HomeMy WebLinkAbout2007/09/18 Item 11
CITY COUNCIL
AGENDA STATEMENT
Item No.: Ii
Meeting Date: 9/18/07
SUBMITTED BY:
CHARGERS STADIUM SITE ANALYSIS REPORT
DIRECTOR OF PLANNING ~D BUILDIN~
CITY MANAGER . / Mt!L-
ASSISTANT CIT~~G~R c; j
ITEM TITLE:
REVIEWED BY:
4/5THS VOTE: YES
NO X
BACKGROUND
On May 9, 2006 the City Council unanimously voted for the City of Chula Vista to have initial
conversations with the San Diego Chargers on the potential for a new stadium site for the
Chargers in Chula Vista. Over the proceeding several months meetings were held between the
City and the Chargers. The San Diego Chargers have expressed a continuing interest in working
with the City toward identifying potential sites for a stadium within our city.
On December 19, 2006 the City Council created a sub-committee to take the lead on exploring
potential stadium sites in Chula Vista. The Sub-committee consisting of Mayor Cox and
Councilman McCann have played a lead role in interfacing with representatives of the Chargers.
In order to conduct the stadium site analysis, expert consultant assistance was necessary.
Planning and Building staff conducted a formal consultant process (consistent with the
requirements of the Municipal Code), which resulted in a recommendation to hire Cooper
Robertson and Partners. On January 23,2007, the City Council approved the contract to prepare
a stadium site feasibility report. The Chargers have paid all costs associated with the consultant's
work. Cooper Robertson is uniquely qualified to have prepared the report since this firm has
prepared similar studies for stadium sites throughout the United States, and also has prepared the
Chula Vista Bayfront Master Plan. This combination of relevant project experience and local
knowledge made them ideally suited to prepare the study, as well as the most competitive firm
11-1
Date, Item No.: II
Meeting Date: 9/18/07
Page 2 of 3
during the consultant selection process. It is important to note that Cooper Roberston's proposal
was the least expensive of the three proposals received.
ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has reviewed the proposed activity for compliance with
the California Environmental Quality Act (CEQA) and has determined that the activity is not a
"Project" as defined under Section 15378 of the State CEQA Guidelines; therefore, pursuant to
Section 15060(c)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus, no
environmental review is necessary.
RECOMMENDATION
That the City Council accept the stadium site assessment report and provide further direction as
needed.
BOARDS/COMMISSION RECOMMENDATION
N/A.
DISCUSSION
Cooper Robertson and Partners completed the site feasibility report pursuant to the requirements
of their contract. This analysis included the evaluation of potential stadium sites relative to
operational issues, physical constraints, and policy issues. The firm will be presenting the results
of their findings at the September 18, 2007 Council meeting. In accordance with their contract, a
site feasibility assessment report has been prepared for Council review (attached).
The purpose of this phase in process, is to identify the potential feasibility of stadium locations.
An actual stadium project is not being considered at this time. If the City Council decides to
allow the Chargers to further explore the feasibility of a stadium project in Chula Vista, the
Chargers will need to identify one of the sites discussed in the study as appropriate for more
detailed consideration. The Chargers would also be required to submit additional deposits to the
City to cover all staff/consultant work needed to conduct more detailed conceptual site analysis.
J: Ip lanning\SteveXP\chargers. staff report. presentation. doc
11-2
Date, Item No.: \ \
Meeting Date: 9/18/07
Page 3 of 3
Pursuant to previous City Council direction (January 23,2007) any Chula Vista stadium proposal
would have to abide by the following principles:
1. Include extensive public input
2. Have extensive public review of its design
3. Not involve existing City ofChula Vista general fund monies (new monies generated by the
project may possibly be used as an incentive)
4. Not create either short or long-term fiscal deficits to the City
5. Identify environmental impacts and provide appropriate mitigation measures
6. Identify financial impacts and benefits to Chula Vista
7. Blend in with the character of the community
8. Give attention to the area surrounding the stadium complex
9. Not be detrimental to the Bayfront Master Plan
10. Not be detrimental to the future University Master Plan
DECISION-MAKER CONFLICTS:
Staff has reviewed the decision contemplated by this action and has determined that it is not site
specific and consequently the 500 foot rule found in California Code of Regulations Section
18704.2(a)(1) in not applicable to this decision.
FISCAL IMPACT
There will be no fiscal impact to the General Fund from this contract. The contract has been paid
directly by the San Diego Chargers through a deposit account. Staffing costs are also being paid for
by the Chargers.
ATTACHMENTS
1. Stadium Site Feasibility Report
Prepared by: Jim Sandoval, Alep, Director of Planning and Building, Planning & Building Dept.
J: \P lalilling\SteveXP\chargers. staffreport. presentation. doc
11-3
>
"
Co
~
~
~
~
to
"
i
~
"
!
~
::l
C
~
en
en
a:
w
Cl
a:
<(
:I:
U
~
w
2:
<(
a:
o
...
en
en
~
<(
2:
<(
w
!::
en
~
Yl
s:
-'!i
:::J
6
"-
a
C-
O
Q)
~
f:::
p-
~ ~
CflO!lel', Hnh('rlRun & Pllrlner:s ilrcllilrrllrl'r. UI'I)(IlllJr.~i!l11
Table of Contents
Summary 5
Introduction 7
NFL SladiurnTypes 8
NFLSladiunl Requiroments 10
Planning and Design Observclliol1s 11
Assessment of Sites
Potential Sites in Chula Vista 17
Land Use Compatibility 18
Land Features and Topography 19
-- Utility Infrastructure 20 LO
OperetionClllssu05 21 I
~
Policy I,-,suos n ~
-- Additional Revenue lS5ues 22
Matrix EVflluation 22
Most Promising Sites
Comparisons 23
Sumll1aryMatrix 25
Access and Circulation 26
Mass Transit 28
Parking 30
Environmental EvaluCltions 33
Gcmmal Noise Assessment 41
Conceptual l1Iustrations
Bayfront Site 46
O!;lySile 48
Site Ana;",is hr A New St"di\lnllor the Charner~
SeDt~ml'cr 2007
"
I
c
~
11-6
"
,
~
,
:E
!
<
"
.
~
~
"
~
..
"
.
~
,
~
>
~
E
E
,
en
"
,
~
,
,
~
d!
,
o
,
a
"
.
~
~
,
,
,
it
,
g
~
6
,
e.
,
~
.
o
a
~
a
Q
it :::
~ ,
22 <%
:: ~
2 ~
~ a
a
~~
~a
~ C,)
s: -:S
;: Q
~ -
0><-
~ '5
,s <r;
i 2
-sB
2: ~
'" v;
~ a
, a
~ '",
$: ~
Ii
0; \2
;:: ~
a ~
'" '
'" &.
~
C,)--'
:, !;:;
" ~
:: c
~ ::
~~
'" c
'-' "-
c '"
~~
c1Jf t
- ~ '"
(;):: ::r,
~ K 8
~ 2 gl
~'tla
- '
s.>:! ~
~ ~ 22
~~~
Q 12 <!}
" a ,
~ ~ -8
~ g E
a 0 a
-S ~ ~
~'i !
~ it 6
~ ~. ~
~ ~ ~
~ ~ 2
HI
g -~ .g
:::.::; c;
~ ~ ~
~ ]' ~
- "'" <F.
~ 5.. "g
tli
t~~
~] g
...;::'- or,
h -S ~
L- ~ ~
iE C
'(:;,52
~ 1 ~
Q ;: -
~ ~ ~
V, $V:
'" g Li
:::: 1:: <'
} % 2
~ -~ ~
Hi
c; g <t
<- ~ ::c
Hh
~.; ~ 1?
Q Q ~ -
HH
HI!
I z -~ ~
gg.s~
::: i': Qj.::>
~ ~ ~:g
ti!~
~ '-? ~ ~
HiI
-.. ?O :: '"
111~
ct;,..:;:;rn':;;.
~~~~
13 ~' g ~
~- ~ ~ ~
~ ~ ~ 6
~ ~ ~ ~
>:1::
liB
HU
1 ~ ~ i
~ ~ ~E
~" "! v::
nn
-.. <:: '-' <L
~a~;
un
Q -S;"2 ~
'8 f.:: 92
[is g ~
1~1!
??' :. ~ ~
g, ~; is
HH
~ ~ ; 8.
'-- t cc Q.
~ ~ -~ ~
(..} Q) - 't
HH
~ ~ ~ s
~ ~ ~ ~
~~i~~
-i< '" ._ <.>
~ ~~ %-::
~ -s ;- ~ ~
a",."" 0:: ::!:I
I!H!
