.0 0 ~ - 0.0 -- 0 c$ .- -.=. -... . -~ - ~ - u!;!' --- ~~ - . r~ ;_:1. - - - . ~- _11 L_ - r -- "I!t -.., ;a U .. . -- u .c .-- , .!:. of. -- . ...~-.o ...- r :0.. .:. u -~ _e - "i.'8 11 - c i ;; "'- ;; 0 ... - .:. ..; - _L .~- - - ... .. 1 ... -.. - ... I j I ~ ... "- .; ..: .; .. u u u ~ - 0 . ~ .)" 5'3 ~ ,,>, ~I "'I "'-, ~ \, \ ,~~ I '>1 I E I I I oo.- ~ '.0 - - ~~l -~ ~ . 0 ~ ~~ 0 ~ ~ ~~- ":; -;; ~ "'C..:._ -~ ~ .. - - :; f'O ~ :: .:: g.- u . I~ o~... r: . ~ 0 , . .. - ~... c...~ - ~ ~ V ;: ~ .::~l .ct ~ ~-. ~ :c t r: i 00 ..- .. ~ :: - :: .. ~ ~ 0 - ~ . - - . -~- ~ 0 - - - t'" .....- -0- ~ 0 .~ " ;:..~ 0 -~ - 0 ~ 0- ~ f . ~~ E' '~ .. ~ . ~ , :: u ~ ~ - - ~ . - . 0 0 -:: o.~ . 0 ~... u . to;; oo, . "'z" - .' . f u . ~ .. ",... . . ~'" . ~ ~ - ~ u~o 0 0 ~ - ~ 0 - - 0 _00'10'1 , - . ~- '" -'" t 0 ~ 0 . .~ .~ cc..... " - u 0 -- - ~ ~ 0" .- '-.. :;..... ~ ~ . 0 -- ~- . :; I" ......_c..> ........:>'- u'_ , '0 ~ :.~ _u ~ .. .&>_f:7=> u .~ - ... ~ 0 ~ D- E- 0 -~ =')0(&10 U........... 0 :.. ............. _......~- f' -.. ~ . of. ,~ ..; - . 0_ u ~ . ..: ~ ..; j 0 - ~ ~ ::: I - '" ~ ~ ... 0 ... ~ - 0 ~ iI ~I ~~ E -~ - ~o. ~ .- ~ ~ UO ~ - 0_ 0 0 .- - ~ - ~ 0 -~ - 0 -- -:: 0 i~ ':;~ ,- -- . -, EO - :;; o- M 0- i 0 . . ~ -~ ~ I -- -:: -~ :; ":;0 .; -. - "'~ ~ 0 ~i: - 0- .. K - E 0 ~~ _c -0 -0 " .8 N f. - -::- ~ ~~ -~ .;, o. ~ _5 , ~o - ! - -~ -. .. "-: r: - "c fa - u- -~ "- u_ - -- u ~- I - - 0 .. .- . - ~~ !:i' -- ~~ - ':1 ... o~ 0 -- -0 - ~u .. ~~ c -. - -:;- ~ ~,g o' 00 ~ ~ .'" a - ~ :;:0 :: ~; .; -- -~g -... ... g~ - - ~o ~- --- ....- = -- 0- o. :a-~ I;; -- -~ --'" -. e_ ~o -- -- ~o -- -- -.. o~ ;:E -~ -- _0 --~ -~ -- ~- ~u u_ -- ~~o ~- r:~ ..- ..- -~ .. u.... .. - 1:_ ~~ .... ~- ~~~ :::~ u~ .",c 3: .- ~, c.. rCO 8.::: .... "'- cu_ c_ -> -- -_. _0 --- ~o I-~ 1:1' 0 .~ - .; ... .; .,; .; ..: - ..- - 0-0 - '" J ~ ~ J '" ~ = ~ 0 ~ - 0 "I ~ ),g</ ~ ~~ E ..u ~ .......... 00 ~ c:-=.= -~.c ~ ~u -~ ~L E": ~ ~ I . u L -:;~O:; ~~ ~ ~... -;; fO 0';; - u u_ .. gi: g' L_Or- --::~~ L_ . _..~.s::. _~....U -- ~..... :." Q." - L ; ~ U . o - ~I .. . ~ ~ L C .0_ >~~ ~ .~- c:-:::'~ -. ~ ~~u .- -;; L ... U~ ~::;=:; .~ u -~ . ::: ';I g:to o L LL 0 OOu .. i:': .,c-a..... .........:0 u~~ __u _....c::. _>-........ _..0:: ...... ::ag,.Q..... " .';, ~ ',> I ~~ -~ ~ ~c -,;- .:; ~. u -~ L. ~~ -~ t ';; .". . L -L _ -u ~-~ O~U fL-~ Q.o.! .s >. ~ - -~- _u_ __L ~~ ~ C.~ . - ~ ~ O.u O~ ..:;y "c.cC: ~u~ ~ . . >- .- ~U. - ~ _ a -~- .~ c :;a.:II o O.~ L U o ~ -.. :-:; ~ ~ ~ ~. ~ U~ . ~ - ~ . ~- 8~~; U ~ .~- ~~. -2::; ~c =;:~ _.0 SLO \) ~ ~ ~ i u ::: ~ - ~ ~ o ~ - o t' S ~ ~I ~I "'I ~~ I ~I ~I E I I ~~ ~ L ~ -==t,,;~ c~ -~ oc - _0 .L ;: ;; --- ~. ~ >0. ~~ L~ :: ~~ c ~ ou .e . :~r:: -~ >. .u ~ ~- .,,~ N. 8. ~~ .~ .. t:..Z.... te~ .~ ~ . ~- 6-~ -~ 0 0 -~=:! .0 0 =~ - ~ -~ f ~ :~ >>- .L_ 0_ -- &.'~:: :; .... ~Oe o. f. 0 .. &...~ . OL .. . f;.....~ - L~ ~~ f~ L "-: 0_ . "i .~ ~ 1I:L~.....o~ 0_0 _0 ~ _0 . >..c & . ",,0 C .~o c~ ~~ --~ - .cc 00 ~a ~. -. ...-- ~ - >> - -- ~ 0.1-:;: Ie .;: ~ :; ...!..: ...~ -- " ~ ". ::'O~t& ::~~ :;:u V) - . _ :;:10.10 ~ :. c:S -. - :a ~ Q. . :.c- . i. g.:.c t-" - ,!- 8.:: ~ -~- ~-" ~._- ~u .-" - ~c _ ~~ .",.s;;:. M 8~:: ~~ ~ . _.~ 8.. ~~~ ~ - :! t~ c ....... c. :I..; .. ::::,g-~ ~~~ u 8.. w-" .1.0 ..... .i- ~uu c o _c t-':: t-- h .. C::I.. j!:t'O ~ ........... ~c:-;;: 0 . .- .&. .I.c a...... . ~ _0 ~ ~ ..0.....0 ~ .... ~ ~ I I I I ~ ~ ~ := - :2 ~ 0 ... ... ~ - C> "' ~ 0/ )- i'I ~~ ~ . ~ o u ;;: ~ ~ ... o r ] ... _............ 0....5- 5-&..&>)oo, ...c::L............_.. 0 0 O..r;: I- ::;--;:;::: ~ -2 ~ ~~~ ~ I.- f....'"-= .......:0-_ II: Z....o. &O~>>>>l:~ !....!...... ....'-Lt-;t::;-=-:;~~ ~::~o .Qz ~~ ~-; &. ~~L.:~ ~:>_..r;:'::CI. __ 0......- .a~'::""f.~.. ~ &. ...... 't:I........ 0'1 - .....-::; .. .Q.~~~~.... v..c::.&J >- ::11""",-0 ....:>...0.. %! ....L. "2 ... ;;...-.t:.c.i~):. ..... ....... &. _0..... c.~...o.... __0 .. II: c: 00 .. t ~~ ..... 0 c::.. JIo,. ....... ~ 0'11 ..--_..._ .. 0.- .....c........c.._u.... &. 't:I f.::~~-;~ IC~ go; '- t ... __u::r....I_..I!Oc. .. :..&:>.. CI.__ ....~-.., 00 c... Cl.O;:ll..- .. c...... L. c....tt::....c........."".....O t- o ~ o 11 R. ;:: o ">1 '\ '" "'I -;;~i~~..:~:: ..-::-<&>.. ...." -- . fool :1_... v_ 0_ 00" __ ..o...-~ ~~ i i:-;... ~-'" ~ ::.~ &:i ~~ ~ .. . _.....c _......c:: F~ _oO'lL._ f " ~ o~ &-~.,g "r:.o _.0....0....- ~ - .... ......"; "'0 ~.... z';..f -::lie'" . i>:::f i~:C; >..r._ ~"i- ..r;: .. c - ... i ::;- > Ii.. -::: "'r - :; _ --.....t- c .;..c::! .~ f-;'O:.: .-~ &>-;;'0" ~ . :; -;;...iL._~ ~o ~ . :..:. .......-;:.. >> "Vce - &. 50 0 .... C &....~~....~~- '" 0_ . o ..... -"'g... ..~vi'Z ~c -- ~ '" _..c:: 0 ___ ",-...0 ... ~.. DI..~"'~'; ...... -...-.,0 ..~ '2 _~ &i"~ ~~ ~~..... ~ u" ~ f..c::..- t.:~~ :: -~ f- ......~.c...- u"'~ 0.>..........- '-' . A_....u .'Q ~~c:gB: '- -..~ -~ ~.t .!",,~r t-~.. .!!~ .tti:: J!:...:;; ...~;:'g.. ~Z5 .. .......~.-- .=~~~i..= .....M~ ,,'- ""~ e . u~. " ___""_~o .. ......,... ..e ".&I~ 8 M>i-.....c:.. .. 00. ...o~ 8.....>- o_e: i &loe: 8'- '-..c=o~_ ...~- .."..- ,,-- ......."'o.c.... ... ..; .; ... " 0- - '" J ~ - ~ '0>: ~ - <> ~ cJ' $ t III. Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the envi ronment. and a NEGATIVE DECLARATION will be prepared....... [ X ] I find that although the proposed project could have a significant effect on the envi ronment. there wi 11 not be a s igni ficant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED................................................... [ ] I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL rMPACT REPORT is required........[ ] 12.-20 -'12- Date jJ~;)4&'id Slgnature fnJlriJtl~~ .~.:~ foe ~ af ~.. LA- 1//5 fA... WPC 0413p/9459P -25- 2.1,'7 . v DE MINIMIS FEE DETERMINATrON (Chapter 1706, Statutes of 1990 - AB 3158) l It is hereby found that this project involves no potential for , any adverse effect, either individually or cumulatively on wildl ife resources and that a "Certificate of Fee Exemption" shall be prepared for this project. _ It is hereby found that this project could potentially impact wildlife, individually or cumulatively and therefore fees in accordance with Section 711.4 (d) of the Fish and Game Code shall be paid to the County Clerk. /c~) Mrvd:J~./~ Environmental Review Coordinator /;)-/&-'12- Date WPC 0413p/9459P -26- ,;'t2 DISCUSSION FOR ENVIRONMENTAL CHECKLIST FORM 1. Earth The National University (740 Bay Boulevard) project would be located in a building that is already constructed. Parking would be located on the existing parking lot. Thus, no disturbance to the zround would be necessary to achieve this project, and no significant impacts would occur. The LCP Amendment to allow (with a Conditional Use Permit) educational facilities and child care facilities in the LCP rndustrial-General category would nOt directly affect earth resources. Standard City of Chula Vista grading and building permit requirements ensure that future proposed projects would not significantly impact earth resources, nor would create erosion or sedimentation problems. However, if the potential for impacts occurred, environmental analysis would be required on a project-by-project basis. 2. Air The National University Project would not directly produce any emissions, as the building already exists, and the uses will be classroom. Vehicles accessing the site produce emissions, but as shown in the attached Traffic Impact Analysis, the University- related trips are less than that associated with the commercial-office uses, and occur during the off-peak times. Additionally, it is anticipated that this National University location would relieve longer distance trips to other parts of the county, thereby reducing the amount of emissions associated with these trips. No significant air quality impact is thus expected. The LCP Amendment to allow educational facilities and child care facilities would not directly impact air quality. These uses would be permitted conditionally, and would require assessment on a project level basis to determine potential impacts. 3. Water The National University project would not affect, nor be affected by water movements. The project site is already constructed, and has sufficient drainage systems to convey runoff (see Engineering Department Routing Form). Thus, no significant impacts to water movements would occur. The LCP Amendment would not directly affect water resources. If future projects consistent with this proposed amendment are proposed, the City's standard grading and building permit requirements ensure that no significant impacts to water resourceS or to protection from water-related hazards, would occur. However, if such concerns for impacts did occur, environmental analysis would be required on a project-by-project basis. 4,5 Plant. Animal Life WPC F:\HOME\COMMDEV\429.92 Page I 7,51 The National University project would not affect biological resources as the facility is already built, and no change in building structure or exterior lighting will occur. Future educational or child care uses throughout the LCP Industrial:General areas may be located in areas adjacent to sensitive biological resources associated with the wetlands of the San Diego Bay. Potentially significant impacts to these biological resources could occur at the project level, depending on the siting and types of uses proposed. However, proposal of such uses would require environmental analysis on a project-by-project basis due to the sensitive native of the biological resources in certain areas of the LCP area. No impacts would occur at this plan level. 6. Noise The National University project would be located in an existing building. Potential noise impacts to students of this facility would be avoided as the classrooms are located inside, and protected from the high noise levels associated with 1-5. The LCP Amendment allowing educational facilities and child care facilities in the Industrial:General area would not directly create, or be subject to, noise impacts. However, such uses could potentially create significant noise impacts on human and/or avian/animal resources, or be subject to high noise levels, especially considering child care facilities. Potential future activities would be subject to environmental analysis on a project-by-project basis due to these potential project level impact considerations. 7. Light and Glare The National University facility would create no new exterior lighting. Vehicles, however, would be present until 10:30 p.m., creating new lighting from vehicle headlights. The paths of travel along Bay Boulevard to J Street are not adjacent to residences or to wetland resources of the bay. Thus, no significant lighting impacts are expected. The LCP Amendment would not directly produce lighting impacts; however, uses allowed with the LCP Amendment could create lighting impacts on the sensitive resources of the San Diego Bay. However, these potential impacts would be reviewed on a project-by-project basis. 8. Land Use The National University educational uses would be located in a building constructed for office uses. Classrooms for education are different than the previously anticipated uses, thus requiring the CUP and the LCP Amendment. The LCP Amendment, itself, is a change which would conditionally permit certain uses in the Industrial:General category of the LCP. 9. Natural Resources The National University uses would not create a substantial rate of increase in the use of natural resources. In fact, the buildings are already built, thus, occupation and use of the structure is not a significant new source of natural resource consumption. Any WPC F:\HOME\COMMDEV\429.92 Page 2 '7" .;2 - co new use allowed by the LCP Amendment would be subject to the conservation requirements which are a part of standard City permitting procedures. 10. Risk of Uoset National University is not expected to use hazardous substances as part of the curriculum. However, use of such substances is regulated by the County Department of Health Services, Hazardous Materials Management Division. Any use of such materials requires documentation of the safe use and disposal of these materials. No other regulation is necessary. The LCP Amendment would not directly create such risks. Any facility allowed by the LCP Amendment will be subject to the same standard requirements. Thus, no significant impacts are expected. 11,12 Population. Housing The location of National University in this facility would not substantially alter the population/housing structure of the area, as this facility is being proposed to provide a location for an existing need for educational facilities in this portion of the County. The LCP Amendment is being proposed for the same reason - to provide an opportunity for facilities to be located in this area to serve existing needs. Thus, no impacts to population or housing are expected. 13. Transportation/Circulation See "Traffic Impact Analysis for Proposed Local Coastal Program Amendment and National University Project," enclosed. The conclusions of this report are that no significant traffic circulation or parking impacts would occur. 14. Public Services a. Fire Protection: I) National University building already meets requirements for "B-1" occupancy. No additional requirements. 2) City of Chula Vista standard fire safety/fire flow requirements to be met for any future structures allowed under LCP Amendment, and each project will be independently reviewed. (See Fire Department Routing forms). b. Police Protection: Police services will be incrementally affected by the operation of the proposed National University project; no significant impacts have been identified by the Police Department for either project. c. Schools: National University and the LCP Amendment create no impact to elementary and secondary schools because no students would be generated. Since no new construction is associated with the National University project, no statutory fees are required. This facility is providing educational facilities to serve needs, resulting in beneficial school impacts. If new construction occurs for educational/child care uses in the future as a result of the LCP Amendment, statutory school fees would be required. (See letters from School Districts). WPC F:\HOME\COMMDEV\429.92 Page 3 :;2 . i( / d. Parks/Recreation: No demand for parks/recreation would be a result of these projects, or the LCP Amendment (see Parks Department routing forms). Also, public access to the recreational resources of the Bayfront would not be affected by either proposal. Future proposed projects associated with the LCP Amendment will be analyzed on a project level basis for parks, recreation and public access issues. However, as the LCP Amendment occurs only in the Industrial:General category of land, these issues are not expected to be significantly affected. e. Public Facilities Maintenance: National University would not substantially affect public facilities, thus not requiring additional maintenance. Future facilities allowed under the LCP Amendment would be reviewed on a project-by-project basis. f. Water: Water consumption would not be substantially affected by the proposed National University, as this use does not involve high water consumption. The land uses to be conditionally permitted by the LCP Amendment do not directly affect water consumption and are typically not high water users (child care and educational facilities). Every project is subject to standard City requirements for water conservation including facilities and landscaping. Each project would be analyzed individually. New water infrastructure, or substantial alteration to the existing water infrastructure may be necessary to provide the National University site with water for fire flow requirements. This is not considered a potential environmental impact, rather a necessity to coordinate water planning between the City's Fire Department and the Sweetwater Authority which provides water service. Based on Sweetwater Authority's letter (December 2, 1992, attached), the applicant must submit a letter to Sweetwater Authority stating Chula Vista Fire Department fire flow requirements. Sweetwater Authority will then determine the ability of the system to provide the required fire flow. Facility improvements may be required, which would be the responsibility of the applicant to provide. Occupancy permits would not be issued by the City until fire flow is assured. This is standard City procedure, and not mitigation required as a result of any environmental impact. Sewer: Sewer facilities are adequate to serve the National University project (see Engineering Department routing form). Future child care or educational facilities, if proposed, would be subject to standard engineering review to determine adequacy of infrastructure and potential improvements. 15. Energy Substantial amounts of fuel would not be required to house the proposed educational facility. Allowing educational or child care uses in the Industrial: General category by Conditional Use Permit does not directly create significant impacts. However, energy wPC F:\HOME\COMMDEV\429.92 Page 4 d ~ 1,').. use would be analyzed on a project-by-project basis for uses proposed by the LCP Amendment. 