HomeMy WebLinkAboutPlanning Comm Reports/1993/01/27 (4)
city Planning Commission
Agenda Item for Meeting of January 27, 1993
Page #1
3.
PUBLIC HEARING:
Conditional Use Permit PCC-93-15:
Reauest to establish a aolf drivina
ranae. battina and pi tchina caaes, and
accessorv uses on Fifth Avenue north of
"c" street - National Avenue Associates
A. BACKGROUND
1. The applicant has submitted an application for a
conditional use permit proposing the construction of a
golf driving range, baseball batting cages and pitching
cages, which will include accessory uses such as golf and
pitching instruction, food and beverage sales and golf
equipment sales. The project site is located on Fifth
Avenue north of "c" street at the southeast quadrant of
National city Boulevard (Broadway) and SR-54 (Attachment
"A") .
2. An Initial study, IS-91-050(B) , of possible adverse
environmental impacts of the project was conducted by the
Environmental Review Coordinator on June 23, 1992. The
Environmental Review Coordinator concluded that there
would be no significant environmental effects and
recommends that the Mitigated Negative Declaration be
adopted (Attachment "C").
3. On January 11, 1993, the Design Review Committee voted 5-
to-o to approve the project site design and architecture
(DRC-93-17).
4. The following approvals are required for this project by
the following bodies:
A. Local Coastal Plan Amendment No. 11 - Planning
Commission, city Council, Redevelopment Agency and
Coastal commission.
B.
Conditional Use Permit PCC-93-18
commission and City Council.
Planning
C. Coastal Development Permit city council with
notice of action to the Coastal Commission.
B. RECOMMENDATION
1.
Find that this project will have no
environmental impacts and adopt the Negative
issued on I5-91-050(B).
significant
Declaration
2. Adopt a motion recommending that the City Council approve
PCC-93-15, subject to the conditions contained in the
3 _I
city Planning commission
Agenda Item for Meeting of January 27, 1993
Page #2
attached Draft City council Resolution based on the
findings contained therein, and subject to the adoption
of the required amendment to the Local Coastal Program
(LCP Amendment No. 11) to allow subject use in the IL
Zone as a conditional use.
C. DISCUSSION
1- zoning and Land Use:
Zone
site IL
North F-l
South IL
East IL/ML (N.C. )
West CH/CZ (N.C. )
2. Existing site Characteristics:
Land Use
Vacant
FloodwaYIFreeway
Vacant
Vacanti Industrial
Motorcycle Repair
The site is located on Fifth Avenue north of "C" Street at the
southeast quadrant of National city Boulevard (Broadway) and
SR-54, the South Bay Freeway. The property is triangular in
shape, with about one third of the western portion of the site
in the Sweetwater River's overflow channel. This channel
flows in a north-to-south direction across the property. At
present, the site contains mounded fill dirt which was placed
there as part of a previously proposed project. Access to the
site will be from the northerly extension of Fifth Avenue
which is now under construction.
3. proposed Use:
As already mentioned, the applicant is proposing to construct
a golf driving range, baseball batting and pitching cages.
The proposal also includes accessory uses such as golf and
pitching instruction, food and beverage sales and golf
equipment sales. Additional information is as follows:
. The driving range, putting greens and sand traps are
located on the northerly and easterly portions of the
property and involve about four fifths of the developable
portion of the site. The pro shop and batting and
pitching cages are located on the southwestern portion of
the site.
. Parking for 86 vehicles is provided adjacent to the pro
shop on the southwestern portion of the site.
:\SBA YGOLF\9315PC.RPT
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city Planning commission
Agenda Item for Meeting of January 27, 1993
Page #3
. Night lighting is proposed as the facility will operate
in the evening. The Design Review Committee has required
the light fixtures to be returned for detail design
review and approval. Staff has included a condition of
approval which requires the submission and approval of a
lighting plan which will address the environmental
impacts of the lighting.
. A 60 foot high non-fabric ball screen will be placed
along approximately 1280 feet of the northern property
line flush to the east. In addition, a similar 25 foot
high ball screen will be placed along the southern
portion of the driving range area. Non-perching devices
are conditioned to be attached to the tops of the screens
and supports.
. The hours of operation will not exceed 7:00 a.m. to 10:00
p.m. Monday through sunday.
D. ANALYSIS
The eighty-six parking spaces shown on the site plan are
considered by staff to be sufficient. Although the City does
not have a standard for this type of use, under County
standards the ratio is one space for every three persons based
on the total occupancy permitted by the Uniform Building Code.
using a similar standard of one space per three persons plus
one per employee, a minimum of 37 spaces would be required (76
tees + 8 batting cages + 2 pitching cages = 86/3 = 28.6 + 8 on
shift = 36.66 (37). This results in a ratio of 0.98 spaces
per tee/cage.
The applicant has also submitted information showing parking
ratios at comparable golf driving ranges and batting cage
developments to support the proposed parking (Attachment "B") .
The ratios range from a high of 1.41 spaces per teelcage to a
low of 0.79 spaces per teelcage with an average of 1.13. The
proposed project falls within this range.
The visual, noise and lighting impacts of the project were
addressed as part of the environmental evaluation, and are
further discussed here as follows:
. The areas which may be most affected by the project are
the residential uses to the south of the project, across
"C" Street. The main impact will be the view several of
these homes have looking north across the Sweetwater
River and toward downtown San Diego. The applicant is
proposing a non-fabric golf ball screen at a maximum of
:\SBA YGOLF\9315PC.RPT
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city Planning Commission
Agenda Item for Meeting of January 27, 1993
Page #4
60 feet in height which will be transparent and supported
by poles at 20 feet on-center. This screen is intended
to keep golf balls from landing on SR-54. Because of the
transparent nature of the material, staff does not
consider this to be a significant issue.
. Noise is not considered a problem because the closest
residential area is about 700 feet to the south of the
batting cages. In addition, there are intervening
structures which should act as noise buffers. Even
though a crack of the bat (the loudest noise that could
occur) will be heard, it will be muffled by the
separation, intervening buildings and the background
noise generated by SR-54 and National City Boulevard.
Consequently, no significant noise impacts are expect
from project.
. In the environmental analysis, lightinglglare was
identified as one of the issues most likely to cause
negative impacts. As a result, as part of this
conditional approval, a lighting plan must be submitted
for review and approval, and lighting is required to be
either shielded or redirected in such a manner as not to
allow glare from the project site to spillover the
property line or otherwise negatively impact any nearby
land use.