,,=' ,
e "
<l> Q
<.: ::0
c "
, "
'- ~
-2 ~
a -
, ~
a a
~ g
'iF;-::
, a
~ a
, ~
~.g
~ '::;
Vi t;-,
~t
" -
~""
a ,
- C
t~!!i
~ " C:;
~ ~ '5
~ ~ g
'" :;"-.::0
. ~ a
5 c ~
"0..<;: (l)
"" Q) '"
]~1'
~ oj ;;;
fi l
~ ~ ~
~ '5 i
~82
a _ _
~ Q (;>
g ~ ~
.. '-' '"
\2 (l; ~
~ 'S 'J>
~ -g ~
::..'" '"
! j i
a a .
] ~,j
.g~"5
~ ~ ~
'" " (l)
"tl Q; S
~ g :g
1; ~ ~
:::;: ;,;
Q.l Q> ~
!U
h- '"' _
1!
~ ~ ]
~ ~ f-
..:: Q) ~
~ ~ ~
~. 0. Q.
~ ~ &
~ ~,~
S: ~ ~
o 0 <J;
QJ c: 5
::: ~ ;0
t: T2 ~
'" ::y,'"
:::: '"' ~
HI
~ ~;
j I'i
Q) v. a
'S{; 9-
o _ C
1:: "'-
_ f'O <t
g, ~ ~
c -'
".;?i~
~ .~ ,~
~ ~ s ":;;
j~u~~
, '
..'! ~ -:;, 0)
:, 0. "'-C'
~ ~ ~ :
g i ! ~
::: o,:.,g-:;,
<t ,_ - QJ
-S 0 ~ ~
0) (!) Q '"
iH i
'lJ "'.::' '"
~ ~~ ~
~ u C ~
~ S! 0...-
~ '; ~ g
r: .... <l> -
2 ~ 7; ~
.2 ~ ,~ ::
HH
h- '" ~ ::;
"
.
~
,7;
~
z
"
3
"
;J;
~
"
~
3i
.~
"
~
.1
~
"
to
"
j
~
~
~
o
o
o
,
~
l
z
-'
~
.,
<1
'J,
b
C
j
6- ~ ~
a:03~9 ~~"O::'" ~:~ g-s
5",<,''g26~ 2'o~,g6
-;~~~-'5i =:::'-~~~3L~_=
~ ~.~ ~'. ~ ~ ~ ~ S E
=rno. S'- :ll~.g30.:::l
&: l:'2a.. 0 Cl .'::: ~ ~ r.l ~ 16
,;zj: .r:; ~5.i:.~ (fl g ~'~c.;:;;
'-':=~Q)-:o-jg~O.L:E".
;'J.5:.r:;>~~"'.~....:U05i
..2 'U~_~-:oZlS:Jl.::c
~1'ce"'5~6.'~og'"
~.~o>~..9~li:;Eo
...: ~ a; ~ jg.&5 g ~'';::m ~ g.~
~s;:o5-:gg>3:@-:o.~-:o:c
8 ~ .2l .!!2 ~ .'~ .~ 'G ~ ~ c E fa
u<Il2:;lzo<llOrnoQ)I-m
"C!llouU)c:c~iPoE.-
~ ~ ~- :E1!O! .~ <1: .~ -; g- ~ ~
's citQ~;:~!:~{!lS:~~ ~
~ .iji ,~ 3:.. ~ ~ E 'aj'-g :B {J' a; ~
~ ~.'.J:: ~..El 0 .'Jl' ~1!'(i; ~::: ~ l':!
:> .5: Sl5] ;;0 ;:c ~~ & ~ ~
3 ~ ~ g~ ~ ; ~ ~ <1l g g ~ ~
.L: ~ 'Vlo. .... .1ii .c m <1l em "'.0 u
:: ~~_~<t o:-~-~\Q]$'~ 1?
'~*;2 ~.~'58 'C~~~.~g-
.... .0.:;:;':0 :;l.;,;_c.'~ 2; 00.0..=' ._'
~~, $E. .~* --g .'fa.~ c'b~:~ ~
S3:iit:S;::&~'~ ~~.155
III
'"
c.
~
E
::l
'5
ell
en
..J
u..
2:
~ g ~- E
g ~ ~ 8, Q
u '== ~
1:: '- '" <D
Cl 0 o>.c:
-E !.O:' ~-g
'" -0 <:: CJ -
~.~-!~~
'" Cl .Q ~ c..
:: -0 0 ~ E
=> c '" '"
;HH
;
1
<
<
z
,
g
~
~
,
<
o
o
,
o
~
~ ~
~
>
~
c
t
l.
c
g
~
:t
,
^
I
,
f
,
,
"
,
~
11-11
NFL Stadium Requirements
Urban Integrated Stadiums
AVGragcSladiumAcreAgc: 19.6
Avcr2lge Non-Stadium Acreage: 46.0
Average Total Acreage: 65.6
Shared parUng with other uses reducns the total land area rcquirrd
Shaf!;cl pilrking increases the !lbility to integrate stildiUlt1 with Sllrrounding ilfCil
Best Practices
. ~JFLfranchisesattrClcllargeaLldiellceson game day Milnilging Ihc experience on
game day helps generate excilement and conlriblltes to tho spikes in revenues
lor the loeill economy. Properly mflnapillg tile experience on non-game d8yS
helps generate revenues vcarround find contributes to 1011g-lorn1 investment in
theregionalecol1oll1Y
00
Waterfront Stadiums
AV()tilgO SlarliUnl Acreage 25.5
Avorago Non-SIFl(1iUlll Acreage: 48.75
Aver<1go TolillAcreClge: 7725
Structured pMking provided on-,;jto reduces tOlalli'ln(1 ilrea required and
increases dovolopment costs
Waterfront views provide 1t'<lSO prcmillllllllS which may off-set increilsed
oevelopmcnlcosls
. Forwilrd thinking in sports developnwnt plar.cs a premium on integrating the
V8IlUf' into itsseUiIl\J,whelher at the edge 01 "city on a vvaterflont 0 rinthemidst
Ofil city as urban infill or ill il p;lrk as pilrlofaset of recreational oflerings. These
n8wvcnues fOCLlSOl1lheexpelienceinth8pllblicre,1lmillldinsodoingprovide
a framework lor athor IHnd owners to participate in future development
N
~
Isolated Stadiums
~
~
AVEJlilgeStadiul11 Acreage: 25.5
Average Non-Stadium Acreage: 142.1
AveraW~ TOlnl Acreilge: 167.6
All surface parking dedicated lor stadium use requires II", \)T<calcst 1,:lIld :')W,l
Oedicatedsur(aceparkingplacosstculiunllllisol,1lionwilllsunOllnclillg,)reCl
. Glorypmk in Arlington. Texas. Atlantic Yards in Brooklyn. American AirlinE'S Arena
in Miami, National Ballpark in DC, Carllcton Yaf{ls in BClltimore iwd Peleo P,lIk
ill Sill1 Diego are examples 01 sporls velllles inlegraleel with lhe surroundinlj
coni ex\. The venllE'S are helpinG to spur a higher quality oJdevelopnlenl ill their
districts
"
~
~
~
-
t.
0<::
o
=
~
,
~
VI
c:
o
'';::;
..
>
"-
III
VI
.c
o
c:
Cl
';;;
III
C
't:l
c:
..
Cl
c:
'2
c:
..
a::
..
"'
o
"
E
"'
o
.:
o
2:
c
o
..
"'
o
"
E
"'
o
c
o
ro 0 " ~
c ~ E S
0
" w ~ E , 0;
m 0 >
0: - 05 '" :> w
~ E ~ c " -'"
u " c " .:J
.3 0
u Uj ~ :3 >-
ro "' m
0 " -0
'" >-
z "'
>
'"
>-
ro
o
g
.
co
.2
c
~
~
.g
-0
C
m
c
ro
"
~
"
<5
c
.
U
^
o
~
>
.~
~
~
"
u
>-
.2
c
~
~
.g
-0
:i
c
m
"
8
-0
o
W
Z
"
o
E
o
~
"
c
ro
w
~
g
~
{i
E
c
-6
ro
"
w
~
e-
o
"'
ii"
t
z
;
.,
<
'Jj
~
i
f:
~
~ ~
-
>
....
':;:
'';:
"
ct
I
o
o
.8 ~
".
.
z
I
"
o
-8 ~
""
,
z
'~I-
~~
"
"
1
o
1_
]~
~,a:
~
v~
~ ~
~
~
~
g
~
t.
"
~
i
=
,
.
,
~
'"
(,)
'"
a:::
'"
Cl
c
:E
'5
aI
E
::l
'6
'"
en
'"
c
'"
.J:
...
'"
~
o
E
Cl
c
~
::l
aI
g
~
~ ~
~
Sf
o
Q)
<>
..
c:
..
-
o
t:
&.
Cl
<:
'OJ
llJ
9
~
~ ~
-
.~
'"
~
~
.;0
~
"
~
o
~
.