16. Thresholds The proposed educational facility does not adversely impact any of the Threshold Standards. Future uses allowed by the LCP Amendment would be reviewed on a project- by-project basis. 17. Human Health No human health hazard would be created by classroom uses of National University, nor would the students be exposed to any human health hazard in the existing 740 Bay Boulevard building. No direct impacts would occur from the LCP Amendment, but future uses allowed by the LCP Amendment in the Industrial:General category could be affected by environments of a hazardous nature. Each project would be reviewed on an individual basis, and the appropriate remediation activities must occur. 18. Aesthetics Occupation of the 740 Bay Boulevard building by National University would not change the aesthetic nature of the project area. Uses allowed by the LCP Amendment in the Industrial:General areas of the bayfront could create aesthetic impacts. No significant impacts would occur from the change in designation only, Each facility would thus be analyzed individually for impacts. 19. Recreation See No. 14d. 20. Cultural Resources The National University project would be located in the existing 740 Bay Boulevard building; no impacts to cultural resources would occur. The LCP Amendment would not directly impact any cultural resources, and these uses would not affect resources differently than any use allowed in the rndustrial:General area. Cultural resource potential would be examined by any proposed project in these areas. 21. Mandatory Findings of Significance Based on the Initial Study evaluation, no mandatory findings of significance have been made. WPC F:\HOME\COMMDEV\429.92 Page 5 .~. '13 APPlrCATrON CANNOT BE ACCEPTED UNLESS SITE PLAN IS FOLDED TO FIT INTO AN 8-1/2 X 11 FOLOER FOR OFFICE USE INITIAL STUDY Case No. ~,9;>'/;7 Deposit ::::,"~....' ))/',97<; Receipt No. ////. 7/ Date Rec'd //-/3-5'-:'-:< Accepted by (~ Project No. rh'-//>C' <;" A. BACKGROUND City of Chula Vista Application Form 1. PROJECT TITLE 740 Bay Boulevard 2. PROJECT lOCATION (Street address or description) 740 Bay Boulevard Chul~ Vista, CA 91910 Assessors Book, Page & Parcel No. 'i71-17n-l h-nn 3. BRIEF PROJECT DESCRrPTION An office buildinq containinq 26,604 rentable square feet. 4. Name of Appl icant Foster Prooerties Address 740 Bay Boulevard, Suite 200 City Chula Vista, State CA Name of Preparer/Agent Bennet Greemva 1d Address 740 Bay Boulevard, Suite 200 Phone 427-1900 Zip 91910 5. City Chula Vista Relation to Applicant State CA Partnership Phone 427-1900 Zip 91910 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: General Plan Amendment ___ Design Review Application Rezone/Prezone ___ Tentative Subd. Map Precise Plan ___ Grading Permit ___ Specific Plan ___ Tentative Parcel Map Condo Use Permit Site Plan & Arch.Review Variance Project Area Committee Coastal Development Use Permit Permit ___ Public Project Annexation ___ Redevelopment Agency ___ O.P.A. ' ___ Redevelopment Agency D.D.A. Other b. Enclosures or documents (as required by the Environmental Review Coordinator). ___ Grading Plan Arch. Elevations ___ Parcel Map === Landscape Plans Precise Plan ___ Tentative Subd. Map ___ Specific Plan ___ rmprovement Plans ___ Other Agency Permit ___ Soils Report or Approvals .Required ___ Hazardous Waste Assessment ___ Hydrological Study ___ Biological Study ___ Archaeological Survey ___ Noise Assessment Traffic Impact Report Other ;2 - 1'1 1JPf n.11 "{n 1011 c:on r-;;.':.;:J .' tj-:-~ ,~t..-.o' lO'> ',t/,,, ""'O'~'" ~u 'D",{ J,...... .....,}'W , ,:. ~~ SD3lJH:)(JVNOSlIN\Y"-' ," L. ."..."c"",....,...~"u.. _U'/'oO'itf'>{ " . . ,~..J...O"..o.,.n~ ='i. dd3JS ..,....."1." .....OMQ Ju., ~::;;~.;.,::';,;.";:I ! NYld 31lS -'. Q"-",,,,,,, .~.... ' .~ ..0...."'" -V-S'I-":~M31~ V'NUj\fi\' ^ . w .. . I 'i:. . ~I~~,sl],I~ . ",:,:.: :~;-;~x:~i o . z ..~ t; ':c'::: ~ 11-" o ,0: '.' ,a: ;0.. ~w&i,t. .1., i .1' j-:-.'> :..L " "0' :Z CI '<>: -.J 0'.- 0..... "',Ft W ,I .!::: o~,( U) ~ ~ .' : . ....; >+' \ ~:..- C d V 3 --: +~ 0- -:J \..'21 " TU-:) ;: ~~ -;- ')~ .t'\.-+- "-'=" ;. ,j e '-0 .Q Cb- ....;'.. \ V r >- ...J --r;~~ ;) D.- e a: 1~, ;L" ~:y tH :~~u l -" <! w J" " :i ~ r:- " O! , , - .' j" , 1 ..' '_ t _! "I,; " L " ,n : 'd.. . j Ii,' ~" ~ ": ,; z >< H ,,"' w E-< H (J) ',. . -:- ~~ j . .~, I " . --~ ~ . l't. ~ ~ n~ " Iii '. ''- \ t. ., " 1: " \ " , _!.~ , , <; -' " " ~ , ;, .' ~ T C .+0 ()-.J - .;: " \J lUu:- " 1;<.' I 11 ~IIII 11 I IIII ;J u B. PROPOSED PROJECT 1. land Area: sq. footage 65,557 rf land area to be dedicated, state No b. Does the project i nvo 1 ve the construct i on of new buil dings, or wi 11 exi st ing structures be ut i 1 ized? Existing structure uti lized a. or acreage acreage and purpose. 2. Complete this section if project is residential. a. Type development: Single family Two family Multi family Townhouse Condominium b. Total number of structures c. Maximum height of structures d. Number of Units: 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms Total units e. Gross density (OU/total acres) f. Net density (OU/total acres minus any dedication) g. Estimated project population h. Estimated sale or rental price range i. Square footage of structure j. Percent of lot coverage by buildings or structures k. Number of on-site parking spaces to be provided 1. Percent of site inroad and paved surface 3. Complete this section if project is commercial or industrial or mixed use'. a. Type(s) of land use industrial office buildinq b. Floor area 26,604 sq ft Height of structure(s) 28 Feet c. Type of construction used in the structure Concrete d. oescri be major access poi nts to the structures and the orientation to adjoining properties and streets See attached Site Plan Number 2 for egress and ingress. e. Number of on-site parking spaces provided 80 parking spaces two handicar: f. Estimated number of employees per shift . Number of shifts Total See Attached AddendUI:\ #l g. Estimated number of customers (per day) and basis of estimate See Attached Addendum #1 h. Estimated number of deliveries per day 10 ;2 -'/ {, Iln,... ...... .,...._ ,,, .~".... i. Estimated range of service area and basis of estimate South Bav Reqion j. Type/extent of operations not in enclosed buildings n/a k. Hours of operation 8: 00 a.m to 6: 00 p.m. 1. Type of exterior lighting High Sodium l4'ft pole exterior lights, downward direction. 4. If project is other than residential, commercial or industrial complete this section. a. Type of project b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g. Square feet of road and paved surfaces h. Additional project characteristics C. PROJECT CHARACTERISTICS I. If the project could result in the direct emission of any air poll utants, (hydrocarbons, sulfur, dust, etc.) i dent i fy them. NONE 2. rs any type of grading or excavation of the property anticipated NO (If yes, complete the following:) a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? b. How many cubic yards of fill will be placed? c. How much area (sq. ft. or acres) will be graded? d. What will be the - Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill ;2J11 WPC 04J3n/Q4C;QP -~- 3. Will there be any noise generated from the proposed project site or from points of access which may impact the surrounding or adjacent 1 and uses? NO 4. Describe all energy consuming devices which are part of the proposed project and the type of energy used (air conditioning, electrical appl iance, heating equipment, etc.) existinq HVAC packaqe units 5. rndicate the amount of natural open space that is part of the project (sq. ft. or acres) none 6. If the project will result in any employment opportunities describe the nature and type of these jobs. 16 faculty, 8 clerical, 4 -janitorial R "of'lp\1ter in an area where it is economically mor~bund. 7. Will highly substances site? fl ammab 1 e be used NONE or potentially or stored explosive within materials or the project 8. How many estimated automobile trips, per day, will be generated by the project? ~l? ~11j-nmnhi lp trips DRr dav. 150 students x 2 16 faculty x 2 and 50 general employees x 2 Describe (If any) off.site improvements necessary to implement the project, and their points of access or connection to the project site. rmprovements include but not 1 imited to the following: new streets; street widening; extension of gas, electric, and sewer lines; cut and fill slopes; and pedestrian and bicycle facilities. 9. NONE D. DESCRIPTION OF ENVIRONMENTAL SETTrNG 1. Geoloqy Has a geology study been conducted on the property? No (If yes, please attach) Has a Soils Report on the project site been made? Yes, see attached (If yes, please attach) 2. Hydroloqy Are any of the following features present on or adjacent to the site? yes (If yes, please explain in detail.) a. Is there any surface evidence of a shallow ground water table? subsurface water observed at 10 feet. b. Are there any watercourses or drainage adjacent to the site? existinq drainaqe property. improvements way on north on or side of .,J(g , c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? no d. Could drainage from the site cause erosion or siltation to adjacent areas? no e. Describe all location. drainage facilities to be provided and their existinq drainaqe facilities 3. Noise a. Are there any noise sources in the project vicinity which may impact the project site? No 4. Bio1oQY a. Is the project site in a natural or partially natural state? This is an existing project b. If yes, has a biological survey been conducted on the property? Yes No _____ (Please attach a copy). c. Describe all trees and vegetation on the site. Indicate location, height, diameter, and species af tree's, and which (if any) wi 11 be removed by the project. During construction, site was completely graded and revegetated wlth lawn and trees for parkinq and access areas. 5. Past Use of the land a. Are there any known hi stari ca 1 or archeo 1 ogi ca 1 resources located on or near the project site? No b. Are there any known paleontological resources? No c. Have there been any hazardous materials disposed of or stored on or near the project site? No d. What was the land previously used for? Vacant Land )., 97 wpr 04 11n/04 ,aD c 6. Current Land Use a. Describe all structures and land uses currently existing on the project site. Industrial office building b. Describe all structures and land uses currently existing on adjacent property., North Entrance to the Chula Vista Marina , Research ana Uevelopment Ottlce and warenouse building South East Vn~ant Land and Hiqhwav 5 West Bay 7. Social a. Are there any residents on site? (If so, how many?) No b. Are there any current employment opportunities on site? (If so, how many and what type?) No 8. Please provide any other information which may assist in the evaluation of the proposed project.' ,~ - 1(" 0 IJDr nLll ~n lo~ con c E. CERTIFICATION I, Bennet B. Greenwald, President of The Greenwald Company, Authorized agent for Foster Properties, Owner hereby affirm. or Owner/owner in escrow* I, Consultant or Agent* HEREBY AFFIRM, that to the best of my bel ief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project and its setting has been included in this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. OATE: 11/5/92 capacity and company name. ;<./cl ADDENDUM #1 The amendment is sought to allow National University a not for profit college level institution to occupy space at 740 Bay Boulevard, suite 200, Chula Vista, CA 91910. Classes are taught during the hours of 5:30 p.m. and 10:30 p.m weekdays. The maximum number of students allowed in any classroom is 150. The University requires 100 parking spaces in addition to the existing parking available at 740 Bay Boulevard. See attached Parking Plan. These 100 parking spaces will be provided on adjacent property owned by applicant and subject to a recorded agreement for student parking and maintenance of the student parking area throughout the National University Lease. Adjacent property contains 354 existing parking spaces. The building on the adjacent property contains 50,000 square feet of office space and 53,000 square feet of warehouse / manufacturing space. Under the current parking regulations this building requires 197 parking spaces. The extra parking was originally provided because the then building occupants believed that their manufacturing facility would require a high density of personnel, therefore, even if National University's hours became in conflict with the use of the adjacent property, there is enough parking to accommodate both uses. ;-/C1-- ~ II . '"" 0000~,," G ~ Ii i, ~ ~, __~GOo~~< ~ 0 ;OS Q9"\ tJ:J ) x-- " I -..J 0 .c:! . - g II (:~' "-, ~ 0 0 '..1 >-' I': cO r tJj tJj O~' , '\ ~ :'. (J) 1 I-' '" 0 l' ~ I-I' ~~~ ~ I ' 'I;'" 0 ! , ! , !. 1 ' \~ \ ' ( \ ; I ( j { - '" j /0\ I I tJj ro rT ~ ro ro ::> -..J OJ C) '" ::> p, o o \ w~ en ill : I '" Ci) '1 ' A I ,... ::> cO (j) 'd '" o ro (J] I ~: T'" I i' I f: ! w~l \" -..J W C) tJj '" '< tJj o >:: I-' CD < '", '1 P, 00 o o o o 00 o .j d Fl o ~ ilJ I I - I I , I i I " -; i 01 , I ~ I " (]; 0; - , : 81 I . ; ! 'U '" ;;:J " H Z G) 'U t-< '" '" ~ -< > -< o , ,) " .j \ " .) i.T " X ~ ~ o o o o o ; );1 -Ie:; ~ ;--., 740 BAY BOULEVARD CHULA VISTA, CALIFORNIA 91910 Square footage of building to be utilized for proposed use: National University - 7,708 Square Feet - Explanation of Use: Classrooms, office space and university related functions. 6 classrooms, 25 students per classroom. Hours 5:30 p.m to 10: 30 p.m. weekdays, with some academic daytime seminars or academic activities. Explanation of Other Uses Within the Building: General office uses including: Kelly Temporary Services, a temporary employment firm. Sher-voit Commercial Brokerage, a commercial real estate brokerage firm. Systems Engineering Solutions, department subcontractor. Incorporated, a defense Mexico Resorts International, Mexico. representative for hotels in Calbrit Design, a computer design firm. Building Hours: 8:00 a.m. to 6:00 p.rn Weekdays. ~~N SITE PLAN CONTENTS 1. PROJECT LOCATION: 740 BAY BOULEVARD, CHULA VISTA, 91910 2. LEGAL DESCRIPTION: THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN DIEGO, AND IS DESCRIBED AS FOLLOWS: PARCEL 5 OF PARCEL MAP NO 13581, IN THE CITY OF CHULA VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 6, 1984, AS FILE NO. 84-455741 OF OFFICIAL RECORDS. 3. ASSESSOR'S PARCEL NUMBER: 571--170-16-00 4. FOSTER PROPERTIES, 740 BAY BOULEVARD, SUITE 200, CHULA VISTA, CA 91910 5. STEPPE & WILSON ARCHITECTS, 398 SOUTH MILL AVENUE, SUITE 200, TEMPE, ARIZONA, 85281. DATE PLANS PREPARED: 4-22-85 DATE PLANS REVISED: 6-8-85 & 6-19-85 6. SEE PROPERTY LINE OUTLINED IN RED, 62,510 SQUARE FEET. 7. EXISTING BUILDING DIMENSIONS: CONCRETE STRUCTURE, 32 FEET HEIGHT, SOUTH SIDE 144 FEET WEST SIDE 144 FEET NORTH SIDE 196 FEET 8. EXISTING ADJACENT STRUCTURE: 780 BAY BOULEVARD, CHULA VISTA, CA 91910 9. EXISTING LAND USE: INDUSTRIAL OFFICE SPACE 10. SQUARE FOOTAGE: 26,604 11. SEE EXHIBIT B GRADING PLAN SHOWING TOPOGRAPHY 12. EXISTING CHAIN LINK FENCE ALONG WEST SIDE OF PROPERTY 6 FEET, AND EXISTING CONCRETE WALL ALONG SOUTH SIDE OF PROPERTY 6 FEET. 13. SEE YELLOW HIGHLIGHTED AREA FOR PARKING LAYOUT, PEDESTRIAN WALK LEADING TO NORTH AND SOUTH ENTRANCE 14. EXISTING LANDSCAPING TO REMAIN THE SAME. 15. NONE 18. PARKING SPACES REQUIRED: 80 19. PARKING SPACES PROVIDED: 93 20. SEE DIRECTIONAL ARROWS TOP LEFT CORNER ./ ;2-/{'J UJ ,.:; H '" E-< w Q ;eo '" ,.:; C4 W E-< H UJ 1<1(6".0' 10? -,'a. VNOloq.' ........u tn: I'~-..- "'I.<1IV)O;.o'\{ ."......,'....."_.,011) ., ...........,u~.......,.. _. SlJ3JJf-D(Jtf NOSlIN\'<i 3dd3JS ...",........~ ............ "J~"_ In..........,'''''....o., S11't.13a 31JS ,.,."",,'. "............, ....-. ........... S~~fO' YS1-J.."IM31'V:J'1NItJ''1Vol. , FC;:1 , r1.:<;;1 IEn " .~~t .~ll~ -_._--~ :(.. 1{l-- < ;1j -~;~: :~~ ~~"'~ 0; :.~) ?:i:' j~~ ~.... ~~b!- ~--~-ntl<r.'o..:'~:tl ~ -- i)""r : r~'tl-')"-I"lf,., ',.: .. "'J. .. r I' I 1....1 .,. :i, i I - I . ...... ill j'l :1: r.:,. /.. _1 '~".1~ ~ I ..". ~ .J..: I .. (~ W .~~:d; : O~: ;'y; /l' vii .., ;.; I .I.j v "-__ -J ./\.-:'. ".,..'1 ~r.. ''\ ,,-- ", j-o\~. -j/" .' _,,;~ j .'b.~;"" hi "'".'.",- r -, ... .. ~ "I',' ,,; " . ., () " U 7 ., "0';' '1 ,r --.' h, .'1 ,.; -- j'. ' T'--- :;,,-~,--;1- -- ~:'_ :;.".,"l- II .. - 1 ---I~';; r~~~" .:~ if \._J }~~ '". . -- j;; 1 /\"\ 1 i' c' [U'lf;rr.:i' (I \ ; jF~n l~tf~J ~-'-~~!f~{~ ~ "In ') -' ," ,..J: J",...:.. _:~ -l ~'l ~ I :;.. ~ . .. C";:' "i>-. :..--;;:~ i~; t':: jE r'l "E:-: ,,," u; . , 1"" r , ' " ; :~j tl 1 ?! -(1 $ t~~ ~t! ,~~~ :{ ~ X;~ ~~ '.,.c .U.. ~i .~ ~~~ :~~ 2~+ ~~ ~i tU -; !(\ iil.,;.; ('j ;. ,^ r, I r':rr-I"l' i! ~; -~~~~,:-;'ij_:..." t;" I H.., ,I J.lI '0',' -,,' g ~:;.:;---:t-:,,)1.J"-~ . , ' ~ th' ;~,L, ,;iH . " ,.j I' 'dE, 11 ,. ~i~ f. I j . 'hi"'j' ~(l(";".1 z 1/. I;. '.,.;,:.." L ~~ : 'W~": :;: ;:: ~ '1, t . !- .. J'- !".:I ..... n \ .......) . 1/ '\",t'i 1:l".............l}. ... T .. /j ....