In response to Staff's request for comments, the National City
Planning Department stated that they have no objections to the
proposed use.
The proposed project at this location will not have
significant environmental or land use impacts that cannot be
mitigated. parking is adequate to meet the demand, and no
excessive noise, dust or other environmental factors will
adversely affect surrounding land uses other than glare which
has been conditioned to be shielded or directed away from any
neighboring uses and rights-of-way. In addition, if the
lighting causes any negative impacts after installation, the
planning Director has the option to require subsequent
lighting studies to address and solve any problems.
:\SBA YGOLF\9315PC.RYI'
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GOLF DRIVING RANGE
PARKING SURVEY
LOCATION
NO. OF TEES
NO. OF PARKING
SPACES
SPACES/
TEE
Mission Bay 38 30 .79
San Diego
EI Taro GC 85 94 1.05
EI Toro, CA
Big Tee 75 106 1.41
Buena Vista
Rancho San 81 90 1.11
Joaquin
Irvine, CA
Ontario Golf 100 123 1.23
Center
Ontario, CA
Fremont Park GC 35 42 1.2
Fremont, CA
Average 69 81 1.13
South Bay GC* 81 93 1.14
*These driving ranges have additional attractions such as Batting Cages, Minature Golf,
etc.
Attachment UB" .
~ I)
THE CIn _-<,' CHUL4. VISTA PARTY DISCLOS".m STATEMENT
Statement of disclosure of certain ownership interests, payments, or campaign contributions, on all matters
which will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
1.
List the names of all persons having
subcontractor, material supplier.
NATIONAL AVENUE ASSOCIATES, a
METROPOLITAN SHOPPING SQUARE,
ROBERT PENNER, M.D.
a financial interest in the contract, i.e., contractor,
General Partnership
LTD
r:;OT.P rRN'I'RRS 01" AMERICA. INC..
n r~';r~rni~ ~nrpnr~rinn
2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
William P. Kruer, General Partner See Attached for Metropolitan
George T. Kruer, General Partner Shopping Square, Ltd. and
Mathew R. Loonin, General Partner Golf Centers of Amprir.A Tnr
Jerald A. Alford, General Partner
3. If any person identified pursuant to (I) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
None
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes
No L If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
None
6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Council member in the current or preceding election period? Yes _ No..lL If yes, state which
Councilmember(s ):
~ is dcfined as: "Any indi.'idual, firm, co-pannersllip, joint venture, association, social club, fraternal organization, corporalion,
('Slt1f[', trust, reccb'cr, s)'ndicflIe, ,IIis and any other COUlJty. city and counfT)~ city, municipality, district or oTher polilical subdil';siou,
vr any other group or cambi/tntion acting as a unit."
("aTE: Attach additional pagcs as ncccssary)
Si~(lL~
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1.\.: 1.'.\DISCLoSE.TXT]
JERALD A. ALFORD
Print or type name of contractor/applicant
jRc\'i!>ed: } Ll,O,'}ol
:7 /I!
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ATTAC1I!1ENT TO DISCLOSURE STATD-lENT
FOR
NATIONAL AVENUE ASSOCIATES APPLICATION
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INDIVIDUALS OWNING PARTNERSHIP INTEREST IN
~lETROPOLITAN SHOPPING SQUARE, LTD. **
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General Partner
Charles G. Kerch
Limited Partners
Tom Hurlbert
Gilbert Jacobs
Jerry Stadt~ller
Patricia Stadtmiller
Joe Hayward
Charles Borderdine
Paul Borderdine Trust
Trust Services of America in Trust for
Jerry Stadtmiller
Catherine Kerch Smith
Margaret Brydegaard
Ai Stadtmiller Trust
**Information furnished by Charles G. Kerch
STOCK OWNERSHIP OF GOLF CENTERS OF AMERICA~ INC.
Larry K. White
Selleck Properties,
Donald A. Weber
45%
Inc. 45%
10%
j n
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-91-50 (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
Channel cuts across the western portion 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
channel.
C. Compatibility 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 wH 1 requi re a Local Coastal Program Amendment, and a
Ci ty Cand; t i anal Use Perm; t. Tin: i 'Hh:lstri a 1 aR8 '.:at?eABYSe tHifS, are yses
al1e~:ea ".:ithifl this elesi~Aati8", aRB aijtstftstive aR8 iJeat sales aR8
ser\iees all. alle"n"ea \dth a (sluliti8Ral ~3e Pellt1it. Additionally, the
Loca 1 Coastal Program Speci fi c Pl an states in the Coastal Development
Permit Procedures section that where a public accessway, or op~n space or
conservat i on restri ct i on on 1 and is requi red by the local Coastal Program
(as is required by the local Coastal program buffer design standards) each
applicant for a Coastal Development Permit .shall record one of the
following legal documents as specified in the conditions of approval:
I. 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 of chula vista planning department
environmental review section
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. CHUlA VISTA
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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 th is offer is accepted or unt il the landowner
allows, the publ ic has no right to use the accessway, provided that
the landowner shall not interfere with establ i shed exi st i ng publ i c
use.
2. Outright Grant of Fee Interest or Easement
If the project is important in and of itself for public access, open
space, or conservation needs, and the si ze 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 public has no right to use the accessway, provided that
the 1 andowner shall not interfere with establ i shed exi st i ng public
use.
The applicant has proposed to grant an easement to the City over the
100-foot buffer area. The purpose of the easement would be for the
protection of the wetland resources as required 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 ncl udi ng approaches, for a
bri dge connect i ng Broadway with 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.
D. Compliance with the Threshold/Standards Policy
1. Fire/EMS
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 I mile away and would be
associated with a 3 minute response time. The proposed project will
comply with this Threshold Policy.
q, I,)
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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 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 Pri ori ty 2 calls of 7 mi nutes or 1 ess. The proposed project
will comply with this Threshold Policy.
3. Traffic
The Threshold/Standards Policy requires that all intersections must
operate at a level of Service (LOS) "C" or better, with the exception
that Level of Service (LOS) "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" during the average weekday peak hour.
Intersect ions of arteri a 1 s wi th freeway ramps are exempted from thi s
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 Recreat i on is 3
acres/l,OOO popul at i on for projects east of I -80S. The Threshold
Standard policy is not applicable to this project site.
5. Drainage
The Threshold/Standards Pol icy requires that storm water flows and
volumes not exceed City Engineer Standards. Individual projects will
provide necessary improvements consistent with the Drainage Master
Plants) and City Engineering 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
Engineering Department for conformance with these appropriate pl ans
and standards.