~
,
'-'
l/l
Q)
+"
Ci5
-
o
+"
s:::
Q)
E
l/l
l/l
Q)
l/l
l/l
<(
L
~
~ ~
~
,J
-
.ioioOti;;.i'ilo .. ',,,.
i ...-.......nl....<.,_
~ ti!r'" ~
tll ~1 ._.i....~.....\.
,.!._,l.';'! '
~~~~. ~
"j*',r-",s.",:,"o"'.
''i-..........,.
;:!
<I:
CI)
...
(j;
o
CI)
...
(j;
l:ll
t,,~~~~~~
'\ ' 'to
-:. \
\ I
'.. :
,.; I
I':
; ,-J
I --:
:. ..1
t',,,, ,'::
~......._!
u
CI)
,'I::
en
c
(:ouper, Hnherl~"n &.l'll.rtnel'~ ,11..Jlilrrf"I"C, [..'11)(111 ]}rSi!/li
Potential Sites
. Site A 1139 acres) is bound by San Diego Bay to Il1e west ,111d SClY
Blvrl,aservicoroadparslleltolnlNstate-5, lothceaslandissilualcd
betwe€!Il J and Naples Streets.ll is one mile in length, irregular in
configufslion and 1.735 feel i3t its widest poinl, A stadium could be
positioned easily in the cenlCf,oral eith8f cnd with less room 10
maneuver
. Site B (22 ilcr[~s) i" 10caterl adj'3r~Ollt 101-5 ill10 !3ily Blvd tJelwcon
Palolllar iOlld Anila Slreets, lL hilS ~ reverse "p"-shape, and IS 11iHrr)W
1400 fCQt on Clveragc, 576 fpet fll its widrst) "met a hall.t11ile long
A sladium could not bo accommodAted within Ihe bOLlIlds of this
sile, Addilional land would neod to he acquirodtomeet Iheminirnu In
dimensiol1 and cOllfipuraliol1 nocossMy. 1-5 conslrains SilO 8 to Ihe
eilsl ilnd Bay Blvd COllslraills it 10 Ille west, Adrlitionillland would
need 10 be found wesl 01 tha sito by brOClehinQ Bay Blvd TI10se lands
f1fecurrcntIYlls()d forsillt()vapori3tioll_Sit08is(:oll1prisodo! 12SITlilll
pilrcols, Gaining control of all Ihe Pilrcels wOllld pose a challpr1ge
Adding more land 10 th{~ west wOelld be ,) greater challenge Site 8 is
notdnemQ[1 10 be a ,tiahlo canclidatc ilnd,thereforo, is dropped fr om
furtherconsidelation ill this study.
. Site C (tJO acresl is localed 7,5 nlil05 Illlilml Ironl the BClY in Ot,l\/
Ranch, and lIanks Slille Route-125 south 01 Rock MO\lI1taill Road
/11\111\0 ParkwilY The site is requlflr in shape with din18llsions of
approximiltely :3,0001. feet by 7.000_'_ leet, A sladiulll cnuld l)('
accomrnodatod easily on this si\o
. The four polelltiill <;il~lS ar8 idontifi0d CIS Sill'S ^ G, C and D Ihl1 firsl
tesl. of fOilsibilily i,~ parcel silC! and conliL)uril(ion to delerminn if a
sln(lium would fil on the siles, A 72.000"snat sladiulll, thl1 maxirnunl
capacity for Super Bowl events. would no)ed an me", of 75 acres
to accornmodalE) Ihe foolprint of ils slruclura as well as a smvice
apron_ An NFL stadium, generally ovoid in sllape, does not require a
particular orientation,although north/soutll is of 1011 used
. Site 0 1:;00 acres) IS localed 1 nlilc due east of SFl-12ri <'11011(:1 HUl1le
Parkway, Its Irtcyular sllapc is (Iescribod hy the con lOurs of n<1lurill
landforn1atiolls on lhe southern and eilslern eclges ollc1 t11e Euclicii;,lll
geomelries of Hunte Palkway to the north and ownQrship 11101(:5 al1(1
bounds to Ihe west A stadium could be accommodated reildity 011
Ihissito.
a>
~
~
~
Sil" A"illy."" lor il New St"~il"n lor (h" CI""(Je'~
Seplemb"r2007
"
R"yr,,,'\t
".-
,ll>'
"
--
---..-......
._-~..-._._--
_.__..~--~
Land Use Compatibility
SiLo A is (:omprisod of Iwo parcels which con lain the South BiW Power Plant and structures for its operations. induding storage tanks, IdY
down ilreas. tr;Hlsformers dlld l1igh-tr2lnSl11ission distribuLion lines, Light industrial use~ .'He in Ille inlmedi,,18 vicinity west 01 1-5. An 885-slip
millinil is localed in Chula Visla Bilyfronl Park ilt lhe northern edge of Site A. The Chula Vista Wildlife Refu(:Je (dosed to the public! is lo~at"d
in the Bi'lY .'md cOllnecls to Site A via a narrow earthell pathway. Current zoning dr.signalionslor the arEla describod withill the City's Gellt)ral
Development PI<ln inclucle energy utility u~e. residenlial and RV USlC as well as ecologici'll buffers ;'ind opell space, f'ulure devclopm{~nt as
desnibecl by Ihe Chula Vista 8i'lyfronl Milsler PICln envisions an expanded marini!, retail and office use ilS well as open space, A stadium
would iii well wilh the Iransforming vision ollhe Chula Visla 8ilylronl Master Plan. The inlent of sever,,1 planning if1l\iatives in Chula Visla has
bcell to provide grnillcr public access 10 the wilt8ffrOll\. A stadium is a POPUI"f plilce 01 public Clssernbly, A sti'ldilllll iltthe Bayrront would
cnalJlo a li'irgc number or people to onjoy the willerfronl Large-scale performilnce events could be progral111l1ed in off-seClsolls 10 continue
public enjoyment of th0 silO Ihroughout the year, Ini'lddilion, the synergy betweel1 retail and stadium use is a strong attrac!lon lor r:onSUl11ers
and game I<lns. TI10 two uscs brO;'id"n f'i1ch olller's customer base The games are destin"tion ever1[S 1I1i1l bling potential customer,; from the
regiOll to tile area severaltimos il yeilr and sl-Jike spencling in tho local economy, Local rei ail {rostaurilnts. bclrs, sl,ops. ele) providos a wider
spoclrum of i!clivities <lnd offerings lor game f;'ins to rem<lil1 ill the area longer and, thus, increase potential spending Sports venues !I1al are
well inlcgrilted within a mixed-use cont8xt oflen help SpUI a higher quallly of developmenl in the surrounding area Pelco Park ill Sail Diego,
Camden Yards in 8allimore, and Miami Heat Arena are examples 01 such developments.
o
N
I
~
~
Siles C and D are in the pathw<ly olfulure development moving southward from Otay Villilges Nine and Eleven and Otay Ilanch Town
Center at Olympic Parkway. This developmenl is primarily being done by private sector agents. Village Seven. envisioned as a predomirlately
residential developnlCn1. is pl<lnned for area immediately north of Sile C. A 50-acre out-parcel in Village Seven conlains VORTAC. an
airplllne tracking device. Site C is seen as \Ile loc<llion lor Village Eight in the Otay Ranch General Development Plan, A 200-acre mixed. use
developmont known i;lS the Easlern Urban Center is planned for the area northwest o( Site D. EUC is to contain 35 million square feet 01
business, rctailand civic uses and nearly 3.0ao dwelling lInils.