-( ~~ "rffij':: .f! m:; ~. 5 '~f: l) ~'.: r- -rt~V '.E': ""'.- ~ " M,:,."."',,-~m:'--,,n, ",.. 'lfl,'~:;,', UL~ ' LJ~? .-' .2. It G , ~ ! r B ~ , ) , , 0 0 0 0 0 0 \ I , I 0 ' I 0 , f 0 0 0 { 0 0 I 0 00 ~ 6 , ).:J \' " "\ U ~' " C-' I 0 !? " I < -< !0 " I E-< 10 H cq f~ ~ H :r: x , w , 10 0- j z , I , I I , I \0 I 0 cY 0 ~'I~VJ.$r. l --- -- I( .1 I ;2 -le1 rlllllllllll . - . . ." Z (fJ ',0 B I "I o ' fTl {' 0 T1 ~-$G> ~. I:, ;U ~I ~ ~ o G) z ~ "U " r :t_. )> i'zI)Z "l..-/ ~~ .t ~:I~f !~~ 'X' . ~, <-;r-" ..~ .r:: .1"..... 1:~:... (~ ,,,,., ~ ..~! ~ ::.::.;.. ~~;": ;'i!t .,'~. ! ,," I;n ?.'f" " i/' <;,', ,ij.: ~ ,;::' +, '... [:':1":1," .:;t,..~, ," ~..; ~~~~~~~~~~~~~~ ~ ",Edddi" ;';1iHU'f; i 0' ". ~ - - , ~ -~ - - .0:-::.. '" ~p~ -.. " - - . p:p !~ - "- .. ~2 ," f ~ : ,~p~.;; -J'-:;: ::.~ '1 " f.~p ~&~ .:1 , r",,,= [~ . i\; :;".: ". ~ , ~~~~;~ t~~~ E ;i ~,'-! i~ij . , ;1 > 1 i~P " !::; ~'" - 5~E ;::f ~ , '::~..i::1; ~i g r~~ I'" :! - - 1 !~~K!~ ~~~~ ,. ?! ~~! ~:: . . j~ i;e , ! .a_E~ :t~ f~ , ~~:~~ ~g~ , . E; ;13 , !;~ /1 ;:i t~~ , , 1t~~E.. ~, ....; 1'E ! ! i ~il ~~1 " i -:E~i<~ " i1 It; ;; . ~ ~~~~i :J :;~1 . !~ =o~ ;~ ,. ~CI: ~f ~; , t . j~3 " ,- t ,. .' ~~ ,0 0- . . \it' ';I,!:~ .. -- ," c:1. ~~ ~~~ ~! H . , ~~H! E', .. , " =;1 2i E , .. .. 'F , ;j , ~~ f:::::n -" .l: . , . -, , ~!II~ I '.. tl;iii~.. . "' . t...::: , , .. - . - .. ~ , '" , " ~~~~~~ta; ! "'p: . , .. -~='u ~i ! !; . " ;:Old;! ~~! , :If LE!: , jl Fi~~:F~~ E~ ~. !!:.Ji~ ~~ 5~ , . ~ --5 ~~~ \ ;~F.~! ~, " ~!j~:!i~ I~ " ," I ! a ;' ." . 0' f" !,j .;;:tt-~ " , ! i ,- ,-" ;:: " 0 . :';IIC" F ~" ,.. ~-:; ;:; , : E -, ;;t.g , ,,:< ~;l~; ::1,,:6 ,. " i . H ,. , [; " 1 !' i 1:.-~ T I ~~li "' "~n ,I " " " !! , I ::2 i5!:~~f:~ ! ~,,~ ! , =;, '~ ~ " ;:! :~~! , ., , I , jJ::::"-.J:"'~ , ;h ". , F ;~ j ;~~; ~!;nE p b , . !i . 1;"",. 0 " I' _.- "" . !'i~ , !~.i:i . .. , ~~;~~~;~ E ~.. ~ ~f ~ .,' ;~ , , ,"( 'r . , !~;. , _..~- !: ~~~~J-~~~ , ~~~ ,,~ i:~):"! .[ g , , ;:= , ~::( .i: " r ::...'li"G , a:::: ! i/J~::I ~.:'/.~ , \;~?;F~;; H G~ i~i! ~ i?at ::::: " I t'1 x :r: H tJJ H 0-3 tJJ " , :::! ::1 - '~Ii ::::::::::, : : : : :.: : ~ : : ~ . . . . . " " . . . . . . ~ ":::::::"::1 ;; . ~ UP'A....UIOU:'flf ..........".._ ........ ...."....... ... .... .......... ......-...",,- IJIUi 111\\ \:; !/IJ -r 11/ ! \\ " I f?t;i"'" \;; ;:,. : ~.f .- ~ , ." "d---- .,~!... ~".' -- '. " :, : 1) , Ii r! " :1 I, I I , I, 'j /.~ .' ~" ., '" ~ '! &0 ~ ~ ,~. (:'1- ".+,.J --y.....,. ,-9" , i~. " e ~rY #' .r- ?' .,..". ~,Q" .... ~,j> " " .\ I : ["i!'<:'C't' ,.' ""~ ~-,. 'f?" 'Nlj '," ' I',' .'.:,; / M' ..". -. ,...,... ~ .'; ~-~- ~~ ." .; ~jj,:' ~ " " - ~ ;: ; g t:.. .. ~ . " , "'r I~o W~',< - , ~ ,,"C""':"'.' .. ~f.f!= ~~I~ A8QJITECfS ..':,:0, I ,~.:.::~!~~ ..a U~ .""'-'~'_...-n - ~:-.":.~~~; ~~~:.,,"' MARINA GATEWAY-tS.A. F. PLANNrNG DEPARTMENT 1. Current Zoninq on site: North South East West CITY DATA Case No. .--7':"s'?'?-/7 ~~-\!=g y?~C') (C~~(cALJ) f-Jau ~k0 -V I, i 'I (f / .roOJJ PI/loa.; /~ ~;tV~~1-{i~~'S:~~:::::; ,ulg( Plr~ / Does the project conform to the current zoning? no 2. General Plan land use designation on site: North South East West 'j -0e.u;vc,-,.f', J (OYT)!N'/u<-< -e JoJJcc.(. rs the project compatible with the General Plan n "zrfitJL land Use Diagram? "",;,.f~ CJfk(1 Sf CLU- no rs the project area designated for conservation or open space or adjacent to an area so des ignated? ...1li.ii;' tP,,.A -m OiU/) '.-Pcl <L- -to tJ(j! U >i'.A (j " rs the project located adjacent to any scenic routes? (If yes, describe the design techniques being used to the scenic quality of the route.) no protect or enhance 3. Schools rf the proposed project is residential, please complete the following:/1/19 Students Generated From Proiect School Permanent Capacity El ementary Jr. High Sr. High 4. Remarks: Temporary Capacity Current Enro 11 ment IJ~ ~nU , irector of Planning or Representative \ WPC 04I3p/9459P /1-;)~-9 J- Date -8- ;I-Ie,! ROUTING FORM DATE: November 16, 1992 ~~: 1fII'~ ' SUBJECT: / Ken larson. Building & Housing John lippitts Engineering (EIR only) Cliff Swansons Engineering (EIR only) Hal Rosenberg. Engineering (EIR only) Roger Daousts Engineering (IS/3. EIR/2) Richard Rudolf. Assistant City Attorney (ErR only) ~ Carol Gove. fire Department Marty Schmidt. Parks & Recreation Keith Hawkins. Police Department Current Planning Frank Herrera. Advance Planning Bob Sennett. City landscape Architect Bob leiter. Planning Director Chu1a Vista Elementary School District. Kate Shurson Sweetwater Union H.S. District. Tom Silva (rS & ErR) Maureen Roeber, Library (Final ErR) Other , Diana Richardson/Com Dev. Environmental Section !iiJ Application for Initial Study (IS- 93-17 D Checkprint Draft EIR (20 days)(EIR- o Review of a Draft EIR (EIR- D Review of Environmental Review Record , /FA- 603 /FB- /FB- fC- The project consists of: An office building containing 26,604 rentable square feet. location: 740 Bay Blvd. /DP -973 /DP /DP /ERR- ) ) ) ) Please review the document and forward to me any comments you have by 11/23/92 Comments: j-, S-~;r ~~S ;/-- c.~--5 s~ c2-- /-1u~/ /0'7 "<-r IZr/;"h-7>--/5> /- ;:J..55/h I.)' -./5. OCC~~C/ I",:,' ~"r/A_7 nrr,.fnJl1flL , ,~tI /'1_( I :/1-.. _ . ''fi"' OCc./~/h--ql d- -II t' Case No. J5 -/'-.5-/ ;; H. FIRE DEPARTMENT 1. What is the distance to the nearest fire station? Alli! what is the Fire Department's estimated reaction time? 3' -",/-L<=J 4,'--f,',v 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? )1 d 5 3. Remarks , , ) / V:;.J (vi / ck-~ Fire Marshal 111eJ-s-/C;d)- Date )~Ii( WPC 0413p/9459P -12~ ROUTING FORM DATE: November 16, 1992 / TO: Ken larson. Building & Housing John lippitt. Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust. Engineering (IS/3. EIR/2) Richard Rudolf. Assistant City Attorney (EIR only) Carol Gove. Fire Department 4 Marty Schmidt. Parks & Recreation Keith Hawkins. Police Department Current Planning Frank Herrera. 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 & EIR) Maureen Roeber, library (Final EIR) Other FROM: SUBJECT: Diana RichardsonJCom Dev. Environmental Section !XX] Application for Initial Study (IS- 93-17 e==] Checkprint Draft EIR (20 days)(EIR- o Review of a Draft EIR (EIR- e==] Review of Environmental Review Record /FA- 603 /FB- /FB- FC- lOP -973 /OP lOP /ERR- ) ) ) ) ,/ The project cons.ists of: An office building containing 26,604 rentable square feet. location: 740 Bay Blvd. Please review the document and forward to me any comments you have by 11/23/92 Comments: r~~ + rT-c.. ~~ ~ ~ ,",'\c.c..\ ~ . -::2 -I f )- Case No. 55 - 9-5'-/7 H-1. PARKS ANO RECREATION DEPARTMENT I. Is project subject to Parks & Recreation Threshold requirements? _____ If not, please explain. 2. How many acres of parkland are necessary to serve the proposed project? 3. Are existing neighborhood and community parks near the project adequate to serve the population increase resulting from this project? Neighborhood Community Parks 4. If not, are parkland dedications or other mitigation proposed as part of the project adequate to serve the population increase? Neighborhood Commun ity Parks 5. To meet City requirements, will applicant be required to: Provide land? Pay a fee? 6. Remarks: )h4.~';j' (7: ~~ " Parks and Recreation Director or Representative II- ~., ,'jX.- Date WPC 0413p/9459P -13- ;L~ "3 Y~-55d- G. ENGINEERING DEPARTMENT Case No. TS--'1';)-lr 1. Ora i naQe a. Is the project site within a flood plain? Yy~~. If so, state which FEMA Floodway Frequency Boundary .9Y-:.~. j-k>wEVQ: -rHF: "&J(L-t>~ ~l> IS S<JFFIC-<Et-lTZ-Y Aez,II/ETft€: 1()()-YfA12- ~\..w~ IZ> COM.P~ WI rl/ FB-<A N1D CDNMVl-J-ITY ~12D'S. b. What is the location and description of existing on-site drainage facilities?su~ PcI:>W-m_V5LVP..LW:'C.II'l::f' Nf'AP Wes>n=JW E=. cF PAl"cFJ- N!-r:> MEA It--lt.e-r ~~ _ . c. Are they adequate to serve the project? y~. If not, explain briefly. N~ . d. What is the location and description of existing off-site drainage facilities? ~'C{F'=P _WE-S-rOF='D<-Pr&! 'V'H-,cH CLx-l-Vf:-IC; fi.-ow.,. ..JD.czTl-t(..JAe..T7 IT.> ~fr~-n;:-_ Ltl--lED r.J-lr,...~t-1€L. PAi!-^UF"1 To f~.' ~~ e. Are they adequate to serve the project? YE~ If not, explain briefly. I-!/A I 2. Transportation a. vl-!1r- b. IF c. WPC 9459P What roads provide primary access to the project? ~YE60~EV~ ~~ lIJ" SrPr:.~r What is the estimated number of one-way auto trips to be generated by the project (per day)? ?iT€> k7r DVER 6<:tc,Tl.Jb. 11== " What is the ADT and estimated level of service before and after project completion? Before A.D. T. FAY!5OUt-afN2D </-ZqO oJ" STlZ-eer 7320 L. O. S. FAY f!ouLEVA-I<f/ Los '\4 " "J" S~.F-'-- l-OS "A" After 4u,p, 76nP. LOG "A" 1..1:)';; '\4 " If the A.D.T. or l.O.S. is unknown or not applicable, explain bri efly. i)#.- d. Are the primary access roads adequate to serve the project? If not, explain briefly. y~. .J~/lif -14- YS-5S~ Case No. :rc;-q-:z,- 17 e. Are there any intersections at or near the point that will result in an unacceptable level of Service (lOS)?~D. If so, identify: location ")h1. Cumulative l.O.S. H.-fA f. Is there any dedication required? y~. If so, please specify. PAy P:nu~AJ!b IS =/DJATF:!> .~,;:. A- CLA.s<;1L CcxU:rTOI2.. hf(TH 8tkF.jyN'$--lIol 71f-f" ~rE/ZN.- 1"t-A<<l. SUFFIc.,~r 1>EDfCEtTfD,.J 15. f2E:<?uf~D ~ ME"~1 HA.LF-w/typf ~~~ 6?F ~/b 7:>E:.:;.~,o,.j. g. I s there any street wi den i n9 requ ired? No. If so, please specify. f-JIA . h. Are there any other street improvements required? tJn. If so, please specify the general nature of the necessary improvements. l-1t4. , 3. Soils f--{/A. CYI$TI/J6 gUIL-PIUb-. No N~ Co'-lq.TlZ-uC-T1o,J IS f'f':DRhEb. a. Are there any anticipated adverse geotechnical conditions on the project site? b. If yes, specify these conditions. c. Is a soils report necess~ry? 4. land Form 6!?A1:i;:P 3% a. What is the average ~ slope of the site? b. ''What is the maXimum~slope of the site? 17% Noise 5. Are there any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysis be required of the app 1 i cant? NO. 6. Waste Generation How much sol id and 1 iquid proposed project per day? NO c.~!:. IP- 'PoL--, to> Solid IV~ G&A<F...r:z:.,.",-,,,..1 (sewage) waste. wi 11 be generated by the What is the location downstream from the site? EO"=E J'7F= PAI<Gf"L- liouid '125 (3AUCf-/.S!VAY (i.,=,av) /'XIE-/Z.. JS<1$r~ %WAGoE. t:GlEJ?4TIOH and size of existing sewer lines on or 12" vc.p AI-1J) 72ftlv\ETfZD Sir..."", ~ WF~i Are they adequate to serve the proposed project? y~. ~ c:2 ~ ( 1..:0, WPC 9459p -15- YS-SS:2.. Case No. Ih--L13-17 7. Remarks Please identify and discuss any remaining potential adverse impacts, mitigation measures, or other issues. ~\v~lh-, Date ,! WPC 9459P -16- j -III" ..,WEETWATER AUTHORITY 505 GARRETT AVENUE POST OFFICE BOX 2328 CHULA VISTA, CALIFORNIA 91912-2328 (619) 420-1413 FAX (619) 425-7469 GOVERNING BOARD SUE JARRETT. CHAIRMAN BUD POCKUNGTON, VtCE CHAiRMAN WAYNE W. SMITH EDWIN J STEELE GEORGE H WA TEAS MAAGARE T A. WELSH CARY F. WRIGHT WANDA AVERY TREASURER alAN J. REEVES SECRETARY-AO"",I1NISTRATtVE AlOE December 2, 1992 Mr. Douglas Reid city of Chula vista planning Department 276 Fourth Avenue Chula vista, CA 91910 DEC c,,;:u. . n ~y- '~. subject: WATER AVAILABILITY PROPOSED OFFICE BUILDING 740 BAY BOULEVARD CASE NO: IS-93-17 SWA FILE: WATER AVAILABILITY, 1992 Dear Mr. Reid: This letter is in response to your Notice of Initial study for the subject project within the Sweetwater Authority service area. There is a 12-inch A.C. water main located on the west side of Bay Boulevard adjacent to the proposed development. The Authority's records indicate that there are three water services which appear to serve the existing building on this parcel. Enclosed is a copy of 1/4 SEC. 164 map which show these facilities. At this time, we cannot comment on the adequacy of the existing system to provide fire protection for this project. As plans develop for structures, the Owner must submit a letter to the Authority from the appropriate fire agency stating fire flow requirements. Based on this requirement, this project may result in the need for new water systems or substantial alteration to the existing water system. The Authority recommends that your Agency work with ours to determine if the existing water facilities are adequate to meet the added demands prior to issuing a building permi t. If the Owner provides the required fire flow information and enters into an agreement for water facility improvements with the Authority, water service can be obtained at a pressure ranging from a maximum of 105 p.s.i. to a minimum of 80 p.s.i. 2 '1/1 A Public Agency, Serving National Cily. Chula Visla and Surroundinf< Areas Mr. Douglas Reid city of Chula vista Re: 740 Bay Blvd. December 2, 1992 page 2 If you have any questions, please contact Mr. Russell Collins at 420-1413, ext. 239. Very truly yours, SWEETWATER AUTHORITY r'~J ~~ James L. Smyth Acting Chief Engineer JLS:RC:le enclosure: photocopy of 1/4 SEC. 164 map pc: Russ collins, Sweetwater Authority Ratner Development 2635 Camino Del Rio South, suite 309 San Diego, CA 92108 / )-1/1 -".H'1" O,U7IO ).....110,01 a r-- W; -- THoerc ,. ION SHOWN "" . t;-F:H. '81 W.O,",Z0-3.0 ~ <{ "'~'~~~ ~~07 ~'6';].',';":i 41" ..'" t;"[K'''1 1""--" .... ~~ ""6.'0'. ,,-,,,,, ~ u . " . . ". ~, e4.3' tJ- ..,-~. / .~ IOti'.12 ~'II'.s.. Of"f"SfT FlTTlNG 'tit; 'II' 0, & "060.2 ,....y. ~ /' ~ t,; f".H'e~ ..0.& ..3 . ,.f.' n~ "0.A2060-" /'18" '71 \ ~"..m., \ \w"'=-_. '~F,H. '..!O" .n....2060.3. . QUITQ..AIW U-SW-Z8&I . I Q..OSED . STRHT "'ACA.TtOH (~EDI ~ ," ~ o ~O:: _4 I .; .J <: ~ a: tc ~ ~ I " i ! , i I I I i ~ I --:--.) W / - .. ~/6f:~ ~)} - 3 \'~{:3{) J ~ ~, ~j~~f 25 Lf} i 1/1 5 I; : ;;: rH -/ ~ j Lu 0 I --' N ! ~Z ~ J - . ~< 0 .."". ..""" :;:_..~- ~'*"O ~ ~ "- ~ ~~~1 0 0) · <.r.-....a.o....l- -,. :" :::....~ ~ ~ <: =:I"" (/)~. 1- - -"'- >-' CD, ...~'- I" -L_. =:I ~~ \{:, 1f7~ "t~" Jrr".._....... _.P1b1 .rn (V) "" . .1 ~~'W.D 1f101 4N30'.-.... J... ~'7J' ....0("'.7 r. '- ,.;. ~~ /' ('<I ~ (\j <U -~-,:.g f =: , ~ r: (1 :_:~; C 0 Q) QUITCLAIWEO'\C-.oT',-..:...i-) 0 (t-!1:'-Z!60 () (,J ......... C .0 -_ ..:.) -.' :..... .9 C 0 ~ .2 ~:::1."{2<Z~ U .'- __ ;- (I) O ~ r-. <.') - 0 U ":::J '" C' '- (/"} r;:. o () (j .U ==: '"0 ?'=' c::: 0J ~_ C .:..--= U tv. ~ . ; .--- -,~ . - C: , ~. >: '2 ~ - ~ c f~i "'QJ "7::1' -, -' (J u 0 2 ;;: o L . ~ , ! ..... I( IZ".F."'. 12.__F.V. . . ~PROJECT SIT ~ . " " - - I n'"'' ,1."1 ,7I"Q, (:) ~ CO " .. " ~ o ~ t CO f -~ .. ~ z L,..~~UJ ).~ . _.....040 o '-' W o !:""..., =>. <1'1 ~_G CD a 70 ~--<t ~ <=> O.~ -I ~. ~I .......... " "~., ~ I "''''1''''' "~!.o ....... . ...... .....".. ~ ~~". ..."'.~ ~~y ....... .1.: ~ .......~~ ~.. '.IIU~ II,..,C,t'1 ~"., 10 ....,.... .1 I~ , u . :11 .~ . . I ~ 2: -~'" r'} L"4'~ J ;to " - -,-- KAl.S1 y , ......~, .........- "- ~~- \ .I ""G.o_ ~T. _ . .....,""\." Z &..,""'1. . i 5 .....~.... 6 II I:! ....k"" J...__ 1 .:.:.:.. - ~ """""""1 - G .2 . .....114... . ~:':." ~ . :: ~-~."- . '.-'L ... ~,,~., " t - o fi ~ ~llfJt W";-' S . , . ~ , t -;- :: .. ~ " ---- - .~ . ..e".' ....t-II.... 11 ~ C -.. -. . ........ K .........., .. -~..;.,~ ...." 10 ....... 10'-G.'" w~ J ~6 ~f;~ '71 z ;).,- " _,~..w .~ .. ~ , - .I"'T. I. L\ .~" ~ ,,~ --' " R -~~~ ............14 ~J,,~::f ,~ ""...",.~'J> &J - L_ n ""K~' ....~, ,. !Lo-rt.'J, .....- ,. __Joo:c:", .."" " ....~. ...,.- .. L~L' k.4t\', <_.'~. ........ ~.'.:, .....~1 I< ........ " L....... ~.. -- . . ..A o t -- ,. ~ j :.- ~ .. - ')..-,.... .".<:- , "-tUfJ :. ~- ) ..~...L I- ...;;...- L~t.. . ~ ...~ ........ ~ ...- I_IV'" . :. L;""- , ....~ -'~I~ .. !...-. :-t" .....~ '0 ...- 29~~Z ,. .. G ~",,').o --.--- ~ . o 2 j "N ....\6O>\.,Lf) ..-ur<) j "'" ~ -- .. .!: 71 ~,.- Z9 72'>-' - ~ ...'01::.5.... t-- "- ..' - ....2,.~~ ""'-1_ -<.r _ \25". " ~ .- ~ I~ ... 'Z",'1 '<- . . i -'- ,.,., ~ .....--.~~ ...*.....z ...~!;'fII- ~ ,!.7""';7 . f::!: ........."1 ;, 1- .....'" ""'I....~ ~fi.g .mn' __._L. ....... .........~~ ;;J o;c ."= "- ~ I~:V \ 1'1 1- _,'rH:r. .~:'-J."U3c. . ~ ,: ,...''l~-{1..... . , ~~ .. ..,~ ....J.1. :i'J~ . ~ "'12.341 .j: o? ! I z I ;; -. ..... I U'~. ~ . :J2. 1;;- ~ I~ ~ . f~ ~ ~I 2 " ~&::.,=-~ -".f.r'i" "OJ ....; ,,"~ur.::.. : "'font:)) ",,,,,.ot, .. 18 3 oft ......rnN "'4'1.""" ~.'-'.".. IT " ...OU Llc.r"ro\: "'''I~ 16 ~ ~ L""~I ....tJ< ~~.... LlUlo _ ..; \.Uj'~ ~ --..; ~ "IC.~:E !C1". LQ~ IIL....,,::,,:: ,l.~ >..x. \."-UIo't' .....,... It .... '- ,""-Itl :-....... ~..1M. """"~ L~ ::I..~~, < ~ fi " .. ~ : ~ " ~ .. ~T ~ LIC;;',,' .-~ "" .. -~ f- .. - .1 ~ -"- .. ..:. - " "- 5 ::I , ,'<Ie- r ~..uui_ , ......~ui- ~ ~< I ot.K,01'. , ..... ~ ..< :- ,. .; ~ ~ .< C> 2CD N "02<'1 " w_ ~ .. 6L..Lo7., j 2 .L .~ ....; ... . ~ ... Ii.. o(.l lj" 1<., . .- ..r~eJ_ ~ ..... "'Ct~ .~.. , ,~ ~ ...., "1(01'111 7 "'~.- ~ ,or, ~~ - "-0<<0< I - I ..... \..~Ol Z ~ r - = .... - - . :, -"!:: , II L..(., ( ....... ... ~ ..oL,' ~ ...., ~ ,,--., ::) -~ -----:-,.. Jif { BOARD OF EOUCA TION OSEPH D. CUMMINGS, Ph.D_ LARRY CUNNINGHAM SHARON GilES PATRICK A. JUDD GREG A. SANOOvAL SUPERlrfTENDENT ...KJHN F VUGAIN, Ph 0 CHULA VISTA ELEMENTARY SCHOOL DISTRICT 84 EAST "J" STREET' CHUtA VISTA, CALIFORNIA 91910 . 