;; /9-
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7. Water
The Threshold/Standards Pol icy requires that adequate storage,
treatment, and transmi ss i on faci 1 it i es 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 i on for water infrastructure plans wi th Sweetwater
Authority, who supplies water in this area.
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project could have one or more significant environmental
effects. 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 ifi ed, and the preparation of an
Environmental Impact Report will not be required. This Mitigated Negative
Decl arat i on has been prepared in accordance with Section 15070 of the
State CEQA Guidelines. Specific mitigation measures have also been set
forth in the Mitigation Monitoring Program which is attached as Addendum
"A".
The fo 11 owi ng impacts have been determi ned to be potentially s igni fi cant
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 woul d
air qual ity
incrementally contribute to regionally
impacts from. project traffic vehicle
3. Water
Water consumption
demand on water
resource.
at the site woul d incrementally contri bute 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. Licht and Glare
Li ght i ng of outdoor recreat i ona 1 areas such as thi s project, coul d
intrude into nearby residential areas.
-1) ~ ')-1'
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6. Aesthetics
Potential view blockage from residences on the hill to the south of
the site could occur because of the 30-foot high golf ball protective
fence.
F. Mitiqation necessarv to avoid siqnificant effects
Specific project mitigation measures are required to reduce potentiaily
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 - Incremental air quality impacts can be mitigated to a level of
1 ess than sign i fi cant by adherence to future rel evant transportation
management programs required by the City of Chula Vista or APCD.
3. Water
Incremental 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
conservat ion requ i rements imposed by the water di stri ct. 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 construction of a silt fence located between
construction and the drainage ditch and/or the Sweetwater River.
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
lighting is not permitted. lighting maybe 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.
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G. FindinGs of InsiGnificant Impact
Based on the following findings, it is determined that the project
described above will not have a significant environmental impact and no
environmental impact report needs to be prepared.
1. The project has the potential to substantially degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
cOl1l11unity, 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-term environmental
goals to the disadvantage of long-term environmental goals.
No long-term envi ronmenta 1 goals, such as agri cultura 1 product i on,
natural resource habi tat preservat i on or mi nera 1 extraction woul d 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
degradat i on of air quality, consumpt i on of energy and water
resources, and contribution to future traffic congestion and signal
warrants in the project vicinity. With implementation 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.
:( .~ ~+
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H. Consultation
1. Individuals and OY'Qanizations
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. Documents
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 Impact Study, "Town Centre Industrial Complex", Giroux and
Associates, August 19, 1991
3. Initial Study
This environmental determination is based on the attached. Initial
Study, any comments received on the Ini t i a 1 Study and any comments
recei ved duri ng the publ i c review peri od for the Negat ive
Declaration. Further information regarding the environmental review
of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
7 :,<3
.1
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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
j] il
ADDENDUM "A"
Mitigation Monitoring Program
IS-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
IS-91-50(B).
AB 3180 requires monitoring of potentially significant and/or significant
envi ronmental impacts. The mit igat i on monitoring program for thi s 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
Compl iance Coordinator (MCC), shall be the Environmental Review Coordinator
(ERC) for the City of Chul a Vi sta. It shall be the respons i bil ity of the
applicant to ensure that the conditions of the Mitigation Monitoring Program
are met to the sat i sfact i on of the ERe. Comp 1 i ance with the mi t i gat i on
measures specified in Mitigated Negative Declaration No. IS-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
:g. L':,'
MITIGATION MONITORING AND REPORTING CHECKLIST
PROJECT NAME: Fifth Avenue Golf Range/Sports Center
IS NO.: 91-50(8)
-------------------------------------------------------------------------------
Issue Area
Earth
Mitiqation Measure
Update current soil s/geotechnical report (WCC), and implement updated
requirements of report which will be consistent with City Grading Ordinance.
Proiect Phase (Proiect Desiqn; Construction; Post Construction)
Design and Construction
Responsible Party or Aqency
Engineering Department
Verification of Completion
Person:
Date:
Comments:
-------------------------------------------------------------------------------
Issue Area
Air
Mitiqation Measure
Adherence to future relevant TDM 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:
----------------------------------------------------,---------------------------
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:;:, ) L
','
Issue Area
Water
Mitiqation Measure
Adherence to any water offset program City has in place at time of building
permit issuance, and to any conseryation requirements of water district.
Also, service availability letter from water district submitted to City prior
to issuance of grading permits.
Proiect Phase (Proiect Desiqn: Construction: Post Construction)
Issuance of building permits; issuance of grading permits
Responsible Party or Aqency
Planning/Building and Housing Department; Engineering Department
Verification of Completion
Person:
Date
Comments:
-------------------------------------------------------------------------------
Issue Area
Plant/Animal Life
Mitiqation Measure
Inclusion of a drainage swale/detention basin or silt fence in 100-foot buffer
area.
Proiect Phase (Proiect Desiqn: Construction: Post Construction)
Design and Construction
Responsible Party or Aqency
Engineering Department
.
Verification of Completion
Person:
Date:
Comments:
-------------------------------------------------------------------------------
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~ ;1
Issue Area
Light and Glare
Mitiqation Measure
Reyiew of lighting design by Design Review; performance standard - lighting to
be shielded and directed downward (at least 45 degree angle).
Proiect Phase (Proiect Desiqn; Construction; Post Construction)
Design and Construction
Responsible Party or Aqency
Planning/Building and Housing Department
Verification of Completion
Person:
Date:
Comments:
-------------------------------------------------------------------------------
Issue Area
Aesthetics
Mitiqation Measure
Golf ball protectiye fence must be transparent, such as chain link.
Proiect Phase (Proiect Desiqn; Construction: Post Construction)
Design and Construction
Responsible Party or Aqency
Planning/Building and Housing Department
Verification of Completion
Person:
Date:
Comments:
WPC 4971H
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.-).)_ r;
STATE OF CALIFORNIA
PETE WilSON, Governor
-.----.--
---~---_._-----_._.-
GOVERNOR'S OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO, CA 95814
"
Aug 21, 1992
DIANA RICHARDSON
CITY OF CHULA VISTA REDEVLOFMENT AGENCY
276 FOURTH AVENUE
CHULA VISTA, CA 91910
Subject: FIFTH AVENUE GOLF RANGE/SPORTS CENTER
SCH # 92071059
Dear DIANA RICHARDSON:
The State Clearinghouse submitted the above named environmental
document to selected state agencies for review. The review period is
closed and none of the state agencies have comments. This letter
acknowledges that you have complied with the State Clearinghouse review
requirements for draft environmental documents, pursuant to the
California Environmental Quality Act.