The City is working 10 dovelop a campus lor live Iligher edUCiltional institutions as well as a technology I-J<lrk on 500 acres 011 Site D. Further
east is the 15rJ-acre Olympic Training Conler whidl opened in 1995 as Ihe United Slales Olynlpic Commillee's only warnHNeather training
center, NCilrly4.000 illhleles train at the center each year
TI18 Otay Valley Regronal Park. a greenbelt sySlem which encircles the City, is locale(1 due south of Slles C awl D. A stadium would be
compatible witlllhe nlix of ofleril1gs planned for the Otay developnwnls. There is a strong pot~ntlal synergy between a ul1lversityltpch pelll<:
campus. the Olympic Training Cenler cmrl a stadium, parlicul,lrly regarrlrng off-season use, A Sladium arlj<lcenllO the lllixe(l-usc devclopnwnts
would pr(wicle additional recreational options ilS well as generate a significi'ln\ volurne of potential customers to support plamle(llelailllse
if'
T"p'.~""hV
UIJ'"SpnccSv",,",
=
=
t:O\I!lf'r, Itoherl.!'tlll & l'llrlllf'r~ .!ly./iirrc!WT. Ul"/Jnll D"Ni[l1l
Land Features and Topography
SilO A is a level site witll eXlensive visibility from Ihe elevated freeway \0 the east and from boals in Ihe Bay Clllmp5 of trees line low berms
lO form minor visual buffers to the Power Plan\ from Bily Blvd, The Power Plant is Ihe largesl element onlhe horizol"l looking we;!. Looking
easl frOlllthc Silver Slrand across the BAY, llle f'ower PIAn\ is dwarfed by Ihe silhouette of the moulllaills. The greatest ",[[,ibute of Site A is
its opalll"lesslo the waler al1d the sky
A stadiulll could eilsily be constructed on the level tcrrilin of Site A Tho high waler table of the sileo however, would require 111(; stadiulll to
be elevaled which would increilse opportunities for oll-sile pilrking and servicing provisions_ The design of the sladium could feilllHC' 10 great
crfec:llhe view of Ihe Bay alld the ocean beyond In addition. a dock could be designed to provide boat access to the sit~ Icnding an extra
dimonsion of excitement 10 gamrl-di'lY arrival and pre-event entertainment. The primary impedil1lellt is the removal of the Powl;r PI,II1\. with
its allendi'lnt approvills. timing i'lnd clean'lIp issues. to prepilre the site for stadium use
~
N
I
~
~
Sites C i'lnd Dare siluated in the toolhills 01 the mountains, The terrain rolls southward 10wards the Olay River Valley willl stream channAls
defining broad mound.'>_ The rJynarnie topography is made more apparent by the absC'nce of trees and by lhe scrllb brush whiclllies close to
the ground Tllme arc sweepin>l vislas ollhf) mountains and undeveloped land to the soulh and easl The un pet of low-rise reSl{lential devel-
opnlcllt is in view te the west 2Indnorlh
A significant "mollnt of cut and fill would IleecJ to be done 10 prepare a srte level enougll and of appropriate dirrlensions for;J slildium Ol1e!'>
complelod. there would be ample space 10r;J stadium as well as 01 her ancillary devclopmenls to activate the sile throughoul the year, Slmilal
10 il Bayfronl silo, a stildium coukl be designecl to fealure dramalic views. In addilion. lhe grade chilnges provides opportunilies to enlbed the
structure JS well i'lS parking into the earth 10 help mediate scale changes between a stadium i'lnd its surrounding GOlllext
Site AnalySIS 1m ~ New Sr~d'u'" tn' Ihp. Ch~rge's
5eplel11he, 2007
I ~)
-
I!.'lVI.",,'
l.......
o"v
'"
Utility Infrastructure
Using the ilssumplion of 72.000 patrons, the largest demand load for regular NFL games and Super Bowl ovcn\s, defined Ihe following
cslill1illcnamounls
. Mi1~imUIl1 flow rale is 9,360 9<1110115 [lor minute
. Willer 1153g0 for the s\i;ldiull1 over a 3,5-hour period produces a water use of 5,145 gallons per minute
At tile Rlyfront s,lIlitary and industrial wasle water would be discharged into "Ill eXisting City of Chula Vi~tCl sewer line which is IOCJtcd wilhlll
the right-of-way of Bay Blvd, Sewer service is proposed to be linked through a 1,000 linear foot extension of the existing 7Z-inch trunk hne
localed at the inlerSCCliOll of Bay Blvd, ,111d L Strcet. Site A would be serviced by i1n extension of a 20-mch sewer line for a distance of 0.2
nlile for ~n etnlir.ipalecl cost of $127,000 Wetter service would be connected to a 30"inch trunk line located at the intersection of l Street and
Scconct Avcnu(.'. The extension of the 20-inch water line at an estimated distance of 1.3 miles is projected at a cost 01 $725,500, Natural gas
service would be provided by an existing San Diego Gas & Electric (SDG&E) high-pressure gas lines localed near Bay Blvd and K Street within
(he SDG&E easemClll which parallels Bay Blvd. The phased electrical is proposed througll an extension of existing SDG&E lines fronl i'ldjacent
developeclareas
(/)
At the Otay sites. sewer capacity for a stadium would be provided through expansion of the Salt Creek interceptor treatment plant. Sewer
service would be provided by a 21-inch line connecting to the Salt Creek trunk line. Using Sites C and D as references. the extension of a
20-incl1 sewer line approximately 1 mile is estimated to cost of $620.000. Water service would be connected 10 the 20"inch Irunk line located
on Hunte Parkway. The extension cfthe 20-inch water line at a distance of 0.5 mile is estimated at $264,000, The phased natural gas and
d(n:trical $'~lvir:(J is proposed to br. provided through extensions of eXisting SDG&E lines from adjdcent devolopecl arcas
N
N
I
V"lid<'ltion of availflbilily of 1ho sanilary. water, gelS and electric services will need further anellysis ,lIlet evaluation by service providers for a
cornplelo dolivNY sys(om 10 tl1(J s(adiulll devcloplllcnl Prires lor installation arc based on the City of San Diogo lalld Dcvelopnlont R8vir;w
Divisioll Unit Price list J3llu,1ry 2006
~
~
<1'
Cooper, Roberj~on & PRrtnerl< AI~'I!ikd'I"f> U/"1WI! lJrsiy"
Operational Issues
Site leafiibility is closely related to fllnr;;tion; how well can an environment support a use to opmate al ils 1110st efficient cllld produclive
level. With an NrL slildiun1, two sets 01 IUllclions Ileed to be considored: gilme day and non-game day. For ganlc day, the prime concern is
rnanagillg the palronexperience NFLlranchiscs attract 18rgeaudi ences, Getting people (Ians, sponsors. media. concessions. servicel tothe
site flllri dispersing people Irom the sile at peak volumes is a key IClclor in site selection. How parking is provided is another driving factor
Managing tho expcriellf:e on game day helps generale excitenlent and contributes to spikes in revenues for tll0 local economy Properly
managing the expmience 011 non-game days helps generilte revenues year-round and contributes to long-Ierm investment inlhe regional
cconomy
Front-ol-housc issues such as parking. circulal.ion. waylinding. concessions, and soating (special and regular) arc pflmilrilydesigll issues thdl
are not directly inllual1ced by the particulars of ., site. with the exception of parking provisions which will be examilled soparately, Parkin(-)
also relates to the Ian experience of tailgating. an organicillly growl' avant now ritualized and due speciill attention in luture plannin9 ane!
design efforts, Front-ol.houso issues are alse independent 01 season but are tied \0 program and 5ci'lle Back-ol-houso Issues related to
playar. administration, maintenance, sPrvi"e and media requirements are also design issues and not dependent on site conditions. other thilll
infrastructure c8pacity, In Ollr assessmont. !-lach potential site can handle the operatiollal needs 01 a stildium in 5885011 Differences begin to
Dn1orgeinlookingat non-seasonal use as well as non-NFL use
Whonnot in use by the NFL team. the challenge becomes how flexibly the stadium could flccornmodate other IIsers or other uses Durin~l
the season, the stadium could be a venue for Olhor sports such as soccer, lacrosse or field hockey, This is a neutrallactor across all of the
potential siles. Througlloutthe year other programs could be considered such as music conceTls. laill1 assofllbli(~s. carnivals or lairs Each site
would be ablo to support 01 her programs. however. tlle type 01 ancillary developnlent nearby the stadium would influence now successful
non. NFL programs nlay be a!ld Site A nlay have an advallt8ge over Sites C and D in this regarcl. There i~ all existing context of uses as well as
potential customers nearby Site A east of 1-5 with more to come as Bayfront developnlent comes en line. Allhough developn1ent is coming in
five 10 ten years. Site5 (il\Hi D sit in isofatioll now
C')
N
I
~
~
Non-seasonalnoeds such as lraining and administration laciliiies arc paTi of srCldium operation concerns. but not conlral to them. Tl1ese can
be localod elsewhere as needed Fromtl1at viewpoint. Sites C and D have an adv8ntage over Sito A There is a potential to ~l1are filcilities witll
the future university/tech park development on Site D er the existing Olympic Training Center to train plilvers throughout the yeaL If such illl
ilrrangement is not made. there is ample spflce 10 accommodate a training center on Sites C or D.