619425.9G00 EACH CHILD IS AN INDrvIDUAL OF GREAT WORTI I November 18 1992 I~,~, ~iml i",~') !1uf b~.:'" Ms. Diana Richardson Community Development City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 . RE: 15-93-17 f FA-603 f DP-973 Location: 740 Bay Boulevard Project Name: A 26,604 Sq. Ft. Office Bldg. Dear Ms. Richardson: This is to advise you that the project, located at 740 Bay Boulevard, is within the Chula Vista Elementary School District which serves children from Kindergarten through Grade 6. Mueller Elementary is the home school for this project District enrollment has been increasing at the rate of 3-4 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 a=mmodate increased enrollments. The District also bu;)es. students outside their attendance areas, both to a=mmodate growth and assist in achieving ethnic balance. State law currently provides for a developer fee of $.27 for non~residential area to be charged (Chula Vista Elementary School District - $ 12fsquare foot; Sweetwater Union High School District - $.15fsquare foot) to assist in financing facilities needed to serve growth. If you have any questions, please contact this office. Sincerely" . ~3"~, Kate Shurson Director of Planning & Facilities cc: Bennet Greenwald 7 /2--l' ~ - KMB Consulting Traffic Engineering 4 Transportation Planning 4/mpact Studies December 22, 1992 Ms. Diana Richardson City of Chula Vista Community Development Department 276 Fourth Avenue Chula Vista, CA 91910 SUBJECT: TRAFFIC IMPACT ANALYSIS FOR PROPOSED LOCAL COASTAL PROGRAM AMENDMENT NO. 11 AND NATIONAL UNIVERSITY PROJECT Dear Ms. Richardson: Introduction In accordance with your authorization, KMB Consulting has reviewed the potential traffic related impacts associated with the proposed amendment to the Chula Vista Local Coastal Program (LCP) General Industrial land use designation and with the proposed National University project located at 740 Bay Boulevard. We have concluded that the LCP amendment would not result in significant impacts to existing or future traffic circulation. Similarly, we t1ave concluded that the National University project would not result in significant additional traffic generation to the surrounding street system, and that proposed on-site and adjacent parking would be adequate to serve the proposed use. The following discussion summarizes our analysis. Proposed National University Proiect (740 Bav Boulevard) The proposed National University Project would involve the operation of a not-for-profit college level institution within an existing building located at 740 Bay Boulevard in the City of Chula Vista. The property is within the coastal zone. Current permitted uses for the site include general industrial and industrial/business park uses, as well as other specialized uses identified in the Bayfront Specific Plan and LCP. The existing building at 740 Bay Boulevard provides a total of 26,604 square feet. Although located within the general industrial zone which permits various industrial and limited commercial uses, existing uses within the building are exclusively .commercial c/- /Q/ 9666 Business Park Avenue, Suite 107. San Diego, CA 92131 . (619) 689-4944 . FAX (619) 689-4994 Ms. Diana Richardson City of Chula Vista December 22, 1992 Page Two office" type uses and include Kelly Temporary Services, Sher-Voit Commercial Brokerage, Systems Engineering Solutions, Mexico Resorts International, and Calbrit Design (a computer design firm). National University would occupy 7,708 square feet within the builcting. Exhibit 1 summarizes expected traffic generation which would result from the National University project, and compares this traffic generation to trips which would be expected without the project, assuming the space were occupied by an office use similar to the other, existing uses within the building. The applicant anticipates operating six classrooms which would each serve an average of 25 students, for a total student population of 150 students. National University is an institution which traditionally serves working adults, so that classes are generally at night The proposed project would provide classes between 5:30 p.m. and 10:30 p.m. weekdays, but would also hold some daytime seminars and academic activities at the site. Assuming that the average daytime student population is 150 students, or approximately equivalent to the night attendance, university activities would generate approximately 540 daily trips. This is based on the assumption that night classes would generate traffic at a rate of 2 trips per student (a worst case, assuming that each student is in attendance and drives alone), and that daytime activities would generate traffic at a rate of 1.6 trips per student The rate of 1.6 trips per student is consistent with the average trip generation rate published by the San Diego Association of Governments (SANDAG) in the San Dieqo Traffic Generators manual for 2-year, junior colleges. When project traffic generation is compared to trips that would be generated by commercial office uses, using the average trip generation rates for commercial office published by SANDAG, Exhibit 1 shows that the project would result in an increase of approximately 386 daily trips to the surrounding street system. This level of additional traffic would not constitute a significant addition to area traffic volumes. During the critical peak hours, the project would result in only a nominal increase in traffic during the morning peak hour and in approximately 149 additional trips in the afternoon peak hour. It should be noted that the increase in afternoon peak hour traffic would be in the inbound direction, while existing industrial/business related uses in the area generate primarily outbound traffic in the afternoon peak hour. Since morning peak hour project- generated traffic would be minimal and since afternoon peak hour project traffic would be in the opposite direction of existing peak traffic flows, the project is not expected to significantly impact area traffic operations or levels of service. .J - IJ...J. Ms. Diana Richardson City of Chula Vista December 22, 1992 Page Three The property currently provides 80 on-site parking spaces. Applying the City of Chula Vista's Off-Street Parking and Loading standards for commercial offices uses, it is estimated that an on-site parking surplus of 17 spaces exists as shown in Exhibit 2. In addition to the 80 spaces located on-site, 354 parking spaces are currently available on the adjacent property which is occupied by 50,000 square feet of office space and 53,000 square feet of warehouse/manufacturing space. Again using the City's standard off-street parking standards for office and manufacturing uses, adjacent uses require approximately 220 spaces, resulting in an estimated surplus of 134 spaces. Exhibit 2 also summarizes the anticipated parking requirements of National University. Assuming as a worst case that each student will require one parking space during the peak parking demand period, 150 on-site parking spaces would be required to serve the daytime student population. Similarly, 150 spaces would be required after 5:30 p.m. to serve demand generated by students attending night classes. It is assumed that day and night class schedules, and therefore parking demand, would not conflict Since an estimated total peak period parking surplus of 151 spaces exists on the project site and on the site adjacent, existing parking provisions should be adequate to serve National University parking demand, even if the peak parking demand periods of the university and of other existing uses coincide. During the evenings, of course, on-site parking will not be utilized by the existing industrial/business uses, so that nearly all spaces will be available for university related activities. Proposed Amendment to Chula Vista Local Coastal Proqram The proposed amendment to the Chula Vista LCP would involve revisions to permitted uses under the Industrial: General land use designation to allow colleges/universities, trade, vocational and technical schools, child care centers, and utility uses in addition to general industrial uses. The predominant permitted uses within the coastal zone are general industrial, which on average generate approximately 16 trips per thousand square feet as shown in Exhibit 3. Trip generation for education uses is typically estimated based on "number of students", since square footage requirements of education facilities will vary widely depending on the specific nature and specialization of the institution. Therefore, it is not possible to make a direct comparison of potential traffic generation impacts which would result from a shift from industrialjbusiness park to education uses. However, as demonstrated in the previous trip generation comparison for the National University project (Exhibit 1), daily and peak hour traffic would likely not be significantly increased by a limited shift to education-related uses. .:2_ t,}, 3 Ms. Diana Richardson City of Chula Vista December 22, 1992 Page Four Child care facilities, which would be permitted under the proposed LCP amendment, typically generate approximately 80 trips per thousand square feet, and an extremely large percentage of these trips occur during critical commuter peak hours, as shown in Exhibit 3. It is expected, however, that the total shift of square footage from Industrial/Business Park to Child Care uses which might occur in this area would be small. In addition, child care facilities would most likely serve employees of area industrial/business uses, so that not all trips generated would be "new" trips on the area street system. At the plan level, significant impacts would not be anticipated. It should be noted that the proposed new uses would be conditionallv permitted, so that any future site-specific proposals would require discretionary review and approval. At the project level, potential localized traffic impacts would be addressed. Summary ~ The proposed LCP amendment would not result in significant impacts to existing or future traffic circulation at the plan level. Potential localized impacts would be addressed as specific project applications for conditional approval are made. Similarly, the National University project would not result in significant additional traffic generation to the surrounding street system, and proposed on-site parking would be adequate to serve the proposed use. Please call me if you have any questions, or if you require additional information. Sincerely, KMB CONSULTING (j1~ flJ h Kristi M. Berg, P.E. Principal Attachments (3) j _ /c?-t/ 81 '" ~ 0 ~J N M '" '" '" m .. Q. N :: 00 <OJ <D '" " ~ Q. EI -~ <D + z :;[ r-- .0 0 (")1 '" ~ o 0 + -'" I- .. <.. a;Q. w:: r-- ~o~1 " r-- ;;J<{ EI <D r-- + '" ~ a; -I I- "' m" N '" 0 01 '" ., ~'" M r-- 0" M .. .. '" MMN '" + > .. <{;: " c> C ;;; ~ x >- 0; w a: * *** " E <t -:;1 " "0", 10 ~ :2 ~ t:!-o ci ~ciui ~ UJ .. '" ~ " :2(f) m C m .. :Ja: Q. * ?fief*, ;; (f)W _:: CI <D w~"<t := ..- > ~a..._ N N~N C I-Z- (!) N -QZ W 0> ID-:J I- * *<* 0> -I- <{ -[ ~ :I:<t....l a: :c =' " "_N .?:- z-o .....:z""": ~ Xa:<t 0'" --, WwZ - " ",' I- .. * * * c ZQ <Q. .. w- ffi :E c[ <D ~<(~ E 0' 0'-0 <.'J~ z<- ~z_ E w,.. .. > a.Z ",-:g 0 ..~ u '" a: a;m.. IL LL ;:- f- '0 ~ I- 1-;:... UJ UJOOUJ " "'- ,,-- ~ c g,a; -"'0 .. m "'Q.Q. " " Q. :E-"E:E U '" !!!- :E .. ~ 0 OJ >1- 0 OO:<C! '" " 0' 0'0'_ .. <{ <( ... 0 OJ '" ~ " a .. o 0 .. c "- IL IL CC .. ~ .. .. OJ ~ I 00 00-0-0 " (0.22 i% . ~ " 0- 0 '" 0 m 0-" OJ <D W.o 0 ~~~ " <D "''''''' " 0' ~.~ E " Q.!.......~ .. ",0'" ~ .. .. .. 0 m o "'.. t. .. .. ::::.!!Qj .. m f! c:: :t " 0 .. .. "'''", IL .. o ~ CIJ ~ .. "'''- _0 .. QI!' ~ L,.. QG;lt:: .. .2'.. c: (1)-2 '" zo ctI ctI ~ "- "'''~ I!' '" "''''''' .. .. .. " 0___ -. fI) c: ~ 5 5 m " .. .. " 0- J ~ ~ ~ 41 tD OJ I 5 a.s. " 0; "ii c-c (f)~':: Q -o=>=> "- ;; CIJ"ijcti OJ E E C C ~ ~I E E~2 0 o .. " ~~~ 0 0 ozz ~~~ <: ,/ j. OJ EXHIBIT 3 AVERAGE TRIP GENERATION RATES Use TRIP GENERATION RATES (a) Average Weekday AM Peak (b) PM Peak (b) Trip Rate In Out In Out 16 trips/KSF 9.6% 2.4% 2.4% 9.6% 80 trips/KSF 9.5% 9.5% 9.0% 9.0% 1.6 trips/ST 10.8% 1.2% 2.4% 5.6% Industrial/Business Park Child Care Facility 2-Year (Junior) College (a) Source: San Diego Traffic Generators, San Diego Association of Governments, July 1992. (b) Expressed as a percentage of daily trips. NOTE: SF = Square Feet; KSF = Thousand Square Feet; ST = Students. , ,-2- /;;1 ------- --- -~~---------- ~----~--- REPORT OF FIELD DENSITY TESTING ParcelS - Sub grade and Base Preparation of Park ing Lot Area Marina Gateway - ISA 740 Bay Boulevard Chura Vista, California JOB NO. 84-3538 03 February 1986 Prepared for Mr. Bennett Greenwald GREENWALD-McDONALD Prepared by GEOTECHNICAL EXPLORATION, INC. 8145 Ronson Road, Suite H San Diego, CA 92111 -.---------- .-_ ___ ____._n_ J - p8 d~~D -~------------- ---------.---- Q~~D GEOTECHNICAL EXPLORATION, INC SOil & FOUNDATION ENGINEERiNG GROUNDWATER. GEOPHYSICS' ENGINEERING GEOLOGY 03 February 1986 Mr. Bennett Greenwald GREENWALD-McDONALD 2635 Camino del Rio South, Suite 107 San Diego, CA 92108 Job No. 8/1-3538 Subject; Report of Field Density Testinq Parcel 5 - Subgrade and Base Preparation of Parking Lot Area Marina Gateway - ISA 740 Bay Boulevard Chula Vista, California Dear Mr. Greenwald: In accordance with your request, Geotechnical Exploration, Inc., hereby submits the following report summarizing our work and test results, as well as our conclusions and recommendations concerning the subject project. Our firm tested the fill soils that were removed and recompacted during the final preparation of the parking lot area at the subject site. Previous grading work was done at this site as described in our grading reports, dated December 18, 1984 (Job No. 84-3538), and June 26, 1985 (Job No. 84-3538). The grading tested herein consisted of processing and recompacting the top 1 foot of subgrade and placing and compacting the base materials. This grading was tested on December 9, 1985. GENERAL SITE INFORMATION The property is located west of Bay Boulevard, between J and K Streets, in the City of Chula Vista. Prior to this grading, the lot had been graded short of the finished subgrade elevations. Survey information concerning actual elevations after grading was not available at the time of this report c;l- !()1 j:i111" Dnf\l<:::nf\j Ofl ^ n <:::1 liTe w .. c ^" 1 ("'\Iern r ^ I ICnn"1I ^ A"", """0' . / ~ ,,....,.,, ,-,......... ......... .....,,, .,-------'------------- ---------- ---- Marina Gateway Park ing Lot 03 February 1986 , , Area Job No. 84-3538 Page 2 , , r , ~ , preparation. A second grading was done at the site to hring up grade elevations. Field density tests and observations were provided by our company during this second grading phase as described in our report dated June 26, 1985 (Job No. 84-3538). The site has been prepared to receive the asphaltic concrete pavement layer within the curb limits. A plot plan illustrating the approximate location of all materials which were compacted throughout this grading operation is enclosed as Figure No. I. FIELD OBSERVATIONS Field density tests were provided by a representative of Geotechnical Exploration, Inc. to check the grading contractor's compliance with the drawings and job specifications. The presence of our field representative at the site was to provide to the owner a continuing source of professional advice, opinions, and recommendations based upon the field representative's observations of the contractorls work, and did not include any superintending, supervision, or direction of the actual work of the contractor or the contractorls workers. The grading operation was observed to be performed in the following general manner: 1. At the time of our site visit, base material was already being placed. No observations were provided of the subgrade processing. A few tests were taken in the still uncovered subgrade area$. 2. Areas to receive base material were tested, as described above, by. our field representative prior to placement of base material. 3. Base material was placed in horizontal layers and compacted up to finish grade elevations. J- ))[1 Q~~o . ..-----..M:arlna--.....ateway I 03 February .1986 Klng Lot.Are~~------~-- -~~Jo~rN~--(j'.q"'-jj3li---- Page 3 4a Base material W;}$ watered or dried at or near optimum moisture content, and mixed prior to compaction. 5. The soil utilized in this grading operation were mostly from on-site, nonexpansive and some expansive soils previously placed in the first and second grading operations, and consisted primarily of silty sands and clayey fine sands. 6. Subgrade soils up to 12 inches deep in the paved areas were tested to be compacted to at least 95 percent of laboratory Maximum Dry Density. Base material was compacted to at least 95 percent of the laboratory Maximum Dry Density. 7. Compaction was achieved by drying or wetting the base, mixing it and rolling it with heavy construction equipment such as a steel roller and water truck. 