Please call Tom Loftus at (916) 445-0613 if you have
any questions regarding the environmental review process. When
contacting the Clearinghouse in this matter, please use the eight-digit
State Clearinghouse number so that we may respond promptly.
Sincerely,
~
Christine Kinne
Acting Deputy Director, Permit Assistance
- ]'. (}
:)
.
O/l-U;;'.......L
FOR OFFICE USE
INITIAL STUDY **
Case Plo.2;5-9/-S'o(.
Fee
Receipt N .
Date Rec'd
Accepted by
Project No. /79 _ "--7<
/'J
&;J-;/ ~
City of Chula Vista
Application Form
** This, is a supplement to IS,-91-50..;
A. BACKGROUND
~r ~p 85
1. PROJ ECT TITLE Fi fth 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. 56236402, 56.::{-J..:;>y_();;),
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
State CA
5.
Name of Pre parer/Agent Jerald A. Alford
Address Same as applicant
City State
Relation to Applicant Partner
Phone (619) 231-3637
Zip 92101-1692
City San Diego
Phone
Zip
6. Indicate all permits or approvals and enclosures or documents
required by the EnYironmental ReYiew Coordinator.
a. Permits or approyals required:
General Plan Revision
--- Rezoning/Prezoning
--- Precise Plan
--- Specific Plan
--- Condo Use Permit
--- Vari ance
KDesign ReYiew Committee Public Project
--- Tentatiye 'Subd. Map' --- Annexation
~ Grading Permit --- Design Reyiew Board
--- Tentatiye Parcel Map ~ Redevelopment Agency
= Site Plan & Arch. ReYiew 'X Special Use Permit
l Other CA<lsl>'L (jJL..~/r--
b. Enclosures or documents (as required by the Environmental ReYiew
Coordi nator). These are on file with IS-91-50
>( Location Map Arch. Elevations Eng. Geology Report
~ Grading Plan --- Landscape Plans --- Hydrological Study
-X Site Plan --- Photos of Site & X Biological StudY-LEn-..:tZ.
Parcel Map --- Setting --- Archaeological Suryey
--- Precise Plan Tentatiye Subd. Map, --- Noise Assessment
--- Specific Plan --- Improyement Plans --- Traffic Impact Report
--- Other Agency Permit or ')( Soils Report Other
--- Approvals Required
j-;'z
:
-,\
i
-
- 2 -
B. PROPOSED PROJECT
1.
Land Area: sq. footage
If land area to be dEdicated, state
or acreage 12.9" Acres (9.1.Net)
acreage and purpose.
None
2.
Complete this section if project is residential.
a. Type deYelopment: Single family
Multi family Townhouse
b. Number of structures and heights
Two family
Condominium
c.
Number of Uni ts:
3 bedrooms
1 bedroom
4 bedrooms
2 bedrooms
Tota'l uni ts
d. ~ross 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 fl oor area (s)
i. Percent of lot coyerage by buildings or structures
j. Number of on-site parking spaces to be proYi ded
k. Percent of site in road and payed surface
-
3. Complete this section if project is commercial or industrial.
a. Type( s) of 1 and Use Industrial _ General
b., Floor area :!: fi.OOO S.F. Height of structure(s) 2{)'-25'
c. 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 "e" Street (to be constructed)
e. Number of on-site parking spaces provided Aoprox. 113
f. Estimated number of employees per shift fi , Number of
shifts ? Total J?
g. Estimated number of customers (per day) and basis of estimate
A rox. 600 max. (see attached "Golf Center Traffic Impact" schedUle)
331
-)
"
- 3 -
h. Estimated range of seryice area and basis of estimate 10 r1iles
i. Type/extent of operati ons not in enclosed buil di ngs Go If practi ce,
h.tting pitrhing
j. Hours of operation Nonnal business hours are 7A/1 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 fad 1 iti es provi ded
c. Square feet of ~nclosed'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 payed surfaces
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission 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 excayation of the property anticipated Yes
(If yes, complete the following:)
a. Excluding trenches to be backfilled, how many cubic yards of
earth will be excayated? Removal of existing surcharge _ approx.
115,000 C. Y.
b. How many cubic yards of fill will be placed? N/A
c.
How much area (sq. ft. or acres) will be graded?
d.
What will be the Maximum depth of cut
Ayerage depth of cut
Maximum depth of fill
Ayerage depth of fill
4-
-9.1 Acres
N/A
N/A
N/A
N/A
~', =-5)
')
. .
-, -\
, -'
- 4 -
3.
Describe all energy consuming deyices 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
T
(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
11 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 tripsj per day, ,will be generated by
the proje~t? Approx. 600 max. (see .g.)
7.
8.
Describe (if any) off-site improyements necessary to implement the
project, and their points of access or connection to the project
site. Improvements include but not limited to the fOllowing: net!
streets; street widening; extension of'gas, electric, and sewer
lines; cut and fill slopes; and pedestrian and bicycle facilities.
Construction of 5th Avenue north of "r." Sr"~~r (.~~ 'ppHrorinn pr-7QO)
D. DESCRIPTION OF ENVIRONMENTAL SETTING
1. Geology
Has a geology study been conducted on the property? No
(If yes, please attach)
--
Has a Soils Report on the project site been made?
(If yes, please attach)
Yes
2. Hydro logy
, ,
Are any of the fOlliH'ling features present on or adjacent to the
site? Yes (If yeS, please explain in detail.)
a. Is there any surface eYidence of a shallo~ 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
j,
')
:.~ /)
')'
- 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 landscaDed and silt
fences will be ~nstalled during construction.
e. Describe all drainage facilities to be proYided and their
location. On site drainage to existin storm drain sYstem
flowing to r~OOQ control channel after passing through
3. Noise on-site de-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 parti-ally 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 r/hich
(if any) will be remoyed by the project. None
5. Past Use of the Land
a. Are there any known historical resources located on or near the
project site? None known
b. Haye 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. Yacant land
)3 ,/
-,
--'\ ,!
- 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 vard
West Broadway and 35th Street (National Cit ) industrial _ark
7. Social
a.
Are there any residents on site? (If so, how many?)
b. Are there any current employment opportunities on site? (If so,
how many and what type?) No
Please proyide any other information which could expedite the eyaluation of
t e propose proJect.