Site An"I\'31~ (or " ~Io": St~rl"J") lor the Cho'!Jl"o
S~pl"rnher 2(X'1
2r
"
Policy Issues
ThNC arp. severallactors c)(lotll~llo (11(1 inherent characteristics 01 (lny :;ile which influence site feasibility Clno ultimately, devdopmOlll
land Qwnership, developrmml agreements, public policy. regulatory oversight procedures and public SlIpport. Sites A, C fine! 0 are owned I]V
few ontities which makes negotiating simplor lor conlrol 01 polontii11 sites for potential stadium use Chula Vista is;) \1fOwill!J city and hClS
policies in place to 8ddress ;'lnri manage its growth Agreements have been reachecl on open space all(1 environmental protection policies III
Olav to GrcCllo a fairly prediclilhle sel 01 procedures for developers to secure approvals frOIll city ilgem:ies The overlapping jurisdictions of
the City and the Unified Port of San Oi~go complicate mailers on the Bayfront. In addition, the California COClslal Commission retains coastill
developl1\8nt \.Jermit authority, ilnd Ihe California Public Utilities Comnlissiol1 and the California Energy C0l11mission oversee issues witll the
Power Plan!. The multiple jurisdicliolls imd ilgencies create an unpredictable climate for mapping capital outlays al1d anticipated rGlurns for
devdopnlf;'nlln this regard, Sites C and D in Otay have an advantage OVen Site A al the Bayfront
Additional Revenue Issues
Sites A, C and 0 can support development ancill'lry to st<'ldi\lm US{~ whicl1 will11elp overall economic cOl1siderCltiol1s for the City al1d the
Charger~ The nature and type of development would be different 011 eAch given the current and projected context, Site A could well support
ilrlditional retail. entertainment, office or residenlial use linked to tho development anticipated to the north along Il1e BayfrOllt Institutional and
other sport venues may be possible on the site with the ri(Jl1l vision and design These uses have l'lrgc space demands wiLl1 minirnallloxibility
to able to inlegrato easily with tile stadium on Site A Sites C iJnd 0 can accOlllmod,JlC all tile same uses. and more, withOUI mucll difficulty
Key to any am;i1lilry development is cusl.on1er base, Sito A is nearby an existing customer h8se that would expand with the developn1entS
on the Bilyfronl. Sites C and 0 arc unproven territories with projected customer proliles (studenl~. 8thletes. sl1oppers. office workers 8ml
fflsidonts!thalm<lybecompatilllc
'<:t
N
I
~
~
Matrix Evaluation
We organized the various filGlors discussed into a matrix to help assess the four sites. The matrix highlights the rlegree (positive/negativel
neutral} 1.0 which each site satisfies iocation criteria items. This ranking translates the qUillitative assessnwnts 01 eil1;h sile into a numllor thi'lt
is qU8nlifiecl and compared in an objective mallller agilinsl the other sites This comparative 1001 also provides an instant overview 01 each
5110.
Afl{)r tallying all lac tors. we COllcluded Site A and Site D were the most prornising, Site C was dropped due to its inability to link direclly will,
the EUC or the future universily/tcr;h pmk developnlelll; in ildditioo, continued VORTAC operillions would inlfuence futur0 use ot the site
Further detailed study would be required to evaluate specific impacts 01 particular (Iesign solutions lor future stadium dcvctopmPIl\
In summary, the City of Chula Vista can be a strong contender as the new
home site of the Chargers. The City has at least two viable candidates that
can support a state-of-the-art stadium as well as ancillary development.
1)_1'1'f('''[
OlaV
('onller, nobert~on & l'afl.ller~ AIl'lrikr/!(l'f, r'I'I>n,1 f)('~iflJl
Most Promising Sites
. eRP assessed the lour potential sites ag<linst physical operational. policy and allcillary development niteri;:! ,md lound Sites A ,melD to
be most promiSlng_ Both sites have great potential as well as several detractions for sladiunl developmenl; each in di[ferCllt measure. key
among thern is access, transil,parking. and approvals.
. AcceS5 and transit are readily available at the Bilyfronl and not in plaee in Olav, but comillg wllh development already ill the pipeline
P;:!rklng can be handled responsibly ill both locations with a balal1ce of on-site <lnd shared off-site provisions as well ilS by lTlilSS trallsit
ridership
. The liming for rcguli'ltory Cipprovals and site prepali3tion IS lengthy and unpredictahle on the Baylronl. Till1l1lg nldY be sllOrter ,md more
predicatable for the Otay site
. The prrmary impediment for stadium use on Silp A IS Ihe Power Plant with Its ~ltendal1t approvals timing and clean-up is'iUe5 10 prepare
the site for (jevelopnlcnl
. The Chula ViSla BHyhont Master Plan wl1ich will transform Ihe wHterfront could be extended sOlllhward to include stadium dcveloplllclll
. A sladium is a poplllar pIHc(-) of public assembly A stadium at \he Baylronl wOlllel enable a lilfge number 01 people 10 elljoy tile waterfront
III
N
I
. A stildillm adlacent to mixed use developments woul\1 provirle addi!iO'lCllrocp,;,llof1,31 olfelings as well as genera Ie ~ signifi"iml pOlel1tial
cusloml'r hil~e to support mlail ilnd enlerlailllllenl uses
~
~
. Ancillary development opportunities around the stadium site would help overall eCOIlOlllic concerns lor the City and the Ch~rgers
. Site A or Site 0 call hn linked to Ihe city-wide greenbelt system and can ultimately be part 01 a set of recreAtional offerings Within the Cily
. Site 0 can provide direct links and generate stront) synergies between a univerSity campus, a stadiunl and the Olympic Tr,1inUlg Center
. New development 011 Site A could wr;:lp the stadium with smaller buildings to 11elp mitigate the scale while hUlllilllizillq the W;:lwrSlde
e~periCllce for pedC5trian5
. DynJmic grade changes on Site 0 provide OpportullillQ5 to embed a stadiunl ~trudure as well as parf.:in!:J into the ('ilrth to help rnediale
scale ch;:lnges hetween a stadium and its surrounding context
. The ullin,atc di5lrnclioll between Site A i1ntl Site D mi1Y ilrgui1bly be Wllich setting "all generate tho slrongeS\ marquee vCtlue
Our further testing of feasibility focuses on Site A and Site D for this study
SilpAITalysi& lor ~ N~w Sladium 10' Ilro(:hi"9m.'>
S"rl"n1b~r 2007
"
Matrix Evaluations
Operational Issues Physical Issues
Site A SiteS SiteC SiteD Site A SiteB SileC SiteD
GAME DAY r",,;~l s,'~ 0 c.
S.'v";~I( " FW;el'>nfl,"''''''~n
Mod," " 'M,bh'y
S~'''.I,i''1 Ar."%ol\f~b ;,,1*1
fh"", l'nn,,'
1',~1 !"p.,\"nr,h,
'/11'1",., ';,,,.,,,,,,,-, \/~:.>"\Ol"'"
11,_,,,,,'),,,.,, f-',,,,,,,y,dc,p"
r""''',rIC" "I."" ~'I_"J,,,"'I~,*','"
h",k "".11'" j"I,,,,,' 1",th'_1""'" ,,,,,11 1""'0
I."".t,,~,.t^. '"
SEASONAL N
l"'I'HCC,
"v~~\'iN~".Nfll \.'I(,W'; I
~
~"I"" I.i"...~ 1-.,.,,,,,,..1, ,~I, ~
S~e Key NON-SEASONAL ....k'''...I,.;,''''
1'"''''''!1 "t<cj,.j"",. "
,\.1,,,,,,;,-,1'''',,,,, " -2-. [,.",j C~"', ,~
-
., 4 ., ., " . ., .,
Policy, Issues Additional Revenue Issues
SheA SiteS SheC SiteD Site A SiteS SiteC SileO
l.",.JIj,,, 0 " 0 C,">\"'~loal
Open SP""~ 1i~"d~n1.l"1
f)ov"'0~'r"~"t '\~,,'~~~'e~\s " 0 E"t~'tal"m~llt
1-',.,1,1", ';"'.'''''" " InSU\U\lO""
HJ.A ^'Hh",,~I.Sr'orl' \'~nu~< --"- ----'- <
I.,bU' U .. . ., ..
"~""Jt"v'l\,,,,j~r I Alii <) "
1,,,.,,;;11"";""'_'00 ,)
., .,
"
Cooller, Uobert~ol1 & !'l\l'lnel'l' iln'/riir'dw'f'. Ul'lmll Drsiy"
Summary Matrix
. Site A Site B Site C Site D
Operational -3 +2
Physical -4 -1
r-
Policy 0 -2 1 N
I
~
~
Additional Revenue -5 +2 +4
-12 +1 +7
Sil~ Anal'iS'S for" tJaw SlaJi"OT' for IheCha'gers
SeDt~",\oe' 20tJ!