8. Compacted subgrade and base material were placed within the curb limits and graded surfaces shown on the attached Plot Plan (Figure No. I). The slope fill soils to the west of the west curb were found to be uncompacted (by probing). TESTS Field density tests were performed in accordance with A.S. ToM. 0-1556. Maximum density determinations were performed in accordance with A.S. T.M. 0-1557, Method A. The relative compaction results, as summarized on Figure No. II, are the ratios of the field densities to the laboratory Maximum Dry Densities, expressed as percentages. CONCLUSIONS AND RECOMMENDATIONS The following conclusions and recommendations are based upon our analysis of all the data available from the testing of the soils compacted on this site. Our visual observation of the grading operation (while in J- /31 ~~~O I Morlna vRtewa" t"'arKlng Lot Area 03 February 1. Joh No. 84-3538---- Page 4 I J progress), field and I~boratory testing of the typical bearing soils. and our general knowledge and experience with the natural-ground soils and recompacted fill soils on this site were utilized in conducting our services. H 1. The soils utilized in the grading operation were from existing on-site soils which were recompacted, and imported base materials which were placed and recompacted. The soils primarily consisted of tan-brown, fine, silty sands and brown, fine, silty sands and brown, fine clayey sands. Clayey soils of this type are considered moderately to highly expansive as measured by the County of San Diego Test for Expansive Soils. , j 2. During the grading operation, the on-site soils were compacted to receive the base material. The base material was properly placed, watered, and then compacted to at least 95 percent of Maximum Dry Density. in accordance with the requirements of the City of Chula Vista. 3. Geotechnical Exploration, Inc. will accept no liability for damage to structures that occurs as a result of improperly backfilled trenches or walls or additional unobserved fills. 4. Any indication of distress that may be produced by the uncompacted fill slopes to the west of the parking lot would need to be promptly corrected to avoid further damage. SUMMARY Based on our field testing and grading observation, it is our opinion that the grading operation described herein, in general, was performed in conformance with the City of Chula Vista Grading Ordinance, and the com- pacted fill soils and natural--ground soils within the described limits will safely support t~e proposed pavements if our recommendations are followed. v1 - r':;:2- Q~~8 ~~ ------ ------ ----- -.-------------------- --------.------ ---. ------------ Marina Gateway Parking Lot Area 03 February 1986 Job No. 84-3538 Page 5 Recommendations presented herein and in our previous reports related to this project remain applicable unless superseded in writing. All tested and approved work done during this grading operation appears to have been performed in accordance with the soil investigation report for this site issu'ed by our firm and dated July 20, 1984 (Job No. 83-2851/1). The grading described herein was observed and/or tested on December 9, 1985. All statements in the report are applicable only for the grading operation observed by our firm, and are representative of the site at the time our report was prepared. The firm of Geotechnical Exploration, Inc. shall not be held responsible for fill soils placed at any date different than indicated by our observations or testing, or subsequent changes to the site by others, which directly or indirectly cause poor surface or subsurface drainage andlor water erosion altering the strength of the compacted fill soils. In the event that any changes in the nature, design, or location of the improvements are planned, the conclusions and recommendations contained in this report shall not be considered val id unless the changes are reviewed and conclusions of this report modified or verified in writing. Our services consist of professional opinions and recommendations made in accordance with generally accepted geotechnical engineering principles and practices. This warranty is in lieu of all other warranties, either expressed or implied. ~.J- )::7;3 dum~~ ~-- . -" " "-------- -----------~- Marina Gateway Parking Lot Area 03 February 1986 Job No. 84-3538 Page 6 Thank you for this opportunity to be of service. Should any questions arise concerning this report, please do not hesitate to contact us. Reference to Our Job No. 811-3538 will expedite a reply to your inquiries. Respectfully submitted, GEOTECHNICAL EXPLORATION, fNC. @)~ Jaime A. Cerros, R.C.E. 34422 JAC (pj cc: Addressee (4) c2 /')1/ Q~~O [ I I H 5 ij . ~ ~ , " ; ! I -----~._--~~~..~------- ---- - -.-- Compaction Test Results Oeplh Moisture Field Soil Relative Test Date Location Fill 0.'0 Density Type Compaction 1 12/9/85 see plot plan SG 8.0 118 pcf r 96% 2 12/9/85 see plot plan SG 9.5 119 pcf I 97% 3 12/9/85 see plot plan base 7.0 134 pcf II 97% 4 12/9/85 see plot plan base 8.0 136 pcf /I 99% 5 12/9/85 see plot plan base 9.0 132 pcf /I 96% SOIL CLASSIFICATION TYPE DESCRIPTION OPTIMUM MOISTURE MAXIMUM DRY DENSITY I Light brown, clayey fine sand 12..5% 123 pef /I Gray, fine to coarse, crushed rock to 3/4-ineh. 8..0% 137.7pcf , . Q~~o Job No. 6'4-353<8 .LL Figure No. J -l3fi , , ~~ ~ , , . ~ ~ z V> . "~>- c ~ ~ "0 2:: ~ . v tJJ rn . " <<'}. M ' ~" ::u " ""0 s;: " = :z :P ~ tv ;0 '" , :z , G> --.J ~ -'" 0 OJ :P -< , , OJ ~~ . <: <::> . 0 , . ~ , . ~ . . \ , PARKING \ , \ 1\ \ , \ \ , '\ , 'L1 (1) 'i tJJ w Po / ;Z - /3 (" , I APPLICATION CANNOT BE ACCEPTED UNLESS SITE PLAN IS FOLDED TO FIT INTO AN 8-1/2 X II FOLDER INITIAL STUDY City of Chula Vista Application Form A. BACKGROUND PROJECT TITLE d'1}tMf. (P--tr11AIb1.f, ~~tbnu~l/ PROJm LOCATION (5'"" .""" oc dm, ';t;,")~~f IA~~ ~ ilIum) !JJJr1..u1 (D,V. /-{J Assessors Book, Page & Parcel No. BRIEF PROJECT DES~RIPTION ~~IP/fX)/l",,!.M1A1!t.~~!;~Z~.-<V o&J /J..rudI/r~ ; \ tuuI p '/ 1/ J/rfiI~ ~.f. i1&u' . &J;td: &-no l. 2. Ys -DO ( FOR OFFICE USE Case No. Deposit Receipt No. Date Rec'd Accepted by Project No. J""s.-9-?-/9 A-W /u/ ..4 //-!:''?c-)?z- ~ ~-'"'--":'LJS-- 3. Phone b1/-5(Jf!-7 State (!/l Zip 91110 -Hl/nuh_ ~.hA. ) Phone State Zip (1fi.nu>1U/l'l~ ~h~:J ~. ~ 4. 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. 5. of Applicant Address City aludLLr~ Name of Preparer/Agent Address ~~ City Relation to Applicant a. Permits or approvals required: General Plan Amendment ___ Design Review Application ~PUbliC Project --- Rezone/Prezone ___ Tentative Subd. Map Annexation --- Precise Plan ___ Grading Permit ___ Redevelopment Agency --- Specific Plan ___ Tentative Parcel Map ___ O.P.A. Condo Use Permit Site Plan & Arch.Review ___ Redevelopment Agency --- Variance Project Area Committee D.D.A. --- Coastal Development Use Permit Other Permi t ,I b. Enclosures or documents (as required by the Environmental Review Coordinator). --- Grading Plan Arch. Elevations ___ Parcel Map === landscape Plans Precise Plan ___ Tentative Subd. Map === Specific Plan ___ Improvement Plans ___ Other Agency Permit ___ Soils Report or Approvals Required ___ Hazardous Waste Assessment WPC 0413p/9459P -1- . ; I . ' ___ Hydrological Study ___ Biological Study ___ Archaeological Survey Noise Assessment === Traffic Im-f~ct Re8or~ JilL VOther fj!P~ ;- ~ cj - 13') , E. CERTIFICATION I, or Owner/owner in escrow* I, '1fJ~ ~AA~) Consultant or Agent* HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project and its setting has been included in this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto, ,. DATE: 11/;'1/7Z-. / I *If acting for a corporation, include capacity and company name. / , 2,;3t WPC 0413p/9459P -7- ': ; ~. CITY DATA Case No ._/'3;'- %;;' - /7 F. PLANNING DEPARTMENT 1. Current ZoninQ on site: North South East West J"f!CUct::U;; ~ ~<~ / c.. f ~ 'o_n~ :iN bd-uJ trioJl 1>.-' r. . I A-< '-;;;'D--f, ~,,) _ ~~ " Nfl Nif Does the project conform to the current zoning? fJ() 2. General Plan land use designation on site: North South East West dt'1.1i.L'-MnJJ - U'furJ ()...)v:! ~-Ic {,d?~cl1Ju:",,-,. 1'111 Nfl ",fI /VI< Is the project compatible with the General Plan land Use Diagram? nD Is the project area designated for conservation or open space or adjacent to an area so designated? teLh,.,....,) 'i m LLf! ,+,rLuJJir,aJ! fA.p.u.,.aJ {J M.tJ. LtM- r1C~An,J -f7;- Dftn J!f0-'-L" Is the project located adjacent to any scenic routes? f'1fl-n~ a.u.. . (If yes, describe the design techniques being used to protect or enhance the scenic quality of the route.) rYl:0.4JC(~0' fJJj)j,S....; :l1Jd~ 3. Schools If the proposed project is residential, please complete the following: f/A Students Generated From Proiect School Permanent Capacitv Temporary Capacitv Current Enrollment Elementary Jr. High Sr. High 4. Remarks: JJ;,M<J ~nJ Director of Planning or Representative /(-,)5- <fri- Date WPC 0413p/9459P -8- ,2- ;?''1 CHUlA VISTA FIRE DEPARTMENT BUREAU OF FIRE PREVENTION C-o~..,. Ij}WS{r~c-/. Address ~ 7<::: 4~ /h! PLAN CORRECTION SHEET f5 7'5'- /7 A-t:os.// Plan File No. Checker/\/a45/'-~ v Date II ~~ /'7J-- Type Constr. Occupancy No. Stories Bldg. Area The following list does not necessarily include all errors and omissions. ,k,i'- /X ( / c/- - /J[( t//=C //~f ~ /Z.-C'?'.SS" ~/KX. h'i /.-IC/ (/~ L.c~~<;5 / <, w/5'C .J /C.: i ;;~. //.:: C /'--7' '"i~ /J ,:.. / .., <:5(: c~ ":'--,./:::"".:;1"...../ C ,Y /, i/-. . ':;" de .A.A/7/,~ 'Co S/-J/" CC h, /-/,:./- ;{/L / :)- /.l-tL /~H,--;L~~~'---F / ~ by -1-r o/C:- ~. / 6c' ''-/ //'/t. (' C<--"A/ST~.L.7/~/V . 4- /:::5zf ;:lT~77C/J /2-'7j2-<r//Cu-r'Z-~/.) . - (/ /z " y....r--'/:./LA. SH~S 1,1,.. /) _ ~ 5 t'--~s I z7?~ . S-- "L-/fic d/Uh--';/ /) ;:;.. //L < r7;;~7:5 s /',~ hZ /'-1'LT hi h/lA~5 h -/J.//TZ( /' A.. <: ~ L-"""-,,, /:::> -h ~"? A///CESSCQ 7 ?f::--- //LL-....-.-rG-r--'/:J {/ /L;-"/;~J~':"../L~ /.::7...-'--'..:--1/ ~~_.'/?~-J'L /' ,/ - t> i/ /~/.;I y/ hE /v'C/-/:JLLJ,. h /?c/.'i?~/?-/"i- c~5'" .2;i:/!AJZ /:Z:~j . {/ /l-/L'/j, - f'{v,'U.tH..o! On. a f/<fccJ - 'tr rareI- hCUJ-{~ (ftJ tP. /Jwiu ) /1" T 77-; .d'1 %(~/ h.:/-.ry( ~ ft 6.[ /'---rL7 he ~<:7 FPB-29 2. /,/1' is-CD ( ROUTING FORM ~ i"_,_ .;,'-r- ~-::. --:.., " ~;...;: -~ ~ --: t...-.''':: t.. ...:s:!... DATE: 'Z'-i November ~ 1992 '--~,'::,,:r;L: ;~;:<-:;,,;r: .-;EP' jQQ? !;fJ'l 20 F'/" 3: 12 ......[ h... \' i .~ ft2cM J(J: /. 'J_' Ken larson, Building & Housing John lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) +Roger Daoust, Engineering (IS/3, EIR/2) Richard Rudolf. AS$istant City Attorney (EIR only) Carol Gove, Fire Department Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett, City landscape Architect Bob leiter, Planning Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H.S. District, Tom Silva (IS & EIR) Maureen Roeber, library (Final EIR) Other NOV C:Z R.::c:c;." CC~':;'.:: \ . [": -- ~. TD ,fROM: SUBJECT: Diana Richardson)Com Dev. Environmental Section [ill Application for Initial Study (IS- 93-19 e==] Checkprint Draft ElR (20 days) (ElR- o Review of a Draft ElR (EIR- e==] Review of Environmental Review Record /FA- 60S /FB- /FB- FC- lOP -N/A lOP lOP IERR- ) ) ) ) The project con~ists of: Program amendments to allow colleges and universities; trade, vociational & technical schools; child care centers and utility and vehicular uses by Conditional Use Permit within Industrial:General land use designation. location: Industrial:General landuse.designation within Chula Vista Certified Local Coastal Program. Please review the document and forward to me any comments you have by 11/30/92 Comments: .110 CDMMfEIJ. TS . ~ o. 4~ 7 {) 4'~ .;(- /11 ROUTING FORM DATE: November 20, 1992 / TO: Ken larson, Building & Housing John lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2) Richard Rudolf.'Assistant City Attorney (EIR only) Carol Gove, Fire Department )(- Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett, Ci ty landscape Arch itect Bob leiter, Planning Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H.S. District, Tom Silva (IS & EIR) Maureen Roeber, Library (Final ErR) Other FROM: SUBJECT: ~ e==] o e==] Diana Richardson/Com Dev. Environmental Section Application for Initial Study (IS- 93-19 /FA- 605 /DP -N/ A ) Checkprint Draft EIR (20 days)(EIR- IFB- /DP ) Review of a Draft EIR (EIR- /FB- lOP ) Revi ew of Environmental Review Record FC- /ERR- ) ,I The project cons.ists of: Program amendments to allow colleges and universities; trade, vociational & technical schools; child care centers and utility and vehicular uses by Conditional Use Permit within Industrial:General land use designation. location: Industrial :General landuse .designation within Chula Vista Certified Local Coastal Program. Please review the document and forward to me any comments you have by 11/30/92 Comments: ~~ -r ~"~ R-r-'\ ..~~ ! ." , ~_: r;t,,-, ! I- '" j f! Ill. "..~~"-..- " ~--...,.,~;:a.. . H "- t'C. I'Je\i:'_, r;:-r~ PARKS hl~U nr.vrll:liIIUI~ utmh i IVjbil ~ -/I,Id-. H-1. PARKS AND RECREATION OEPARTMENT Case No. -ys- )(?-/;l Neighborhood Community Parks are necessary ---- the proposed near the project from this project? I. Is project subje to Parks & Recreation If not, please ex Jain. 2. How many acres of project? 3. Are existing neighbor ood and adequate to serve the po ulation 4. If not, are parkland dedicati of the project adequate Neighborhood Communi ty Parks o other mitigation proposed as part e population increase? 5. To meet City requirements, Provide land? Pay a fee? 6. Remarks: ,I . ~1.1.,-) ,tif2- I Date Parks and Recreation Director or Representative WPC 0413p/9459P -13- ;Z /if -?, negative declaration PROJECT LOCATION: 740 Bay Boulevard: National University Bayfront LCP Area: LCP No. II ,,\'? (\~ v ~O ~\> \J\?r:J~ ~ i";Q ~/, PROJECT NAME: National UniversitylLCP Amendment No. II ASSESSOR'S PARCEL NO. 571-170-16: National University Not applicable: Bayfront LCP area PROJECT APPLICANT: Bennet Greenwald, Foster Properties: ational University City of Chula Vista: LCP Amend nt No. II The National University site is located 740 Bay Boulevard. and is within the Chula Vista Bayfront LCP area. The build. g already exists, and is located between Bay Boulevard and 1-5 south of J Street Ie project area is urbanized. The Bayfront LCP area includes a diversity of settin s, from pristine wetlands to fully urbanized. The Industrial:General. category of t e LCP, which is the subject area of the proposed Amendment No. II, is mostly, developed with uses of an industrial or business park nature. The project area is i ntified on the following figures. DATE: December 21, 1992 CASE NO: IS-93-17: National University IS-93-19 : LCP Amendment No. II A. Proiect Setting B. Proiect Description The National Univer . y project proposes to use 7,708 square feet of a 26,604 sq. ft existing building fo 6 classrooms and associated office space. The hours of National University would e 5:30 to 10:30 p.m. on weekdays, with some academic daytime seminars or aca mic activities. The LCP Amendment No. I I proposes to allow certain land uses wit n the Industrial:General category. These uses include colleges and universities; ade, vocational and technical schools; child care centers; and utili!) tl3~S. These uses would be allowed conditionally, and a Conditional Use Permit would be necessary order to pennit these land uses within this category. The proposed changes are sho n on the following tables of pennitted uses. C. N tional University requires an LCP Amendment and a Conditional Use Permit to allow e educational uses in this Industrial:General category. The LCP Amendment No. 11 is itself a change to the permitted uses in the Industrial:General category. city of chura vista planning department environmental review section ~{~ -.- r_ _ -- ~ ":cJ - //If' G1Y Of CHULA VISTA Page 2 L Fire/EMS vP ,';$ ~-J ~ D. Compliance with the Threshold/Standards Policy The Threshold/Standards Policy requires that fire and medical units must be able to respond to calls within 7 minutes or less in 85 % of the cases and within 5 minutes or less in 75 % of the cases. The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fire station is approximately 3 miles away and would be associated with a 4 minute response time. The proposed project will comply with this Threshold Policy. 2. Police The Threshold/Standards Policy requires that police units must respond to 84 % of Priority I caJls within 7 minutes or less and maintain an average response time to all Priority I calls of 4.5 minutes or less. Police units must respond 10 62 % of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The proposed project will comply with this ThreshoJd Policy as the Police Department has not indicated that their response time would be affected by these projects. 3. Traffic The Threshold/Standards Policy requires Ihat all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of 1-805 are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The proposed project will not affect Ihis Threshold Policy. See traffic report, KMB Consulting, for detailed comments. 4. Parks/Recreation The Threshold/Standards Policy for Parks and Recreation is 3 acresll ,000 population. The proposed project does not affecl this Threshold/Policy. 