No
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
~-;
/
c" j
- 7 -
E. CERTIFICATION
l)' LD.. A. ALF00 ~ '
/t~~ r" _ .
~/owner ln escro '" ~
I,
Consu1tant or Agent'"
or
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 have been included in
Parts B, C and D of this application for an Initial Study of Possible
enYironmental impact and any enclosures for attachments thereto.
DATE:
*If acting for a corporation, include capacity and company name.
-,) (-
.:) ~ )
GOLF CENTER TRAFFIC IMPACT
In an attempt to determine the traffic impact of developing a Golf Practice Facility,
Golf Centers of America 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
26 Batting Cages
Arcade
ADT Projected 530
4. Saddleback College Golf Center
Mission Viejo, CA
80 Tees
Full Facilities
ADT Pi-ojected 440
'-
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5,
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CITY DATA
Case No.J'S--9/-.sD(Lt')
F. PLANNING DEPARTMENT
1.
Current Zoninq on
site:
North
South
East
West
\L'. L",df~ ::rv..dusfnJ
\ L j r--1:Floex/-")Q1
ILj i<-3,Apt- Rf<,.,j,A'.+'r.I,R-I;S'~ql~-rCi"",kf
IL
-LI'1rJ.,ld,-,klO J (h)(t:\i""c>-\
('~+<-j )
i0itl 0. SptuaJ
Use-
2.
Does the project conform to the current zoning?
TI"",,-t-
General Plan land use
designation on site:
North
South
East
West
Is the project
\< LA .'r(S 0-
Is the project area designated for conservation or open space or adjacent
to an area so designated? Yes
Is the project located adjacent to any scenic routes? tJo
(If yes, describe the design techniques being used to protect or enhance
the scenic quality of the route.)
3. Schools
If the proposed project is residential, please complete the following:
Students
Generated
, From Pro iect
School
Permanent
Capacity
Temporary
Capacity
Current
Enro 11 ment
Elementary
~/A
Jr. High
Sr. High
4. Remarks:
fJMwJ>>'~,J
Director of Planning or Representatiye
-I1J
d-I, /112-
Date
/- /)3
). -
WPC 9459P
-13-
YS - S 3 Y
G. ENGINEERING DEPARTMENT
Case No. ::LS - 9/- 5 D
1. Dra i naqe
I. Is the project site within a flood plain? ~J:S
If so, state which FEMA Floodway Frequency Boundary
/00 - )-'EA~ Fuo[) flouND~~Y
b. What is the location and description of existing on-site
drainage facilities? Sw~-rwA7t.1f R,vl./f. CIIANNc.L
c. Are they adequate to serve the project? }'~$
If not, explain briefly.
d. What is the location and description of existing off-site
draina~e facilities? Swu.1I../A1l1' ~'V(1l' CIIA/VN<L. ~~
~1I'1f.(.$ AN ~)('I$77#~,. 4::;. ~c.P FLOWIA/(j. I.I1J 77{E /VO__C.t'Li'
D,Rccf,oN uND<1I! 77I~ Sov7?l BAr FJ('''wAY.
e. Are they adequate to serve the project? T'r"$
If not, explain briefly.
z. TranSDortation
a. rovide prima!y access to the project? NOR 771
VCNv<.
b. What is the estimated number of one-way auto trips to be
generated by the project (per day)? (500 -n!,p-s
c.
What is the ADT and estimated
project completion?
Before
leyel of service before and after
A
After
~ :113 0
A
A.D.T.
L.O.S.
~ (? 8'0
.
If the A.D.T. or L.O.S. is unknown or not applicable, explain
briefly. . A/ fA
.
d. Are the primary access roads adequate to serve the project? If
not, explain briefly. Y'l"$
/j A1
~) / .../
WPC 9459P
-14-
Case No. :rs- 91-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 AI/A
Cumulative L.O.S.
f. Is there any dedication required? ~~$
If so, please specify. $17'....;- IS ON!]'" co;v:;~vc.n.I ;;~,:o;r
APPLfJ'>.j "300' F"RG,..., .C. S77?~ 7": F)(~II/s,o^, 01'" ____ L
,((.0)",,1:. . 12.0. w. "",om 1$ 7:J. '.
g. Is there any street widening required? ~F"S
If so, please specify. /I/~t..) smu.-r" Mut"-IS~ If",,"- AS' AN
. ~Jl..7<J4~/aAJ of r'~ AtJ<M~.
h. Are there any other street improvements required? ~~~
If so, please specify the general nature of the necessary
improyements. J;t ;"P~OIXH<-JV7J w./! fJ!- ,(u:J"'lfd w ,1-< "I 771 AI/'t./;<<I
wAr IS CLJNS71or14.t!.. T"/~r_l/r/'N('"_ Bo/ NoT L'M'''H/ 7lJ: A.c:.
PAVCM<~ c..vl<..~ (;v7T:rA S'//J<:t.JAII: S7)>.,.,-r /,6K7'"'! F,.c<. HYD,<!AA!7i c.~
. ~ I "..' Ie.
3. Soils
a.
Are there any anticipated adverse geotechnical conditions on the
project site? l..WK,.,DJ,J,J
If yes, specify these conditions. IV/A
,
b.
c. Is a soils report necess.ary? >-2:5, Acc.o.(.o'-"G '"/r:> 7Jle
App'-"A7Io,J, A $O,Ls If-q,oRr LvAJ' ~ c.o'"p;,n/ "'N
land Form lIoloA-&/a. A c.o"y I../AJ' ,/VtfT J'ul!hl7T<d.
a. What is the average natural slope of the site? / /.
b. What is the maximum natural slope of the site? 9/.
5. Noise
4.
:L,vI'T,A/ .5'Tv,()r-
7Jlts I'tCdJ<-,r
I
Are there any traffic-related noise leyels impacting the site that
are significant enough to justify that a noise analysis be required
of the applicant? /I/O
6. Maste Generation
How much solid and liquid (sewage) waste will be generated by the
proposed project per day?
Solid t S"'7S Ik /OAy
, .
Liauid 1$0.900 GA//otW'/O.'1""
.
What is the location and size of existing sewer lines on or
downstream from the site? t:;'/I vel' ~'.I\IL F"4>"",",II<;' IN 771<.. SOI/'71kItIr'
DIR.(c7/0Al /JV ./1/. r~JC'7H Az,(.uL!-(.. GbIVN<t.~-r;AJ t':. 77, A S'y# P'P'C..