2,j
Access and Circulation - Most Promising Sites
Bavfront - Site A
'J
Site A is located botweenl-5 to the ca51, ilnd San Diego Bay 10 the wesl This lilllits its road access 10 the lirnite(lllllmher of streets alorlSl
tho bay, and to inlorr:hallges and streots crossing ~5 Current inlerchimges along 1-5 inlhe project area iue conslralllcd by the available sp.lce
hetween tile Ir8f!wflY and the adjacellllailroad tr8cks, and l1(lrrow bridges across Ihe freeway_ The trailllrilcks, which carry both trolley and
freight (typically scheclulcd only at nighll. inlersect with the crossing str<Jots al grade, thus croaling constraints on vehiculill tlMrie CJl1going
studies regarding (llC! cilPilcily needs of 1-5. the intDIsecting cross-streeIS, and noed IOf high occup8ncy lanes arc Cllnenlly underwilY by
CalTrilns
I.!) is elf! eighl-ICln8, l1orlll/SOUtll [fI:ewily with m,~inly dii'unond-lIllerthanges spated nearly 1 mile aparl wilhln Chlllil VisLa, Primiuy v{;liiculilr
accnss La Lhe silels providod 10 and "cross I.~, from points norlh and soulh by interchangeS,'lt J Street and PCllomar Strcel and just soulh 011
Strel:!. InLerslal<).ROr), locCllod flpproxirniltely 3 miles east of 1-5, is an eigll1-lane, norlhlsouth freeway wiLh inlcrchi'mges ill E Strect, H Slrl'ot
l Slreet and Palonlar Slrecl.l-805 connects to 1-5 in Sorrento Valley (15 miles north 01 Sile A) and Siln YsieJro (5 Illiles south 01 Sile A) Access
10 Sito A across I_~ is providod vii! an overpass al l StrfJet Clnel Pa'om<~r Street And an ullderpass at J Slree!. SIClln Roule-54. a six-lane fre(~wQY
tJegins at f.5 and rllns CAst with connections LO f-805 jUSlnorth of Chula Vis\il Slale Rout<;-90G, a four-lam' freeway, also begins <'l11-5 Jnd luns
e<'lsl Gonnecling 10 1-805, SR.905 tJcconlfJs Olay Mesa Road about 1-mile easl of 1-805, bul is 10 be oxtolld(~d \0 SR-125 prior 10 Iho plilnned
opcnillg o( il stMfium. Access 10 1-805, SR-54 .~nd SR-905 is provided via city strc~ts situilted C(lst of 1-5. ColleGlor slleets ale or\-]fmizeu 011 a
half-mill' Uricl ill Downlown Chula Visla
0:>
N
I
Assumptions
Gallic Day VclJ/cufal Capacilv Needs
We project the 16,800 cars (tho grealest demand foad~ destined for the stadillm woufd arrive over a course of Llnee hours before A gAme JS
follows: 30% in Hour 3 (5,040 cars). 30% in Hour 2 (fi,040 carsl and 40% in Hour 1 (6.720 cars) based on three Lravellanes, We project the
16.BOO cars would leavo Ihe stadium ovor fI course of two hours after a game ilS follows 50% in Hour 1 (8,400 cars) and ~O% in Hour 2 (8.400
cars!. Wn also project 90% of the cars (15.120) would come from points norlh This reSIlI\s in a peak hourly demilnd 01 7.560 vehicles going to
the norlh lollowinga game
~
~
StalisticalallendancepatlernSillOUCllcomrnSladiull1 served as lh e basis for the follOVVlng
assUlllplions lor pOlential sladiurl1 scenarios on SiteA and Site D
"lhefirslseasonmayslarthy2013
Freeway capilcity estimates were developed based on a CalTrans standard per lane capilc:ity of 2.000 vel1iclps per hour, In addition. it was
assulllcd lhat current Sunday Haws arc about 50% 01 capacity. or 1.000 vehicles per lane per hour This results in Clpproximately 1,000 vphicles
per lane per hour 01 availatJle cilpacily, For focal arteriaf slreets, we assumecl a capacily 011,400 vehicles per hall[. and an exis1in9 Sunday flow
01400 vehicles, Thus, we assurned that local arterials streets also have an available capacity of 1,000 vehicles per hour renlaining Basod 011
these assumptions, ciyhtlan8s of capacity would be Imc(led to accummodate the peak 7,560 departing vehicles.
" StadiuIllstructurewouldbedesignI'Jdwithrna25anesit8 101 64,000 seals wrlh tho abillly 10
exp8nd 10 72,000 se81s lor SlIper 8owlS8nd college football nillional champiOflshipgames
. There would brl len Nfl game days per year. August 10 January (2 pm-season. 8 ill se:'nQIl. phiS
possible playolls alld/or SupHr Bowll
. On Super Bl1wl day. 30% o( tilt) maximum palrons 121,6001 would ,mivo bv mass transit
. lhe s~,no 10/30 modaf spli( is lIsed (or rfJql,lilr g;lr118 day~ fflSLJllillq in a need for 1il,933 par~in!l
spaces
1-5 hilS four 18nes il1 each direclion, thus its tOfal capacity is 8,000 vehicles per dilection. willl an assumpd available capAcily of 4.000 vehicles
per diroclioll on aSlInday, 1-805al~0 has lour lanes in eilch directiQn.wilh An assumed available capacity of 4.000vehicfes per directiOll on a
Sunday, Betweell !flO two freeways, there is sufficicnt Cllrtenl capacily 10 hAndle estimated game dily flows, however. inlproverllents to Ihe
1-5 intorchanges, amlLO city streets carrying traffic ilcrOS~ IOWl1 to access f-805 will be needed, More flccurato information on currenl Irp8way
flows. oth('[ development in tilE" area, as woll ilS imprOVelllenlslr) 1-5 currelltly being studio" would need 10 be considered as further studies
of sitc impacls arc done
. Ninely pmconl of the PfllrollS will come from pOlllls north 01 Chula Vista
. On Super Gowl d~y.th8 greatest dernflnd load, 70% o( tile lTlilximUI11 rillrorl~ (50,~00) would
arriVflbvpmsollalvAllir:lflwitheac!ivAhir;locarrYlngthroop;llronsonaverilgoroslIftinqinilnocd
for 16,800parkin,lSpatcS
Inaddiliolltotlmabovoc:irculalionsystcnl requiretllents discussed above,f1ddilional north/south circulfl lion is needed wesl of 1-5 betweon
E Street ami L Slreetto accorWTlorlate ilccess to!from the stadiu1ll and collBction oltraflic althe inlerchilnge along 1-5 Tile planlled
imprOVelllellls al Lhe f-f Slreet cll1d J Slreof interchange conller.ling to a minimum four {4) lane arterial extending 10 lhe sladiurn Area will be
required
,c
CO('I'el'.l{ntJel'j~"n & P/l.l'll1er~ ,I1"1'iI'llrrflll"r'. Ur/lfI!I [ks'lffJI
0>
C'J
I
~
~
Otav ~ Site D
Prilllary vehicul8! access to Site D from points Iionl, and south is via SR-125. a priviltely operated toll road wi\! open in Septenlbor 2007 with
two lanes in each direction, SR-125 connects to SR.54 in Spring Valley (7 miles north of Site 01 and SR-905 / Otay Mesa Road nearby Brown
Reid Municipal Airport {4 miles south of Site D). A modified dover-leaf intercl1ange at Rock Mountain Roarll Hunte Parkway is not presently
scheduled. Rock Mountain ROfld I Hunte Parkway is an cast/west surface street with three leJlles in each dilectioll. which provides secondary
access 10 Site 0 Eastlake Parkway is a three-lane, Ilorth/south, surface street lhatlinks to east/west colle(:(or ro8ds Olympic ParkW<lY and
Telegrilph Canyon Road, both north 01 Site D, thal provide direct access to t.805, The section of Otay Mesa Road between 1-805 and SR-125 is
to be upgraded as a continuation 01 SR-905 and is fJllticipated to be operational by 2012. A new interchange on SR-125 and Olay Valley Road
just soulh of Site 0 near the Olay River Valley could provide access to Site 0 at the southern site boundary just east of Village Nine, If multiple
SR-125 interchanges were to provide access to the site, the efficiency 01 ingress and egress could be greatly increaser]. As the development
within and around Site D, including the proposed university/tech park, come on line over the next 20 years. additional improvements will
need to be considered Further studies sholJld specifically consider the allocl of all 01 tile developments, and determine the needed roadway
Improvements
Game Day Vehicular Capacily Needs
Using saine assun1ptions for stadium size 1110de split and the same 3-hour arrlvaf and the 2-hour departure winclow for Site 0 as lor Site A.
seven lemes FIfe needed to 11andtc the peak exiting flow to the north Qll opening day in 2013111 order 10 provide sufficient capacity for oxiting
tralfic, SR.125 will need at a minimum te be widened to three lanes rilell dilection between SR-54 and SR-905. In addition Rock Mountain Road
/ Hunte Parkway and Olay Valley Road interchanges will need to be completed_ This will provide tile needed seven limes to the north using
SR-125, 1.805. and 1-5 which will be accessed hy use of lhe local arterials nlCntioned ilbove as well as SR-905_ The nec:essary widening of SR-
125 has been previollsly n<ldrossedin the SR-125 EIR
S;t" A,,~ly"i", tm" New Sl~d"tm 10' tho Char!J~r5
n
SeDt~",bc' 2007
,
g
N
~
.;;;
l:
..