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 proposed project will comply with this Threshold Policy. / c--2 . / y'J Page 3 6. ~0 ,,<-j Sewer (i" ~ The Threshold/Standards Policy requires that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master Planes) and City Engineering Standards. The proposed project will comply with this Threshold 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 project applicant must work with the City's Fire Department and Sweetwater Authority to ensure that adequate infrastructure is available. Proof of adequacy must be given to the City's Planning Department prior to the issuance of occupancy permits. This is standard City procedure, and not a mitigation measure required by this Negative Declaration. E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista 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 wilh Section 15070 of the State CEQA Guidelines. The Discussion contains each of the environmental issues analyzed in the Initial Study. As stated throughout the Discussion, no significant impacls occur from the National University project Also, no significant impacts occur from the allowance of certain uses in the Industrial:General category. If projects are proposed in the future which are consistent with permitted uses in this category, a Conditional Use Permit would be required. Environmental analysis would also be required on this project-level basis. F. Mitigation necessary to avoid significant effects The proposed project is not associated with any significant or potentially significant environmental impacts, therefore, no project specific mitigation will be required. G. Mandatory Findings of Significance Based on the following findings, it is determined that the project described above will not have a significant environmental impact and no environmental impact report needs to be prepared. 1. The project has the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fISh or wildlife species, cause a fISh or wildlife population to drop below self-sustaining levels, ;2 _ It/t v}! ~\'7 <-, ~ Page 4 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. Based on the analysis contained in the Initial Study no significant impacts were found to occur to biological or cultural resources because the project would not disturb the natural environment. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-tenn environmental goals. The project implements long-term goals of the City regarding development of necessary facilities. And, Ihe project does not sacrifice long-term goals for short- term gain. 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 project5. The analysis contained in the Initial Study analyzed both the National University project and the Local Coastal Program Amendment No. II in order to address cumulative impacts. No cumulative impacts were found by this analysis. In fact, no individual impacts were found. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The analysis contained in the Initial Study found that no direct or indirect adverse effects would occur 10 human beings from the National University project or the Local Coastal Program Amendment No. II. Future projects proposed consistent with the Local Coastal Program Amendment will be analyzed on a project basis in order to determine the potential for impacts to human beings. H. Consultation I. Individuals and Organizations City of Chula Vista: Roger Daoust, Engineering John Lippitt, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering Garry Williams, Planning Ken Larsen, Director of Building & Housing /) c"" - 1</ 1 o ,--f<; \v 0\) V Page 5 Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Marti Schmidt, Parks & Recreation Dept. Pamela Buchan, Community Development Dept. Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: National University: Mr. Bennett Greenwald, Foster Properties City of Chula Vista LCP Amendment No. II: Ms. Pamela Buchan, Community Development Dept. 2. Documents Chula Vista General Plan (1989) and EIR (1989) Title 19, ChuJa Vista Municipal Code ChuJa Vista Bayfront Local Coastal Program (amended 1989) Traffic Impact Analysis for proposed Local Coastal Program Amendment No. II and National University Project (KMB Consulting, December 18, 1992) 3. Initial Study This environmental determination is based on the attached Initial Study, any comments received on the Initial Study and any comments received during the public review period for the Negative Declaration. The report reflects the independent judgment of the City 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 92010. h\iL~Lf (u{L{"- O. I'1LLL{CJ., ENVIRONMENTAL REVIEW COORDINATOR EN 6 (Rev. 12/90) Attachments: Vicinity Map Site Plan WPC: F:\HOME\COMMDEV\430.92 , ,2 - / (.1 Le2end I Additions to texl I Dclctfflt~ 1 I ; ; / I / / / / ~ .. ,C\/ \"iJ // \ / / ,0./ ./ / QjV~>/ / / / / / / , AMENDMENT 1}lll TO: i I ;' / , I CIfULA VISTA BAYFRONT SPECIFIC PLAN , i , / ClIULA VISTA LOCAL COASTAL PROGRAM / / ! ; ; / / / ! / ~ C 0" - If / Section 19.82.28 - Animal Services Commercial Activities <?rJY \.'0 ~ relating to the storage, maintenance. grooming or Animal Services Commercial Activities include the services keeping of household or other animals. Section 19.82.29 - Transport and Warehousing Commercial Activities Transport and Warehousing Commercial Activities include the provision of warehousing and storage, freight handling, shipping. and trucking services. Section 19.82.30 - Building Maintenance Services Commercial Activities Building Maintenance Services Commercial Activities Include the provision of services to buildings involving cleaning, maintenance, custodial and security. S<..--ction 19.82.31 - Funeral and Intennent Services Commercial Activities Funeral and Intennent Services Commercial Activities include the provision of undertaking and funeral services involving the care and preparation of the human deceased prior to burial. Section 19.82.32 - Athletic and Recreational Commercial Activities A@#(1s';~_*4.-R.@i~{i9rl~J=9#~i?~~1:.AC'gy~q~,S,_.ili9'1l.4#,J~~.'.p.iqY,i$i,o#._9r#_ryjC#s_'-reJaF#g-t9_:~()ip.tner~i~,."sPP#.$4 ie2i~t~9~I:~f1.tKfPfi~th{~~~'-~:'gh(f4HVilJg-;1:rig~W.':-Jia'tt:iMl?~g6~{~ri~::r~'latb:!,:kC;f#tih_ri'::Sente~i6th~:r'tlkri'''ri1irJature golf parks. INDUSTRlAL Section 19.82.35 - Custom Manufacturing Aciivities Custom Manufacturing Activities include the following activities. They also include certain activities accessory thereto, as specified below. (a) Manufacturing, compounding, processing, assembling, packaging, treatment, or fabrication of the following products: Experimental, film, electronic, or testing; Electronic instruments and devices; Office computing and accounting machines and typewrite.s; and Scientific, electric measuring and control Instruments and testing equipment. (b) Printing, publishing. and sign-making. (c) Accessory uses incidental thereto, including administrative, executive and financial offices and incidental services, such as restaurants to serve employees, when conducted on the premises; wholesale business storage or warehousing for products of the types permitted to be manufactured in the zone; other accessory uses and buildings customarily appurtenant to a permitted use. (d) Retail sales of products produced or manufactured on the site. - 8 - ~-/JO r-D '-7'? ~\;y Large or Specialty Animal Raising Agricultural Activities include the raising, keeping, grazing or feeding of large or specialty animals for pets, zoos, animal products, animal increase, or value increase. Section 19.82.42 - Large or Specialty Animal Raising Agricultural Activities Scction 19.82.43 - Agricultural Packing and Processing Activities Agricultural Packing and Processing Activities include the packing, cleaning or processing of fish, meat, eggs, dairy or produce. Scction 19.82.44 - Agricultural Supplies and Scrvices Agricultural Supplies and Services include the sale or services relating to agricultural operations, typically intended to enhance crop yields through fertilization, pest control, and othcr treatment or assistance. CIVIC Scclion 19.82.50 - Esscntial Scrvicc Civic Activitics Essential Service Civic Activities include the maintenance operations of the following installations. (a) Electric, gas, and telephonc distribution lines and poles, and watcr, storm drainage and sewer lines, with incidental appurtenances thereto, but excluding electric transmission lincs. (b) Parks and botanjcal gardens, but excluding playgrounds, playing fields, bandstands, auditoriums, and similar assembly areas. (c) Freeways, rapid transit routes, streets, alleys, and paths, but excluding uses on, under, or over such ways, which uses are not customarily appurtenant thereto. Section 19.82.51 - Limiled Child~Care Civic Activities Limited Child-Care Civic Activities include the provision of day-care service for eight or fewer childrcn. Scction 19.82.52 ~ Rcscrved, Chi1d~CareCivicActivities Child-Care activities to provide day/night =e services for more than eight children. Section 19.82.53 - Community Assembly Civic Activities Community Assembly Civic Activities include the activities typically performed by, or at, the following institutions or installations. (a) Churches, temples, and synagogues. -11- ;/- /~-/ Section 19.82.59 - Utility and Vehicular Civic Activities \IS> ,7> 1.0 ~F Utilit) sRd Vehicular Civic Activities include the maintenance and operation of the following installations. (8) COHlmHRieatieRS 8I:J.HipffiBRt lnstall8tioRS MG exsl:tanges. (b) [Ieslne.l sHestaliaRs. w <*, Emergency hospitals operated by a public agency. (d) Cas sHeG"'lia"s. fe1 (b) Neighborhood news carrier distribution centers. fB (c) Police stations and fire stations. W ($ Posl offices, but excluding major mail-processing cenlers. Section 19.82.60. Utility Civic ACli"ilies Utilityc:i'vic\acti vities:iridude'tbe :rnaint6tl-anceandOperationof thefoIlowi ng installations: (a) COrt1Il11J!1ic.atiorlS_~l1iP~t,-i nScaJlation~;_Ri1d:exchB.ng~. (b) Electrical substations. (c) Gas substations_ -13- ;2 - /S J-- Section 19.84.04 - Commercial: Office Park PenniUed Uses . <:,0 i~ t, ~ All lands designated on J\.1ap 1, Land Use Controls, with a Commercial: to accommodate the following uses: Office Park designation shall be permitted Food Service Commercial Convenience Sales and Service Commercial Medical Service Commercial General Personal Service Commercial General Relail Sales Commercial Consultative and Financial Commercial Administrative Commercial Business and Communication Service Commercial Group Assembly Commercial Parking Services Civic Community Assembly Civic Non-Assembly Cultural Civic Administrative Civic Special Signs Development Signs Re.alty Signs Civic Signs Business Signs SL'Ction 19.84.05 . Commcrcialllighway-Rclatcd PcmliUcd Uses All lands designated on Map I, Land Use Controls, with a commercial Highway-Related designation shall be penniued to accommodate the following Hses: Food Sales Conunercial Convenience Sales and Service Commercial Transient Habitation Commercial Automotive Servicing Commercial Automotive Repair and Cleaning Commercia] Automotive Fee Parking Commercial Group Assembly Commercial Parking Services Civic Community Assembly Civic Administrative Civic UtiJily Civic Utility BAd Vehicular Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs -18- d - /J3 Sc-ction 19.84.06 - Commercial Marine-Related Pennitted Uses vvJ 0\) ~ All lands designated on Map I, Land Use Controls, with a Commercial penniued to accommodate the following uses: Marine-Related designation shall be Food Sales Commercial Food Service Commercial Convenience Sales and Service Commercial General Retail Sales Commercial, limited to boating and yachting sales, including ship chandleries Retail Business Supply Commercial, for marine-related businesses only Transient Habitation Commercial Boat Sales or Rental" Commercial Boat Servicing Commercial Boat Repair and Cleaning Commercial Automotive Fee Parking Commercial Parking Services Civic Community Assembly Civic Non-Assembly Cultural Civic Ytility-(3y!, Utilit~/ aRE! Vehicular Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs Sc-ction 19.84.07 - Commercial Spc-cialty Retail Pemlitted Uses The following uses shall be permitted within areas designated Commercial Specialty Retail on Map 1. Land Use Controls, provided that the City of Chula Vista may approve a single site. to be used for Commercial Specialty Retail within three months after request for any site by the landowner with submission of a statement documenting the relative attributes of the various sites. any of which may be selected with regard to the potential for specialty relail: Food Service Commercial Convenience Sales and Service Commercial General Personal Service Commercial Group Assembly Commercial Automotive Fee Parking Commercial Essential Service Civic Parking Services Civic Limited Child-Care Civic Community Assembly Civic Non-Assembly Cultural Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs -19- "1 Y' I..':,-f' Section 19.84.11 - Wetlanos and Buffers <;P \)\7> o ~ The following uses shall be permitted within lands designated as Wetlands and Buffers, on Map I, Land Use Control: Restoration or enhancement of wetlands areas, with development or construction limited to interpretive facilities which will preserve natural resource or habitat values. Section 19.84.12 - Industrial: General Pennitted Uses All land designated on Map I, Land Use Controls, as Industrial: General shall be permitted 10 accommodate the following use cJassifications: Food Service Commercial Convenience Sales and Service Commercial Business and Communication Service Commercial Retail Business Supply Commercial Research and Development Commercial General Wholesale Sales Commercial Transportation and Warehousing Commercial Automotive Fee Parking Commercial Custom Industrial Light Industrial General Industrial Essential Service Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs Section 19.84.13 - Industrial General Conditionally Pennitted Uses ::~~gt~~t~o~~~ni..~;r:a~Y~~~~:~~~s~~idt~S~~:~~~:~~h~=eJ:::~: Chapter 19.14: Educational Services Commercial Activities Child-Care Civic Activities Utility Civic Activities All lands within the Wl~A9~IS~1 designated on Map I, Land Use Controls, for Industrial: General Use, shall be permitted to accommodate the following use cJassifications pursuant to the Conditional Use Procedure at Chapter 19.14: ~jR1$Hg~q~~f$i.HB~if1E9mm~f~;~$H~H~~ Automotive Sales (New), Rental & Delivery and Accessory Commercial Activities Automotive Servicing Commercial Activities Automotive Repair and Cleaning Commercial Activities Boat Sales or Rental Commercial Activities Boat Servicing Commercial Activities -21- -- / c2 - )J J Animal Services, (continued) ~o \1\'::> ~ Dog Bathing Dog Clipping Dog Training Services Dog and Cat Hospital Guard Dog Training Horse Training Pet Clinics Pet Grooming Pet Motels Public Corrals Public stables Riding Clubq Veterinary Hospital (large animals) Veterinary Hospital (small animals) Transport and Warehousing auto storage Garages Distributing Plants Freight Handling Moving and Storage Firms Parcel Delivery Truck Fleets Private Storage Public Warehouses Refrigerated Warehouses Storage Yards Storage, Cold and Food Trucking Terminals Warehouses Athletic and Recreational Commercial sport and Recreational.Enterprises Golf Driving Ranges ~~;;:~!~~;:F~:~tl~~ anactiyeuse) - 13 - Appendix A :J - / r(;. COMMERCIAL ~ \? /0 vX> Building Maintenance Services Disinfecting and/or Exterminating Services Gardeners (landscape maintenance) Janitorial Services Maintenance and Custodial Services Sewer and Drain Cleaning Sweeping Services Window Cleaning Services Funeral Intennent Services Cinerarium Columbariums Crematories Crematoriums Funeral Parlors Mausoleums Mortuaries Undertaking Establishments Educational Services CoIleges and Universities Trade, Vocational and Tcchnical Schools -14- Appendix A ~ - /.J'7 CIVIC ~0 'v .,)\ ~~ Essential Service Electric Distribution Lines and Poles Gas Distribution Lines Open Space (of a passive use) Parks, Public (passive use only) Sewer Collection Lines Storm. Drainage Collection Lines Telephone Distribution Lines and Poles Water Distribution Lines Limited Child Care Public Day Centers (for eigbt or fewer children) Public Nurseries (for eight or fewer children) Childcai:e p.:Y/Nii!;htChi!d~q..ri:Ceriti:is (fo(i#oi:i:tJi;iii .dght.<:hr1dreil) Child Nurseries (fo< more than: eight children) --- ----,._~',._--"-"--~- ,.-- ----,. - "__n_._._. _n........__."...__......._......................