(sI'It,,,,,(;. vttl/<'7' ovrrljliJ PlA"",IVr;. 0'''- 771<- sov771 EA$7t~/)' D,Rc,-r,ON.
Are they adequate to serve the proposed project? y~s
j>
'2 / 'I v
j
WPC 9459P
-15-
Case No. IS- ')/-Su
7. Remarks
Please identify and discuss any remaining potential adverse impacts,
mitiga ion measures, or other issues.
..
(p /{,;;/t1-
Date .
-'> - 'I'
;?
WPC 9459P
-16-
DATE; June 3, 1992
.. rfl<; ~ :
.. -ro:
SUBJECT: CKKJ
D
o
D
The project consJsts of:
Location:
ROUT! NG FORM
/
'Yl2.
C' <2', V.
. "120
j)1.^/<~9<,
/II /11/ /II Q
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 Goye, 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 & EIR)
Maureen Roeber, Library (Final EIR)
Othe r
Maryann Miller
Enyironmental Section
Application for Initial Study (IS- 91-50(BYFA- 536
Checkprint Draft EIR (20 days)(EIR- /FB-
Reyiew of a Draft EIR (EIR- /FB-
Review of EnYironmental Reyiew Record FC-
/Dfl- 855
/DP
/DP
/ERR-
)
)
)
)
"
A Golf driying range, golf instruction, putting
and chipping practice, batting cage, pitching
practice & instruction.
SEC of Broadway & SR-54
Please reyiew the document and forward to me any comments you haye by 6/12/92
Comments:
At) (~AA0.-0.' /17
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CHULA VISTA FIRE DEPARTMENT
BUREAU OF FIRE PREVENTION
Address
~/;!' /kt fC / ~/ - 5'4-
,
PLAN CORRECTION SHEET
/S-7/;:Jc l
,cA-<.:,:k . ... 'Jk.
Pl an Fi le No.DI'-.fSJChecker /"t1. Date
l.'
c. / "f- / 9 :J-
Type Constr.
Occupancy
No. Stories
Bldg. Area
The following list does not necessarily include all errors and omissions.
PROVIDE AND SHOW ON PLAN:
~-
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,/,'0-I/VT .<-.f:V/dEt) h/L /4:5 /;u Cc '/ (,6":;'0 t'A!)~':-Md_
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Case No. ,_7::1--7'<07- 500
H. FIRE DEPARTMENT
WPC 9459P
1.,
What is the distance to the nearest fire station? And what is the
f,ire Department's estimated reaction time? / H ,'t' f
3r-f,N R"51'".-~::.r
V
Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
or personne 11 \ / ~ S
/
2.
3.
Remarks
,
f IV /~~
FDre Marshal
i. /4/7;;-
Date
i
H
u
-17-
:; 'I 'I
ROUT! NG FORM
DATE: June 3, 1992
-
TO:
Ken Larson, Building & Housing
John lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (15/3, EIR/2)
Richard Rudolf, Assistant City Attorney (EIR only)
Carol Goye, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
FranK Herrera, Adyance Planning
Bob Sennett. City Landscape Architect
Bob Leiter, Planning Director
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silya (IS & EIR)
Maureen Roeber, Library (Final EIR)
Othe r
FROM: Maryann Miller Enyironmental Section
SUBJECT: [ill Application for Initial Study (IS- 91-50(BYFA- 536 /DfL 855 )
D Checkprint Draft EIR (20 days)(EIR- /FB- /DP )
0 Reyiew of a Draft EIR (EIR- /FB- /DP )
D Review of Environmental Reyiew Record FC- /ERR- )
"
The project cons~sts of:
A Golf driving range, golf instruction, putting
and chipping practice, batting cage, pitching
practice & instruction.
~
.~
""
location:
SEC of Broadway & SR-54
- """'-.,
;:;'U "'\ _,
r'C ..
"'~~~~<~:.:~::.'-'
Aff:- ",,,:,'-
~~' "
Please review the document and forward to me any comments you have by 6/12/92
Convnents:
'P~~3 ~ ~c....
\2;~ ~I)
~3 t-D GoMl't~
ftb.J~=- ~~
-1'-
Case No. --ZS-. ?~ y('g~
H-1. PARKS AND RECREATION DEPARTMENT
1. How many acres of parkland are necessary to serve the proposed
project?
2. How many acres of developed parkland are within the Park
District 0 this project as shown in the Parks and Recreation
of the Gene 1 Plan? (If applicable)
3. What ire the urrent park acreage requirements in the
District? (If plicable)
4. Is project subject 0 Parks & Recreation Threshold r Quirementsl _____
If not, please expla'n.
Servi ce
8.
rks near the project
lting from this project?
5. Are existing neighborh d and community
adequate to serve the popu tion increase re
Neighborhood
Community Parks
6. If not, are parkland dedications 0
of the project adequate
Neighborhood
Community Parks
7. Does this project exce the Parks
established by City Coun 1 policies?
ther mitigation proposed as part
opulation increase?
Recreation Thresholds
ements, will applicant be required 0:
9.
\~l.{. ~
~
ProYide 1 and?
Pay a fee?
~ (. S~~.
Pa ks nd Recreation Director or Representative
G.5 q?-.
Date
WPC 9459P
, /
::; . y 4'
-18-
ROUTI NG FORM
DATE: June 3, 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 Goye, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Adyance 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
EnYironmental Section
SUBJECT:
[KK] Application for Initial Study (IS- 91-50(BYFA- 536
c:=J Checkprint Draft EIR (20 days)(EIR- /FB-
r::J Reyiew of a Draft EIR (EIR- /FB-
c:=J Review of EnYironmental Reyiew Record FC-
/DP- 855 )
/DP )
/DP )
/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
Please review the document and forward to me any comments you have by 6/12/92
Comments: Prior to issuance of building permits, payment of school fees and
a certificate of compliance will be required. No other school mitigation
win be required.
;~
Tnomas Silya
Assistant Director of Planning .3. (I)
BOARD OF EDUCA TIOH
JOSEPH 0_ CUMMINGS. PI1.D
LARRY CUNNINGHAM
SHARON GILES
PATR!CK A_ JUDD
GREG A. SANDOVAL
SUPERINTENDENT
.K)HN F_ VUGRIN, Ph.D.
CHULA VIS-1A ELEIVIENTARY SCH00L DISTIUCT
84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 91910 . 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTII r:cCE:/VE:D
June 9, 1992
Ms. Maryann Miller
Environmental Review Dept.