.=
~
~
..
:;:
~
,
-' (l ~
~~;
~ g *
< -
o > :=-
::t r '='
UH
~ ~ ~ i
D..Q -' ro
~~~:g
-g 2 .g 0
"'" ({) ro $:
.~ ~ "E 8
OJ Ci. Q E
o x ~ u
- Q.l '" <:
~ _ 2. Q;
~ ,6 ct ~
~ QJ '" QJ
Ii!!
..c - (() <.0
~iii g N'
liH
;0: :g.2 S
liB
S! Q. e; 2
:g ~ 5.::
0- '" '=' ~
~~8~
..Cl ::2: >- <5
i ~ ~ ~
~ ,}) ~ g
nH
~ CL co -
~ g ~ -~
~~~~
~ E .':l '3
j ~~ ~
c '-' " C!
~ ~ i ~
~
j
i~;f~
~~i~~
(.J ({) 0;' c
lIiH
HHi
;:l r -'= <J> 0
~-~~~~
- 5: Q; 5: tjJ
~ ~ ({) .,., a-l
j ~ :( ~ i
~iJE~
~g~3&
Hili
tUB
~ i= c "C (/)
;;.;:; (lJ <:l: co
~ ~ i! ~
"' ;c 7f ~ ~
~g~~~
~s~~~
~;~~=
UB!
'! ~ ~ J i
- -0 >- ;;; 0
~~~~~
~~i~~
HUh
~ ~ ~ ~
o ~ (() E
~ 2: .2 ~
::; c- C ro
~~~;
o _ 0 "
;~~]
~ ~ :;; 2
"C >- 0 -0
~g~~
~ g ciS 5
Q; ~ ?2 ;-
>- 0 ::; '0
::;: .= - 0
O'J(/) '" '-'
UH
~ i] ~
({) QJ >- <t.
Ul .= '" "'C
:5 lJ"J ~ 2
'0:' ~ 2>
<10 L ~ '"
Q C In _
~ .!::: OJ ::
f= ~ g ~
~HH
~jjU
~~S~~
8i ~ 8 ~ 2;
UBi
Hill
'S c 2::2 '"
"C 0 ,... _ ;:l
OJ '" S :!! ..:::
Iljij
08-
~ ~
>
~ "'.
* ~
::r:: ;=
~ ~
o
(lJ C
c
:'Ui
2 6;
>."0
ro QJ
~ '~
-= -c
E: "
o ;;
Ol Q;
Q 5:
~2
, -
~ "
~ ;:..
- ~
o .
~~
J: ~ >-
~~~
~ ({) OJ
~ 0 ~
4 ;, 8
~ i i
'? ~ E
~ ~.s
(0 0-_
~ _ 0
HI
~ 5 ~
o ~ co
t ~ ~
~ ~ g
~ 2- $:
~] ~
IH
o 0 Co'
'-' L! C/O
_ C 0
o '-' i::..
~ ~;
E~-5
~
~
~
~
~
~
~
"
~
.
..
~
!
~
o ~
~~
o ,0
" U
<ii .='
~ ~
~ -'!:
o~
E <Ii
, "
o 0
;;; U
E 0
g~
. ~
~ ~
Q),!:
. ~
. 0
~,g
o ~
~ .
rrrr
:E ~
o .
00
3<:
~o
.N
.:;;.m
sa
o >
~~
~ rr
~ .
rn v
-;7€
. 0
. rr
~ ro
"
~~
c. ';;:
. 0
~ Ci
o 0
rn ~
~]
rn 0
~ ~-g
a Q or.
(/) ,,!: E
]~~
g <D ~
-E.~ :,';
""' t- .:;;.
..c~::
~ ~ ro
E 5 c
coo
~~~
~ E! '"
II!
3 -g :5
OJ '" 3:
~::;ti:
itow
o ; i?
OJ =: =
~ .9 g
o
j!'::;
..5 <::
'J):t:
t- :=
" '
~ .
- .
::; Q
.,; m
~ -g
~~
" 3
" E
. 0
0:;':::
~ 0
~ v
-g ~ ~
c. '" <D
o . >
a; => a;
> ~ ~
2'" ,Q.
~ . .
~ ~ E
~ ~ ~
'"' VJ '"
>-1--.9--
-02:_2
c _ E
<,Il ~ '"
;; _9 0
(;) ,-=, -
0: :g~
0<( "'
-; ,~ ~
'" <1>'0
.8 E 2
<!i ,~ '"
v" .
.:;;.2::;
~ .
_ . 0
0" -
~ ~.~
o rr >
U 0 0
;: Ci'"
~5]
;~1
~ -g e
OJ Q C
~ ~ ~
:= co Q
if. ..::: ~
~~3
'" .:;--c
v 0 0
~~g
~ 0 0
~ 3;: co
~ 0 ~
o 8 :!2
0_0
:> rn 0
~ =. $:
~ .9 E
- => :>
Ci " 0
~ 0
E ~ TI
::' ~ OJ <1l
- - -0 I" ..<:l
'" - (l;I _
c ;,' n 0 ~
~~11i
~ 0 3 --'" c:::
I-- ~ QJ ~ 3:
,.; ~ .!: ..<:: 0
~--gZC.9E
2 rn :5, g-;
~Jj~~:
c ci; Ul..E
~ &: g ~ t:l
~ ci ~ (l;I Q)
~ 8 ~ ~ e
~~8~~
o Q c: ~ in
:~ ~ J5 ~ 50
g> => _EO,g
o :? <: '0 _
ci: -.=' Ci S v
- -'!: Vi 0 S
o ~ '" c.", ~
~.;;~~:~~
c. '" =. w <IJ_;;
i{; is !: 22]
>-Vi"'"O'..'.l.=
~-~sggiJ
o l: '" m z '"
~~5g~,"gj
~ ~ .2 ,E: g'_8
i::l 3: Q t: '0 2:
<: ..<: ..<: '" C QJ
~ g : Vi.2 '"
'" 0 0 _ '0
'0 a: - _ ~ <::
~ it ,;?] {: ~
.86"6"5.1:'0
~S?~]o~
l!) ~ _ u _ _
='-g,~~~l
~2-;'~~~
~=-~~O"~
::' :l: ~ '; ~ ,g
~ ~ Q::S '; g
~~~o:~
~5~.Q-58
~~EgE-5
~~~]~'~
t- OJ 3: _ > <1>
E5 5 $ g g, ~
~~~:~~~
~ .... 0 <ll ~
~ <: -;:; 0.."0 0
E 5: <: ::'..t:;
iij~!i
& 0 U ,S ..:J "0
g,
12
o
~
~
z
~
~
<i
u;
~f:-
~ ~
~
,
,
,
,
c
,
o
o
~
J!
o
b
"
'"
l:
:;;
~
;
o
S ~ ce.
:> OJ "
;:: 1J G
" c <
. , C
~ ~ ~
~li1~
o CI. [YO
<:t, Q>:
o D 0
:::!2'jij
o 0_
" 0 t:
.00
o . ~
- . .
~ 0 .
~~.~
Ol OJ,:,
~S c:
- ~ 0
~ ~ ~
-g g :il
Eo. ;;r
E ""' 0
8 <r: R
:':,';:75
o Ll '0
~<[m
~ .~ ~
a E g'
ill "'-0
..c ~ Qj
.9 E>
1J :> 0
. D_
'" Q) Ol
C > c
"'-:;:;;;:
. - -
Ii: ~ ~
ft '3 ~
rn ~ 2
S ~ 5
~ . .
~~E
~!:~ .~
:: ~ ;j ~
ON.S ~
~;~~
'" 0 Cl.J;l
<Ii >:2 '" 0
c CJ 0 _
~ ~~. ~
E rtl -.::; c
;;; ~ ~:2
g: -5 E ~
l] ~ ~
III '" .., <II
~ 2:] g
....~:s"'iii
.:: 0 CI. c:
~ ~ ~:~
. ~ ~
. . ~
~~f;<f.
J2 ~ *
~ 0 0
co:> <tl
'" U -.:J 0-
_-<::"1:)'"
g~,gto
~ 3: ~ ;;;
-a]-go
~~il
"' ~ CL-""
$: Ol 0 '"
III s:"O !II
_ III :> c:
E.9 -g '0,
~ ~ ~ ~
ti ; ~ ~
1J C ..c ~
~~ ~ ~
~i! B
-5] ? ~
__ <I> rn 01
~ -5 ~f
2~g~
~ _~ 00-
; ~ 2:l g;:
E ~ ,~;;:,
i'5~O
..c!: cc>-
OJ "'-ac..
c W Ol Q
E -5 (;j ~
HH
::!: !!:' ~ '"
Hi!