____. ........... Community Assembly Amusement Parks Aquariums Auditoriums Bandstands (public) Birth Control Clinics Botanical Gardens Camping Areas (non-profit) Carnivals Churcbes Circuses Community Centers Community Health Clinics Convalescent Hospitals Exhibition Halls Extended Care Facilities Fairgrounds Golf Courses Historic Sites Hospitals Marinas (public) Meeting Halls Monument Sites Neighborhood Centers NUl'"Sing Homes Open Space Areas (of an active use) Parks Picnicking Areas (public) Places of Worship Playgrounds and Playing Fields (of an active outdoor use) Public Health Services Recreation Centers -17- Appendix A /} 1St cr- Utility aoo Vehicular 'DiP 0\ ~0 Airports Bus Stations (passenger or freight) Cinerariums CoJumbariums Communication Equipment Installations and Exchanges Community Antenna Television Systems Corporation Yards (public or private utility) 'fleetric Transmission LiAB5 ElzGtrle SW8stations Fire Stations Funeral Parlors Gas SW8stations Heliports and Helistops Mail Processing Centers (major) Mortuaries Police Stations Post Offices Power Plants (st..~am, fBssil) Pumpin; StatisRs (se'''age sr '''ater) Radio Transmission Facilities (including booster and relay) Rail Stations (passenger or freight) Reser/airs (water) Service Buildings (in public parks, playgrounds, or golf courses TelepR8fw E]((2hange sr Sv itching Facilities Tel.~"isioR Tr-aR:mirssiaR Facilities (including BaGster aRB relay) Transportation Tenninals Undertaking Establishments ulat3f Tanls 'Hater Tr38.tm.ant Faeilities Utilit)' Ele<:tnc Tiansollssion lines Eiectric .SubstatJons Oas.,SubstabohS Power Plants (steam, fossil) Pumping Sta~ons (sewage or water) Reservoirs (wAter) Telephone Exch<UJge or Switching Facilities >>'AterTankfj . Water Treaiinen( Facilities ........-----,., -----. .--.--.----,,- -19- Appendix A ",2 - /J'I 3. Recommends that the City Council adopt Amendment No. 11 to the certified Local Coastal Program. as set forth in Exhibit A. A copy of this resolution shall be submitted to the City Clerk's Office and to the Applicant. PASSED AND APPROVED BY THE CITY OF CHULA VISTA PLANNING COMMISSION this day 27th day of January, 1993 by the following vote to-wit: AYES: NOES: ABSENT: ABSTENTIONS: Susan Fuller, Chairperson Nancy Ripley, Secretary ,J-IV/ M E M 0 RAN DUM TO: Chula vista Planning Commission FROM: Martin Miller, Associate DATE: January 25, 1993 PCC-93-15/IS-91-050(B) - South Bay Golf center: Revised Addendum to the Negative Declaration and Revised Resolutions of Approval, plus replacement for Page 1 of Staff Report. SUBJ: Attached, please find a revised Addendum to IS-91-050(B). This revision replaces the one included in the packet distributed last week. Please also find revised resolutions of approval for the Planning Commission and the City Council. In particular, given the Addendum, the wording of Staff's Recommendation No.1, has changed, as should be noted in the attached replacement Page 1 of the Staff report. Page 4 of the Range Evaluation contained in Exhibit B of the Addendum, lists the design considerations for the project as proposed in June, 1991. Of these, items three and seven have not been included in the project design/landscape concept for various reasons. When item three was written a previous site plan was proposed which had the grass tees located at the northern end of driving tees. These particular tees are now located at the southern end as can be seen on the current site plan (Attachment "A") . Item seven states that "eucalyptus trees. .should be considered for future protection." The city's Landscape Architect discourages the use of eucalyptus trees because of a tendency over time for them to become uprooted. This stems from the shallow root system most eucalyptus species have, and this project would require their planting on a slope along SR-54. Therefore, if one fell, it would most likely fall toward the travel lanes of SR-54. Commission should note that the material which the 60 foot and 25 foot high protective fences are to be made of is discussed in Exhibit C of the Addendum. The material is acceptable to biologists from Pacific Southwest Biological Services, Inc. as mentioned in that exhibit. A sample of the material will be available at the public hearing for inspection by the commission if desired and is not included with this distribution. ADDENDUM MITIGATED NEGATIVE DECLARATION 91-50(0) FIFTII A VENUE GOLF RANGE/SPORTS CENTER January 19, I993 Clarifications to the Project Description for the Negative Declaration IS-91-50(B) are summarized below. The Environmental Review Coordinator of the City of Chula Vista has allowed preparation of this Addendum if one of the following conditions is present: I. The minor changes in the project design which have occurred since completion of the Final EIR or Negative Declaration have not created any new significant environmental impacts not previously addressed in the Final EIR or Negative Declaration; 2. Additional or refined environmental data available since completion of the Final EIR does not indicate any new significant environmental impacts not previously addressed in the Final EIR or Negative Declaration; and 3. Additional or refined environmental data available since completion of the Final EIR or Negative Declaration regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the Final ErR or Negative Declaration. Condition No. I is appropriate for this Addendum. The changes occur in the Project Description, and do not create any new significant environmental impacts not previously addressed in the Negative Declaration. The changes to the Project Description are described below. The changes do not alter the conclusions of the Mitigated Negative Declaration; the impacts and mitigation measures remain as described in the Mitigated Negative Declaration. All of the reported impacts can be mitigated to a level below significant. I. Changes in Site Plan The Project site plan has been prepared in greater detail than that shown in the Mitigated Negative Declaration. The most recent site plan folIows the Addendum as Exhibit A. The new site plan shows a maximum 60 foot high transparent, protective fence along the site's northern boundary, whereas the Mitigated Negative Declaration described this fence at 30 feet high. The Mitigated Negative Declaration stated that this fence created a potential aesthetic impact, which was mitigated by requiring it to be of a transparent material. Its increase to a maximum of 60 feet is necessary to address potential safety issues by protecting vehicles on SR-54 to the north from errant golf balls (supporting documentation attached as Exhibit B). It is proposed to be of a transparent, sturdy material, which would be consistent with the required mitigation measure. The sturdy material would avoid any bird entanglement impacts. The type of material proposed has been inspected by biologists of Pacific Southwest Biological Services, and is considered to be of a texture, size and support necessary to avoid entanglement impacts (see attached letter, Exhibit C). Additionally, it is proposed to have an anti-perch material (such as Nix-a-lite) along the top to avoid predator perching impacts. The new site plan also shoo 'a 25 foot high sturdy, transparent fep along most of the project's southern boundary for ph..,ection from golf balls. Again, its p,vposed sturdy, transparent material is consistent with the requirement of the Mitigated Negative Declaration, and does not create any new impacts. This fence would also have the anti-perch material installed along its top. 2. Clarifications to Project Description The Mitigated Negative Declaration included the discretionary actions under section C, Compatibility with Zoning and Plans. These discretionary approvals are listed here also to provide clarity regarding required project approvals: . LCP Amendment . Conditional Use Permit (CUP) . Coastal Development Permit Also, it should be noted that with a CUP, the project is consistent with the City's General Plan and Redevelopment Plan. No other changes have occurred to the Project Description. Consultation Individuals and Organizations: . R. Mitchel Beauchamp, Pacific Southwest Biological Services . Gordon Howard, City of Chula Vista Planning Department . Martin Miller, City of Chula Vista Planning Department . Lyle Haynes, City of Chula Vista Community Development Department . Diana Richardson, City of Chula Vista Community Development Department . Richard Rudolf, City of Chula Vista Attorney's Office Documentation · Letter, Golf Centers of America, January 21, 1993 (Exhibit B) · Letter, Pacific Southwest Biological Services, January 21, 1993 (Exhibit C) WPC F:\HOME\COMMDEV\IS91-50.TEX ./ \. A ./ -H...TIO.....L CITY 80UU:VARC _ \~~~r' 5 i1 :~~E. e e:~ ~5.~ ~ -_______t! / \ 0 ~:~ >~~;; .., c-c..e/ \ S 'p ."E. P,.,," ~ 0 0 -- ____. ,;. ~ ~ ~ 0 !;g~ t :/: ~! ~ l g ; ~~~ . //'/ /~\ --~"-, ~ ! ~ : i1~~' '~ Ii ~ ~ ::(; \ .......,' ~ ~ g "- > . < ~ o z ;: I !;! :; tI1 ,f~ c; J" z r I ~ f' '" I .~ j m Z ~ " ~ _If I m ~'"~ (n HI" e Iii' - I ~ ~ I ~; l: ';r!;'I"~F! I~ ~tDC.t ~~ 0::'9 . ~ s:~H~ ~~ ~~" f~ oc-6 ..... ~~ ... U~;:; O~~ c~~ s; fHF 11 ~I~ ;; ~;~~ .t.,,= t~~ ::r f~' ~e ~'! p ~I =~: o I E ., :;; -.' ~.I;1; I-..~~ .......... ~~!Imtlll Jj;! , ,; ~, IP 'J . "U I!~ :II ,,~ 2 ll;~ m ii~ 0 ~d; -;' Q:~ 0 .II :>> ~! ;i ~; 0, !I ., ;Q ~; f~ . , . i~1 ""- '-- . o E ~ ! \ \ I' \ H \ It1 \ rdJ ~ -. /,/ ~ II I ~ ( i J--/ ~ [fl: ~ ~ ] rl~ ~ : I r I ~ " r I > L -< .'"l If I CDU I U I IIII tU ill:; WI (f',~J .'-/'j-' /\-1\ IJ(I rn, I ! ~ ~ n. e ~ I; \. \ ~ GY..J g G G)t4 o~ r "TIoo ~> ~~ m :DQ We;) ~r.= )>7) ~ ~n Om )>7 -""=' &9 m ~ o c . ~ . > . . " . en ~~~~ r;:;:;'~ z ~ -FlnH ......"...Uf-- ~ I_a ~n~ SOUTH MY GOLF CEIITER GOJ Cf.flTERSOF.u.lfAlC;.l., SITE PLAN -----.-- - -,- z=~===--= ~ ----~- - - -----.- - - ------ ------- - - ---- - - __n_.._. -------., -- -_.. -- / "-- / / ~ -.....JlO~...L CITY eOUlf.\lA"O .--- ----- -- - ~- ,--. ------ '- '.,-- '-. -~ .. --- &....EEl ....""E" ~ '- ~\ -............. III"'EII T:-~~-- .__, i~ ", I~ " ,- , .- /' i-! i' [) \-1 ., ., '-- , '- n :I';I:~ 1/ ) 1'111 ["I Lj/! IJ. Ii "I i.J I' J ',", ,1 : Iii I IIi! I I /Ii I I) i Gf) g .--, c; Q9 o~ r <100 ~;-b ~~ m :D0 UJg ~r.= )>7) s: mF) :Drn ~7: ~ m p0 ~ o c ~ '" m > -< u EJ rmlqj',flf HI!! fj'J/lflfl[HlfS 111/1 IE I Ilrl 'f Irlll ; fl'fj'[llff~ ~ ItJ[[I~ f fI . i J r J r rp f II [J ~ m~ mr!!nlf[f'l~ 'Il,rrrl' n i'l Frllf I" I .II!."~ ill l!rlll'! ~ [jl:ij ~ II I; 1i r;: z o UJ () )> ~ ~z8 (") ~g \1 O .~ .'" Z t o m " -i " r;: Z -FIFtH AVEHUf-- ~ Ilm'I'! ,I . ~~II II 1;:1 ml I-~ _0- SOUTH BAY GOLF CEIITER 00fJ c:fHTEASOF ""'-EAIC.A LANDSCAPE CONCEPT PL..AN --'-'-'-- -- _1- ==-.:=:=-~ ~ ------. - - -_.~--_&- . -- -:::.~-=--="- - ---- ~=:;:=. - - ---..-. - - --'- - - BUFFER ARE", ~ " ! , .C2 ''--------- . ~ ') ~ . 0 // 'J: . o "r ., "To_ S ' --- - '- ~ '? :g\\~}~ o , . n - . ~ 0 . . < . ^ . . , . . c . , 0 . , , n o ~ \/j" '", . < c. ... o. . - '\' '\ , , , \\'~ g ~-\'~ <'\ ' :01 '- ~ (;)9 \ " ~ ''\, ~ '\\' "TI " ~!:" ' z~ , , rrI '\'-- , ~~ '-", oQ , \~ ;~ en '\<'. '.. $: ~ E5a ' m "~ :D n ~ ~:i! om z >-~ ~ m ~ , ./ >1 '<; '\, ! ':,f ~\ " S '-, '-\'J :-------, '.~. I ! // '$\/ \ \ ' \\~, '. , '( \.\ "' .\ ' '---, \ \\ \ \', , 'C'"' \', \. ~~ ~, ~ ~ i " . ;;: ~ :: ~ . ~ " ! I !:fIll! Ii:! ~~i~lfllll . ~ ~~ I fJ li" i~~rlfllll I ... rpl , J.. /-" _n_ "OUTH !II. Y GOLF CEIITER ~ CEHTfRSOF ~RICA. SITE PUN .-- - _1= .-- -- f!=:: - . ;~~~~~: E ~ r; Q~ t Ij d . 'I I I" " I.LE 'i~ ! ~ i ~ r! ~ . - .. I d .\ as ~"",11t1' , '1 j ,. - \ , . .un""] I /'P<II?J r,,,Q1I?j : t ~ t i 1 ~! .. , ~v::r~ 1 '.,< , .~ I / ,I " I ; , ; / I / ~., ; , p,) Ii I' ,i 11 i J' , i. , : ....~r , , ~" .. .. ~, t \ ; .ii il. I I " .~. ':-'-.v --- ~. - ....: -:--..:::~-;.~-':--: . ...- -.- ~ ~~ , ~ ., <7A7~ ,,"ry , 7"'1V~/.lrN .~'--.....,;--. '- -. , ~ . / "'- / / ------------ - ---- ------ -",ATlOHAL CITY IIIOIJlEVA.RD -- - ~~ _ u "'- '''-. "-. -~ .. ---- - '- \ \ ~\ I I- n :I';I:~ I;' 11'111 ["I Lj/! II, I' "j!.J f' J )1 I. ,4 : :11' I r I, - 111 ! I Iii ! '/ , ~ EJ fl-rlIT 'fin fflr'rfrrfflrrlf~ 1II1I1 i I, I II I, ~ 11111 E I I'rllf !rlll i l'fI'fh!~ ~ II/lid. f P . i J T III Iff! D ~ mn[/lljH[ft! Iffrf' ~~ Ii! hll!111 1'11'IJ ' ~~ ill plllt 1"11 !tlll"~ !f/r 1!r1l,1! Pj,lj~ ; f/, ! I "1 ! IF I l!i 11 !~I(l1 I! II'..,' . ~:II I! b r 1'1 ~I 6....EE1 .....1EIt T'I--~~-- --~..,. ii ", 11 "- f " I I " "-. w g .----, c;;; Q9 o~ r "TIgj ~~ ~~ m :DO (J)g ~t.= )>7) :s: mF) :Df:fj j?;z t9 f:fj ~ w o c ~ '" '" > -< :1, /J' #' ~,\~ \., fI' ..+' ' w ,. /':...t-+ . ~ ~ /~ H i ! . . r;: z o (!) o )> ~h8 () ::':D \1 O .~ . '" z " o m -u -i -u r;: Z -FIFJH"VE,",ue-- - I-~ -"~ SOUTH IsI.Y GOLF CEIITER oa..F CENTERS 01' N.U:~ LANOSC.A.PE CONCEPT PLAN --'-'-'-- -- _1- ~~~:~"';: ~~ EXHIBIT 8 GOLF CENTERS: .,. Of AMERICA Mr. Jerry Alford patrick Development 2445 5th Ave. Suite 400 San Diego, CA 92101 January 21, 1993 Dear Mr. Alford, The information included is the result of careful con- sideration with regards to the ball flight issue at the South Bay Golf Center. we have evaluated simular golf ranges and proposed that the recommendations listed be implemented in the design of this facility. with their inclusion we are now comfortable that these design features have significantly reduced the possibility of the errant golf ball problems. our final step in this process will be a stringent policy and procedures program during opertions which we will enforce against malicious behavioL~ . :;Zel/~ Ken Ferrell GCA/GCAMC 9815 Carroll Canyon Rd.. Ste. 202 . San Diego, CA 92131 . (619) 695-0971 , FAX (619) 695.9568 The evaluation of the following golf ranges were done to understand methods that are being implemented to combat the issue of errant golf balls. Our goal at all GCA Golf Practice Center's is to eliminate this as an issue and a concern in all stages of development and operations. Suggestions are included at the end of this evaluation a. to how this goal can be accomplished at the South Bay Golf Practice Center s~te. Evel uati on: .---.--.-- Big Tee Golf Center Buena Park, CA Fence Height- Left side: Right side: (Borders street) P.'Bck side: 6' /,0' - 200 vds 50' - 200-250 10' Methods- ~ P05ted signs * Gr'sss tee near'est street * Tee line curved to center * Targets from center to left center * 10' fence seperates deck and gl~ass t~e lil1e D~scriptior'- Very wide I.ange with fIe) appar'ellt er"r'ant bal I problems. Large eucalvptus tr~es border right side betwe~n ver'v busy str'eet and fence line tor added protection. Diamond Bar GC Diamond Bar, CA Fence Hei'Jht- Left side: (Bor'der's Ri';:jht side: Back side: f,-eewav) 3D' 10' none ~1ethod:3.. ~ Tr'ees su('r'ound rSI1ge * Targets positioned in center Description- Very small range with straight tee line. Rsnge protected primarily by thick pine and eucalyptus trees around entire perimeter. Fence which borders freeway positioned more for golf course than range. Range Evaluation cant. Page 2 Palm Lake GC Pomona, CA F€nce Hei';Jht- Left side: Right side: Sack side: r101"le (borders street) 30' wi 5'ext. 6' chainlink Methods- * Extention added to fence * Signs posted * Targets positioned on left side of range Description- Palm Lake range is very small and narrow with a busy street bordering the right side of the range. The 5' fence extention is very in- adequate as well as other efforts to stop erToH1t balls. Thet.., has be",n and continues to be numerous complaints fil~d which the owner has been liable for. El Toro Golf Center El Toro, Ca. Fence H~ight- Left side:(borders street) Right side: Back side: (borders street) 40'w/10' ext. 20' 20'w/l0' ext. Methods- * Grass tee line positioned near street . 10' fence ssperates deck and grass tee line * Left side fence built up on approx. 10' bank * Short targets positioned on left side * Long targets positioned in center of range * Tee line is slightly curved Oe~cl'.iption- After' 5,3vet'al complaints, El TOI'o Golf Centet- added 10' extentions to their fencing. They have minimized the issue. Landing area is very wide with the majority of complaints coming from residents situated behind the range. Total length is approximately 260 yd5. Ran'~<;, Eval uati on Pag'" 3 Surf and Turf Del Mar, Ca. Fence Length- Left side: (borders freeway) Right side; Si:ick: none 10' none Methods: * Tal'9<;,ts in center' of "ange * Tee line curved towar'ds center * Trees border perimeter De5~ription- The range is very wide with little necessity for fenci IIg. Range bor'der's freeway but te'O line is curved making it extremely difficult to hit in that direction. Tall eucalyptus t"ees border freeway for added protection. Mission Bay GC Mission Bay, Ca. Ferlce ~;~i~l,t- Left s'ide: 301 Right side: (borders street) 3D' BElek 5id~: 101 ~1~~tt:()d;)-' )It S;(Jns pcst.:!d * Tar"gets positioned in center of r'ang~ * Tr'e~s positioned on perimet~r of r'ang~ ()2:)cr'ipt'1<)!l'~ Range ;s ver"v wide with lr1rge ~ucalyptus t:~..