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
ULANNIIVG
RE:
IS-91-50(B)
Location:
Applicant:
Project:
/ FA-536 / OP-855
SEC of Broadway & SR-54
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 $.12/square foot; Sweetwater Union High
School District $.15/square foot) to assist in financing
facilities needed to serve growth.
If you have any questions, please contact this office.
Sincerely,
~; sL.---J
Kat:e Shurson
Director of Planning & Facilities
KS:dp
cc: Jerald A. Alford
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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
this case because the mitigation measures described On an attached
sheet haye been added to the project. A MITIGATED NEGATIVE DECLARATION
WILL BE PREPARED................................................... ['I-]
I find the propose::! project MAY haye a significant effect on the
enYironment, and an ENVIRONMENTAL IMPACT REPORT is required........[ ]
b .;23,1'112-
Datel .
'L~&~~
Signature
For {'iff 1- C/w.-t6- u.. s-/-L
IV. SUMMARY OF ISSUES
List all significant or potentially significant impacts identified in
the Initial Study checklist form.
~,~
'47 iY f).IJrF! I p-/1 ilk ./
11wtA.t:h~
YES
.K
MAYBE
'/.
X
~
y~
V. APPLICANT ACCEPTANCE OF MITIGATION MEASURES
(;;Ld a ~ /mJ2,~Y
NAME TITLE
I /1/1L
I I'JATE
//1
1.J ,')
'.'1"'1'" ""...,..,,.,
.",
H. DE MINIMIS FEE DETERMINATION
(Chapter 1706, Statutes of 1990 - AB 3158)
_ It is hereby found that this project involVes no potential for
any adverse effect, either individually or cumulatively on
"i1dlffe resources and that a .Certificate of Fee Exemption"
shall be prepared for this project.
~ It is hereby found that this project could potentially impact
"ildlife, individually or cumulatively and therefore fees in
accordance "ith Section 711.4 (d) of the Fish and Game Code
shall be paid to the County Clerk.
t~ ;!u~~Jr-- i<--
EnYironmental Reyiew Coordinator
I
flMU ,}~ !lr'lL
D~e
}_ {f
WPC 94S9P
-29-
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, howeyer, the soil sand geotechni ca 1 i nformat i on remains ya 1 i d
for any development. In summary, during construction, soils would be
exposed, and vulnerable to wind and water erosion, which could result in
increased siltation to the historic Sweetwater Riyer 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
with the Ci ty' s Gradi ng Ordi nance, and will be reyi ewed and approyed by
the City Engineering Department for adequacy. The City's Grading
Ordinance addresses soil erosion and stability issues.
2. AIR
Project-related traffic would incrementally add to the already
significant regional air qual ity 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 would not modify the Sweetwater Riyer drainage, but it is
currently within the 100 year flood zone of this riyer as defined by the
Federal Emergency Management Act (FEMA) map. Until the Sweetwater Riyer
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 improyements are completed downstream.
Project deyelopment would create few impervious surfaces, minimally
affecting the amount of surface runoff. Surface water on the site would
runoff to drai nage improyements occurri ng south of the si te, whi ch is
considered adequate to serye the project. Changes in the amount of
surface water in any water body would not be affected, as the site is
relatiyely small.
WPC 4970H (6/30/92)
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Discussion for Enyironmental Checklist Form
Page 2
The site overlays groundwater which is approximately 0 to 4 fe,et 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.
Howeyer, the report stated that if groundwater were encountered, then
recommendations regarding groundwater in the WCC report (and updated
report) must be incorporated into the gradi ng and construct ion
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
deyelopment 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 LIFE
The site has been studied for biological resources, including:
1. Pacific Southwest Biological Services, Inc., 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 15-acre site in
Chula Vista North of the Intersection 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 EIR, June 15, 1988.
Releyant excerpts from the Town Centre II Amendment EIR, which
incorporates all of the above-referenced material, are included below.
These excerpts are from the Impact Subsection in the Biology section.
Additionally, a recent letter report from PSBS (June 7, 1991) is
included as Attachment A.
WPC 4970H (6/30/92)
7 {L
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Discussion for Environmental Checklist Form
Page 3
[Project] site wetlands would not be developed; and would be protected
from deyelopment on the uplands by a 100-foot buffer as presently
required by the existing Coastal Development Permits (CV CDP-004 and
DaB); 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 vari ety of small er res i dent and mi gratory bi rds, 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 progressiye deyelopment 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 sensitiYity 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 activity of
increased numbers of people and yehicles, possibly the presence of
buil di ngs or other yert i ca 1 structures, and the oyera 11 reduction of
open, vi sua lly unobstructed terrain on the site. The nature of the
effect of the 1 atter two factors on wi 1 dl ife is often di ffi cult to
defi ne or quant i fy. Howeyer, 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 indiyiduals involyed. In addition, if human intrusion into
the wetland and undeyeloped upland buffer areas is eliminated or
minimized through appropriate measures, most affected species will
likely habituate in time to the adjacent deyelopment.
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
inyertebrates, which could in turn affect area waterbirds.
In summary, for this project the applicant proposes a 100-foot buffer
between the marsh boundary, and the limit of 'grading. No impacts would
occur with this buffering. However, as stated in the ErR, 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 deyelopment 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.
WPC 4970H (6/30/92)
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Discussion for EnYironmental Checklist Form
Page 4
1. 'In Site 3 [project site], minimize intrusion of humans into the
wetland and buffer zones by constructing a 5-foot chain link fence
or other effective constraint between the wetland and upland
deyelopment.' 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 (ADT) 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 yehicle noise, consequently, no significant
noi se, impacts are expected from thi s source. The proposed use of the
site is also not expected to produce significant noise.
7. LIGHT AND GLARE
The project would produce new 1 ight, as there would be buildings and
recreat i ona 1 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 1 ighting, 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 require a Local Coastal Program Amendment,
WPC 4970H (6/30/92)
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Discussion for Environmental Checklist Form
Page 5
and a City Cond it i ona 1 Use Permit. The proposed land use is cons i dered
to be compatible with the surrounding 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 Conseryation Element of the
General Plan in the project vicinity, yet the fill soils and mixture of
silts and clays with the sands, diminish any yalue they may haye. 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 excessiye amounts by deyelopment
of the proposed project.
10. RISK OF UPSET
According to the Office of Planning and Research list of hazardous waste
sites, this area does not haye a history of hazardous wastes. The
proposed deye 1 opment is not expected to requi re the use of hazardous
materials.