~~s ~:ur't'oul1di t1g p,,=~rimets:.t~. Signs -3'"'-= we! 1 po~:tf:d ,'(::giJr'ding 8f'r'ant sh\:d:s. Range h.l3s T'e-. ceived few complaint:; ",bout ...rT,3nt ba'J is. Stardust cc Mission Valley,Ca Fenc~ Height- Left side: Right side: (borders street) Sack side: F3 'chainlinl< 2S'w/ 3' ext, 10' chainlink M02thods- * 5' ftxtention on fence bordering street * Tee line curves dramatically toward center * Grass tee line positioned nearest street * 121 fence sep~rates mats and natural tees * Targets positioned in c...nter/Jeft center * Eucalyptus trees surround perimeter Range evaluation cont. Page 4 stardust CC cant. Oescl~iption- wide range with dramatic cur'ving tee line. Fence between mats and natural tee line allows grass tee line to angle toward the center of range. There h~ve been few complaints as a result of this positioning. End of evaluation The fol lowing are design considerations for the South Bay Golf Center. These recommendations will greatly reduce the possibility of errant golf shots being hit outside the confines of the landing area. 1. The fee line should be moved back to the west ~s far ~s p05sibl~ 50 as to add l~ng.th to the landing ar'ea, This tr',3fflc fl<)..,. 2. The tee line should be positioned to a slightly more southerly direction which encourages golf€r's to aim mor~ to the right side of the range. 3. The grass tee line should be positioned on the left side of the range with a protective fence positioned between .it and the deck. This wi 11 allow tho; gr'ass tees to face in a more southerly direction away from traffic flow. k. Tress ShOll1d be postioned on the grass tee line to force golfers to hit more to the right side of the range away from traffic flow. 5. The north lid~ of the range should be bermed so as to maximize the fence height along the perimeter". 6. Fence height on the north side should be at least 60' not including the height of the berm. evaluation showed that almost every range perimeter ~. ed by bushy trees (usually pines) and tall tUg tree~ Since the eucalyptus tress have a fast grOlvth "a ,;:, _ ,-,"y should be consid.:H'ed fOI' futurE' pl'O- t!3ction. Range 0valuB,tion cent. Pao;Je 5 8. Signs must be cl~arly posted stating that golf~r5 are responsible for.' erra'1t golf st,ots. Video cameras of the tee -li:v:~ wc>uld h~.::lp contl~o1 the situation. 9. Sl1ol'f tdr'Sjefs (10G and 150 yds) should be posi1:ioned towsrd tl1e left center portion of the landing arB8. Longer targets (175 and 225) should b~ positioned to the rigl1t center portion of the landing area. 10. The upper level of tl1e dack may I1BY~ fo b~ restricted to irons only. However, this should only be considered if necessa'.'y and would be a funct~oll of d~ily mar,~g~nlent:. 1< F . \ Pacific Southwest Bioloyical Services, Inc. Post Office Box 985, National City, California 91951.0985 · (619) 477.5333. FAX (619) 477.1245 EX"'8n C 21 January 1993 Ms. Diana Richardson Redevelopment Agency City of Chula Vista 276 Fourth Avenue Chula Vista CA 91910 PSBS #Ol7A Dear Ms. Richardson: Today 1 have been given a sample of the netting proposed for use as the golf ball barrier at the National Avenue Associates project at the north end of the 5th Avenue extension. Mr. Alford explained the conditions of how the net was to be constructed and maintained. I was also given a specifications sheet for the material which indicates the material is made of Olefin, which is a plastic. I discussed with him the requirement for the Nix-a-Lite to be placed along with the top support cable as well as the tops of the support poles. This barrier material can be atUiched to the top support wire by hog rings which are a normal accessory of the barrier system. Mr. Alford also showed a sample of the material to our wildlife biologist. Douglas Padley, and he indicated that the material me( the requirement for rigidity once it was stretched into place. Based upon t.he materials presented to us, the specifications of the material and the conditions of construction and maintenance of the barrier. it is our opinion that the barrier will not result in any adverse effecLo;; to birds flying in the region nor serve as a significant site for captor perching. This opinion is due to the east to west orientation of the barrier, its rigid nature which will resist entanglement by birds and the use of the Nix -a-Lite. I trust this comment is of assistance to you in your assessment of the project. A like product could be used, I have retained a sample of the material if needed to compare later. Sincerely. 7f~ R. Mitchel Beauchamp President jls P.S. Attached is a copy of the specifications and a sample of the material I have reviewed. 4, JAN 1993 R ece hlf:; ,-i Comn;::.,it;, " I~tj!~k';,"~,i:,,,':~: ,'::~':'; .~,;~~\",r'" 'P-f:~'BaII :lkIrr.e 3 :""~Netlirig'~. "..,.:;~:~ ~ , The #1 netting USeCiby, " I~,'. . ranges across the counlTy. The most effective waY f t;~~/;fffCOUl5e", ' f , i ~- ~ f' f. t . Fast and easy installation - 3 times faster than wire, . Wide widths - eliminates 75% of joining pieces, . Dar1< green color blends into surrounding landscape. . Lightweight - easy to handle, . Saves time - labor - money. lall lanier Netting Accessories 79100- Auto Hog Ring PI"" 79101- Auto Hog Ring, (2500 De< box) fa< Auto Hog PI"" 79102- t-.Aanuar Pbers 79103- Manuol Hog Ring, (400 per Ib) fa< Manual PI"", 79104- Eye to Eye T umbudde, 79105- 3/16" Coble Clip; 79106- 3/16" 7' 7 Nrpane Coble (500' Reel) 79107- 3/16" 7 x 7 N<pjane Coble (160' Reel) ----~-- Revolutional)' 1" mesh Olefin Knitted Netting sfops oft course go~ balls, and minimiZes losses and possible InJUl)' to passers-by Will not rot 01 mildew and lasts from f} to year.; 65 Ib, sftength per mesh. 220 Ib bvr>ting strength per mesh, CoiOl Dark Green 79001-ModeI65 Ball Bani<< NeIIIng, 6W x 150', Nibs 79002-ModeI125 Ball Bani<< NeIIIng, 12W x 150', 371bs 79003 - Model 1 00 Ball Bani<< NeIIIng, 25' x 100'.48 Ibs, 79004-ModeI150 Ball Bani<< NeIIIng, NEW 25' x 150', 74 Ibs 79OOS-ModeISOO Ball Banler Nellfng, 50' x 150'. 150 Ibs RESOLUTION NO. RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL GRANTING A CONDITIONAL USE PERMIT TO ALLOW A DRIVING RANGE, BATTING CAGES, PITCHING CAGES, ACCESSORY SALES OF SPORTING EQUIPMENT, INSTRUCTION AND FOOD SALES IN THE IL ZONING DISTRICT AT THE SOUTHEAST QUADRANT OF NATIONAL CITY BOULEVARD (BROADWAY) AND SR-54 WHEREAS, a duly verified application for a conditional use permit was filed with the City of Chula vista Planning Department on November 13, 1992 by National Avenue Associates ("Applicant"); and, WHEREAS, said application requests approval of a conditional use permit (PCC-93-15) to allow construction of a golf driving range, baseball batting and pitching cages, accessory uses such as golf and pitching instruction, food and beverage sales and golf equipment sales ("Project") to be located on Fifth Avenue north of "C" Street at the southeast quadrant of National City Boulevard (Broadway) and SR-54 ("Project Site"), diagrammatically presented on Attachment "A"; and, WHEREAS, the City Clerk set the time and place for a hearing on said conditional use permit application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 1,000 feet of the exterior boundaries of the property at least ten days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely Tuesday, February 9, 1993 at 6:00 p.m., in the Council Chambers, 276 Fourth Avenue, before the city Council and said hearing was thereafter closed; and, WHEREAS, on Wednesday, January 27, 1993, the Planning Commission found that the project would have no significant environmental impacts and adopted the Mitigated Negative Declaration, Addendum thereto and Mitigation Monitoring Program issued on IS-91-050(B) , and recommended that the City Council grant conditional use permit PCC-93-15, subject to the conditions contained herein below. NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL finds, determines, and resolves as follows: 1. That the project will have no significant environmental impacts and adopt the Mitigated Negative Declaration, Addendum thereto and Mi tigation Moni toring Program issued on 18-91-050(B). :\SBAYGOLF\9315CC.RES Resolution No. Page 2 The city council hereby finds that the project will have no significant environmental impacts in that mitigation measures are proposed as part of the Negative Declaration, Addendum thereto and Mitigation Monitoring Program for IS-9l-050(B) which mitigate any impacts to a level less than significant, and hereby adopts the findings of the Mitigated Negative Declaration, Addendum thereto and Mitigation Monitoring Program issued on IS- 91-050 (B) . 2. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed use is desirable at the location in that recreational services are provided which afford the opportunity for area residents to make constructive use of their free time. 3. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The approval of the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity in that adequate parking will be provided, the site is located away from and does not front on any Circulation Element street and the project is conditioned to comply with and can meet all requirements of the Chula vista Building Department and Fire Department. 4. That the proposed use will comply with the regulations and conditions specified in this Code for such use. PCC-93-l5 will be required to comply with all applicable regulations and conditions prior to the issuance of development permits. 5. That the granting of this conditional use permit will not adversely affect the General Plan or the Local Coastal Program of the city or the adopted plan of any government agency. :\SBAYGOLF\9315CC.RES Resolution No. Page 3 The approval of PCC-93-l5 will not adversely affect the General Plan or the Local Coastal Program of the City of Chula vista in that such uses are unclassified and therefore allowed in any zoning district upon approval of a conditional use permit, and the Local Coastal Program Amendment (No.ll) to the Bayfront Specific Plan will authorize the proposed use in the Inland Parcel with a conditional use permit. BE IT FURTHER RESOLVED THAT THE CITY COUNCIL grants the conditional use permit, subject to the following conditions: 1. Improve the Project site with the Project, as defined in the site plan approved by the Design Review Committee (including all modifications required by the Design Review Committee) . 2. Implement and comply with all mitigation measures of the Mi tigated Negative Declaration, Addendum thereto and Mitigation Monitoring Program issued for IS-9l-050(B). 3. Submi t letters showing proof of payment of statutory school fees from the Chula vista Elementary School District and the Sweetwater Union High School District to the Director of Building and Housing prior to the issuance of any building permit. 4. Prior to issuance of building permits, grant City an open space easement over that portion of the Project site 100 feet west of the 5 foot chain link fence shown on Attachment "A" in a form satisfactory to the City Attorney. This easement may reserve to Applicant and Applicant's successors in interest the right to request authority to construct a bridge across said area providing access to the remainder of the Project site and to potentially utilize the area for biological mitigation projects, subject to any and all then applicable permitting and environmental requirements. 5. Install and maintain silt fences, or construct drainage swale(s) and/or detention basin(s) in location(s) determined by and to the satisfaction of the City Engineer. 6. Prior to obtaining a grading permit, obtain and submit an updated soils/geotechnical report, consistent with the requirements of the City Grading ordinance, and implement the results thereof to the satisfaction of the City Engineer. :\SBAYGOLF\9315CC.RES Resolution No. Page 4 7. Submit a water availability letter from the Sweetwater Authority. 8. Install and maintain in good repair functional golf ball retention screens made of a sturdy material of approximately 60 feet in height along the northern Project boundary and approximately 25 feet in height along the southern project boundary, as indicated on the site Plan. Prior to the issuance of development permits, the exact height of the fences shall be approved by the Director of Planning following submission by the applicant, and at applicant's expense, of a study showing the safety parameters used in determining fence heights. In addition, anti-perching devices shall be placed and maintained in functional working order at the top of the screens and supports. 9. Comply with and implement all applicable Federal, state, and local laws, regulations and policies. 10. Comply with and implement all requirements of the city Landscape Architect. 11. Prior to the issuance of development permits, submit a lighting study, including a lighting plan, to the Director of Planning for review and approval. Said study shall show that all lighting is directed away from traffic and nearby land uses, or otherwise shielded so as to not allow glare from the Project site to spillover the property line. Lighting shall illuminate the site but not beyond that considered appropriate and suitable for the use. The Planning Director may require third party lighting studies to be made in order to evaluate the initial lighting plan for the site, or subsequent negative impacts associated therewith. These studies would be made at the sole direction and discretion of the City and at the applicant's expense. 12. This permit shall be subject to any and all new, modified or deleted conditions imposed after approval of this permi t to advance a legitimate governmental interest related to health, safety or welfare which the City shall impose after advance written notice to the Permittee and after the City has given to the Permittee the right to be heard with regard thereto. However, the City, in exercising this reserved right/condition, may not impose a substantial expense or deprive Permittee of a substantial revenue source which the Permittee can not, :\SBAYGOLF\9315CC.RES Resolution No. Page 5 in the normal operation of the use permitted, be expected to economically recover. 13. This conditional use permit shall become void and ineffective if not utilized within one year from the effective date thereof, in accordance with section 19.14.260 of the Municipal Code. Failure to comply with any condition of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. BE IT FURTHER transmitted to the County Recorder. RESOLVED that a copy of this Resolution be Applicant and recorded in the Office of the Presented by Approved as to form by Robert A. Leiter Director of Planning Bruce M. Boogaard City Attorney :\SBAYGOLF\9315CC.RES RESOLUTION NO. PCC-93-15 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL GRANT A CONDITIONAL USE PERMIT TO ALLOW A DRIVING RANGE, BATTING CAGES, PITCHING CAGES, ACCESSORY SALES OF SPORTING EQUIPMENT, INSTRUCTION AND FOOD SALES IN THE IL ZONING DISTRICT AT THE SOUTHEAST QUADRANT OF NATIONAL CITY BOULEVARD (BROADWAY) AND SR-54 WHEREAS, a duly verified application for a conditional use permit was filed with the City of Chula vista Planning Department on November 13, 1992 by National Avenue Associates; and, WHEREAS, said application requests approval of a conditional use permit (PCC-93-15) to allow construction of a golf driving range, baseball batting and pitching cages, accessory uses such as golf and pitching instruction, food and beverage sales and golf equipment sales ("Project") to be located on Fifth Avenue north of "c" Street at the southeast quadrant of National city Boulevard (Broadway) and SR-54 ("Project Site"), diagrammatically presented on Attachment "A" to the Draft City Council Resolution; and, WHEREAS, the Planning Director set the time and place for a hearing on said conditional use permit application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 1,000 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely Wednesday, January 27, 1993 at 7:30 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning commission and said hearing was thereafter closed, and WHEREAS, the Environmental Review Coordinator concluded that there would be no significant environmental effects and recommends that the Mitigated Negative Declaration, Addendum thereto and Mitigation Monitoring Program issued on IS-91-050(B) (Attachment "B" in the Staff Report) be adopted. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby finds that the project will have no significant environmental impacts in that mitigation measures are proposed as part of the Mitigated Negative Declaration and Addendum thereto for IS-91-050 (B) which mitigate any impacts to a level less than significant, and adopts the Mitigated Negative Declaration, Addendum thereto and Mitigation Monitoring Program issued on IS-91- 50(B) . BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION HEREBY recommends that the City Council approve the attached Draft City Resolution PCC-93-15 - National Avenue Associates January 27, 1993 Page 2 council Resolution which adopt the Mitigated Negative Declaration, Addendum thereto and Mitigation Monitoring Program issued on IS-91- 050(B), and grant the conditional use permit to Applicant, based on the Findings and subject to the Conditions contained therein. That a copy of this resolution be transmitted to the applicant and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this day 27th day of January, 1993 by the following vote, to-wit: AYES: NOES: ABSENT: ABSTENTIONS: Susan Fuller, Chair Nancy Ripley, Secretary ,\SBAYGOLF\9315PC.RES