11. POPULATION/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 Yicinity, but, the small size of the project does
not constitute a significant demand.
13. TRANSPORTATION/CIRCULATION
Approximately 1,200 ayerage daily trips (ADT) are expected to be
generated by this project (see Engineering Department Routing Form).
Thi s traffi c woul d incrementally contri bute to future anti ci pated
congestion impacts at Fourth Ayenue/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 cumulatiye impact.
Additionally, street improyements to Fifth Ayenue would be required by
the Ci ty' sEngi neeri ng Department pri or to the issuance of gradi ng or
building permits.
14. PUBLIC SERVICES
a. Fire Protect i on. See plan correct i on sheet. The app 1 i cant will
coordinate with the Fire Department, and will implement required
measures as part of the standard buil di ng process and in order to
achieye a building permit. Also, the Fire Department, stated that
trees pl anted along parki ng and entrances to center cannot impede
access to fire equipment.
WPC 4970H (6/30/92)
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Discussion for Environmental Checklist Form
Page 6
b. No impacts to Police Seryice.
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 i ndi rectly generated by the project woul d be
mi nor, but any student generated in a Di stri ct where capacity is
already exceeded is considered significant. State law requires
payment of school fees, wh i ch is cons idered acceptabl e mi t igat i on
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 proYision of these opportunities.
e. No other substantial effects on publ ic facil ities or qovernmental
services.
IS. ENERGY
SDG&E would provide energy to the site. Energy use would, howeyer, place
an incremental demand on the diminishing supply of fossil fuel resources,
and indirectly contributes to degradation of air quality. Energy
conserYing building design must be utilized, as required by law, and
other energy conserYing features, such as efficient 1 ighting, should be
integrated into the project design as feasible.
16. THRESHOLDS
Water (1): Developer must submit to the City a
1 etter from Sweetwater Authori ty. Otherwi se,
conformance with the Threshold/Standards Policy.
seryice ayailability
the project is in
17. HUMAN HEALTH
See No. 10 above.
18. AESTHETICS
The proposed project would be visually consistent with the adjacent
Historic Sweetwater River Channel, and is anticipated to be aesthetically
positiye. A 3D-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 idences 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.
WPC 4970H (6/30/92)
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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
deve 1 opment preserves the 100-foot buffer requi red by the City's 1 oca 1
Coastal Program between the development area and the wetlands associated
with the Historic Sweetwater River Channel. The City's General Plan
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 oyer the
buffer area (see Project Description, Negative Declaration).
20. CULTURAL RESOURCES
The Town Centre II EIR record search found a previously recorded
archaeological site, W-2241, somewhere on the north side of "CO Street in
the project area. Thi s site was recorded as a depos it of tools with a
thin shell midden exposed on the surface. The field survey of the vacant
site (for Town Centre II EIR) did not reyeal the presence of any
prehistoric sites due to the presence of the fill dirt. It is possible
that the site is located below the fill dirt. The proposed deyelopment
would not excayate to the bottom of the fill dirt, only some surcharge
soils may be recoyered. Thus, no disturbance to the site, if it were at
the project location, would occur.
21. MANDATORY FINDINGS OF SIGNIFICANCE
With mitigation measures implemented for potential
impacts, the project would not create impacts to
resources, and it would not eliminate major periods of
history or prehistory.
b. Long term goals are associated with use of the site for significant
natura 1 resource protect i on or product ion of a resource, such as
agriculture, or mineral resources. No long term goals for the site
would be disadvantaged by the project.
a.
biological
biological
Ca 1 iforni a
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 vicinity. With implementation of standard
building requirements and mitigation measures, the project
contribution to these impacts would be reduced to a leyel of less
than significant.
d. With implementation of standard building requirements, no direct or
indirect adyerse effects would occur to human beings.
WPC 4970H (6/30/92)
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ADDENDUM
MITIGATED NEGATIVE DECLARATION 91-S0(B)
FIFTH A VENUE GOLF RANGE/SPORTS CENTER
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 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 EIR or Negative Declaration.
Condition No, 1 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
L 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 pot,ential 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, wliich 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,
3&3
~ Clarifications to P ,ct 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
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RESOLUTION NO. PCC-93-iS
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 QUADERANT 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 quaderant of National City Boulevard
(Broadway) and SR-54 ("Project Site") (Attachment "A" in the Staff
Report); 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 Negative Declaration 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 and adopts the Negative Declaration 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
Council Resolution which adopts the Negative Declaration 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.
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Resolution PCC-93-15 - National Avenue Associates
January 27, 1993
Page 2
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
:\SBA YGOLF\9315PC. RES
1)0
;;\
/
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") (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 Negative Declaration 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 Negative Declaration issued on IS-
91-0S0(B).
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
:\SRA YGOLF\9315CC.RES
8n\
Resolution No.
Page 2
for IS-91-050(B) which mitigate andy impacts to a level
less than significant, and hereby adopts the findings of
the Negative Declaration 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-93-15 will comply with the conditions specified in
the Code in that the applicable conditions will not cause
a burden to the applicant because additional right-of-way
and other public improvements are not required.
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.
The approval of PCC-93-I5 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.
:\SBAYGOLF\9315CC.RES
I]r
~
Resolution No.
Page 3
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
Mitigated Negative Declaration issued for IS-91-050(B).
3. Submit 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 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 reserves 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 and to the satisfaction of the City
Engineer.
7. Submit a water availability letter from the Sweetwater
Authority.
8. Install and maintain in good repair a functional non-
fabric golf ball retention screen to a maximum of 60 feet
high along the northern Project boundary as indicated on
the site Plan, and a non-fabric golf ball retention
screen to a maximum of 25 feet high along the southern
Project boundary as indicated on the Site Plan. In
:\SBA YGOLF\9315CC.RES
-),
f11j
:A
,Resolution No.
Page 4
addition, anti-perching devices shall be placed 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. Submit a lighting plan to the Director of Planning for
review and approval. Said lighting study shall direct
all lighting away from traffic and nearby land uses, or
otherwise shield all lighting 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
permit 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 ci ty , 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,
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 form 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.
:\SBA YGOLF\9315CC.RES
j\.
1~
,:
BE IT FURTHER
transmitted to the
County Recorder.
Presented by
Resolution No.
Page 5
RESOLVED that a copy of this Resolution be
Applicant and recorded in the Office of the
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
:\SBAYGOLP\9315CC.RES
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