0. El it-?
-g :s: to ~
......c m "'
~ _!:':'!. 5:
~ ~.2 t
.E '" 1P u;
~~8~
'-' '" . ~
-E.~*2
]~~%
c. ~
Q> c: 0>....
~~~~
.... c '" ,~
'" E Cl-::?:
] -~ ~ ~
g-g.g>
-; g";;..;g
3: tlI e E
'" Cl.U
J2 ~
o . 0
~ : ~ ;g
III C"1J :)
Q) 0 c .:;
U .;:; 0 '"
II: "' U 0-
~'5 :}; ~
.~ w.s:;
~ Q; c 0
'" <Il - ..-
~ 1"€ r
-si~~
0= :;) ~
<l> <tI U <ll
'" .... III '-
<1l 0 Q.-
~ Z '" i
<Ii g ~-iij
~ ;. g> ~
;; ~ il ~
E E ~ iil
< '" 0.0.
- OJ >- '"
]s'2~
~~~::
E - '0 0
1i5 ~';2
..c """ c ..-
1 ~ is ~
.... '- - '"
~] ~ ~
<II ..... :> '"
.; "6 0 e
v -.
(I> 4> OJ) C.
'" '" C !Il
* ~ ~ ~
::;,g g .g
:Q ~ ~ [
s .... -= OJ
~ * i &1.
":: tIl(l;......
'" <1l..c c>
<1l.!: >-.!:
,2 ~ lc.32
~ .J:l .s 2
g-~ 0. c..
o ~ <J> 2"-
o.~-=a;
~E.E~
o 0 _ ...
~~~&
"1) U -' "1)'
fl' 0 " c
- - 0
0: -5 :l E
,~ .~ ~ ~
~ ~ ~ 3:
;;; -~ 1: ~
~ E 2 (;
!: 0I"t) ~
"t) a:> <1l Ql
C C - C
g ~ .9. 2-
~ ~,g ~
4: !!l ~'E
"
-" .2 ~ B
lc * i6 ~
a. u CL f-
a:> '" '" .
..c 0.0>",
I- </) C 11>
~ ~ ~ ~
~~~~
~ a. g.l;;
~g0~
(;; M ~ a.
eM E <:0
~ Q> ... l!l -:::
- "1) C'" (I)
~'~B~'~
E a. ~ -; ;:.
0>:E"1) '(C:.o
!:":S:;l'D
~~~g2
~ j:: ;""tl ;--.
~ .~ ~ g ::g
:>] 2 s ~
;: '" t,:5 <I'
-g~.c~~
~ E :S"1J g
'e'" "g E
a. &: g <J> 8
Ql '" <I' a. '-'
lc (I) a. ::; m
0- is. ~ is
~,~~~]
N C '" ..c C
a ~ Oi ';;;]
a.W ~... _
~ ~ ~ ~ ,~
Oi ~ i8 "' ~
"1) >- c..:: -
'': ..::l 0 e ::.'
~]~1;
M ;:; fJ N &,
'2 a; >- G N
~ ~ ~ ~- ~
'" ~ ~ ~ *
UU:
~~~~=
.j _ >- :l 0
_ ::> ill 0 >-
II> 0 >- '-' _
5"5,.2~~
Hili
..!E CJl a !!; !:;
'" ~ 0>< '-'
~ ~ $ ~ g.
~ iij Q ~ a.
1:8-
~ ~
~
c
~ ~
c _
. .
. 0
" >
u ~
~ ~
, ~
c e
~ .
(;; ~
o "
.-
e .
.1-6
'0 '0
~ of
. ~
, ~
c _
o 0
r=:::=
N. g-
o-
M "
15]
~ ;
E "
. "
. .
~ ,
,
~ 0
., "
o 0
. c
.
. c
" .
. u
-:: ~
go:.;:
.:;;t-:
" "
. c
0"
" -
]8
~ ,ti
" -
c 0
o -
. ,
qj.!:
0""
~ .
" c
m ,
- c
~~
" >
" 0
:;; 0.
"-
. 0
E .
'0 ~ ~
c E ~
~ i ~
~ . "
E - C
o . >
,-,-;:;..r;
<Il _ 0>
E CJl C
.. Ql ;;
..c E .:
g':S! ~
o ::> -,2
~ ~ ~
C
~ c tl
- 0 0
~ _ ~ u
"1J "':= "
d\ (0 - Q) Q)
a. <;: gt go <6
..c '"' "" III E
~ ~ 'g ~ ;;;
Q\ ':::' U ~ ~
f;.9 .s,~ ~
(.f) IJ)" 11> '"
....J ill :! ~ CD
to] iG Vi i5
c E e- -, u
~8~~~
~~~~~
m 0 c" Ql <Il
'2 -; iO ~ ~
i~fmg
~ ..2? ~ s: E:
:g~~~
'- Ql U ... _
~ -E ~ Vi 5
~ '0 0;:: ~
"1) c ~ 0 01
'5.0 0 c ,:;::
~ ~ ~,~ ;
~ x :5 ~ rJ
~ ~ ~ -g ~
_ "'....J '1:l ~
E <l> <1J J;;: II>
... :l III Q)
~ ~ as ~s:
.,<g ~ ~ ij ID
'" "1) -;:; ..c ~
~ ffi S =' Vi
::: C (I) ~....J
~i~~]
~ ~ 2: a; :g
E ~ -g I ~
<l.' 0 '" ~ )(
to _ = '" ((I
>- ~ Q -'- "1)
~~~~~
~~~~t
Ol c -0"::
nH!
v- ..c <,:. r;. c OJ)
1~~1!~
:;;. '" co ... c
Ji~;;~~
~~~]~:'E
g2f8~~~
~ a. u 00 '" Ol III
J5.& g 52 & %15
o
>
2 ~
0)"1)-;;;
..c (i; .
I- rn Q
. _ 0
c 0 L
o U 0
=' 0 0.
E ~ ~
l..') "' >-
~ ~ 0
_ 0> c
0_'"
... '" 0>
. 0 -
o " 0
~ ~ g
.0.
<6 g E
E 0> ~
~ ~ ~
1ij ~ g
<ii '" g
~~ ~
" > C
V; '" OJ
....J '5 .",
-g 6 ::l
"'c:;..::::;
m ~ a
~ (fJ "0
Vi ~ .g
~ . 0
~ ~ ~
u -
I .
_..cm
'" -:::: c
-g ~ g
1: ,2 :s
~ ~ 0.
(II S '"
.c 2"-g
~ 3 ~
o c .-
5: .~ S
~ ~ ~
.00
E: 0. ~
'" 0\'"
_ 0 .
c - -
E,g 2'
~ ~ .~ ~
g-~ ~,~
'" '" E '"
Ol ~ 0 co
~ '" E ~
~ 0 2 ~
~ ~ I- c:;
U C . <Il
; ~ g: ~
;:: D.'" <Il
'gi ~ ~ ;;j
"0 ;. E -=:
Q) '" '" ~
Cl. -0 0> ::'
('ooller, Roberl~oll & I'lld.nel'~ /11'1'/,jll'rllll1'. U,1wlI {Jrs;!!"
Olav - Site D
Given the extensive cut and tili necessary to prepare Ihe hilly Site for stadium use, there are opportunities to place parking under the stadium
without incurring signifiCClnl ildditional construction costs For patrons arriving to the stadium by personal vehide, a stadium desiqll on Sito D
would support 2,000 parking spaces under the proposed stadium. Interim surface parking would be provided until ancillary development is
phased in, at which pOint the parking would be considered as part 01 the pool 01 potential shared parking.
The stadium can be positioned in various places within Site D. We have looked at placement along the western boundary of Site 0 in the
southwest corner, in the center and in the northwest corner. Parking scenarios would be modified with each placement only by the types of
uses With which parking could be shared within the half~mije and one.mile zones. In the southwest corner location parking would be shared
primarily with the adjacent proposed university/tech park campus, In the center location parking would be shared primarily with on-site
ancillary development and the university/1ech park campus. In the northwest corner parking would be shared primarily with on-site ancillary
devclopmellt and possihly the EUC.
Shared off-site parking pro\'isions are mapped under two zones. Within the half-mile zone dependent on stadium placement, approximately
4,000 to 7.600 parking spaces could be shared by the stadium and the proposed university/tech park and EUC. The secondary one-mile zone
would reqllire a shuttle to stadium site, These shared spaces could provide another 7,600 to 15.000 parking spaces.
C')
C')
I
The balance of the patrons would depend on the existing mass transit systems. Park-and-ride locations throughout San Diego County serviced
by MTS Event Express Bus to Site D would provide 3,350 additional parking spaces. The existing bus and proposed Bus Rapid Transit ridership
could accommodate up to 20.562 patrons over 11 three-hour period and would count towalds 8.600 parking spaces
~
~
Through this combination of mass transit and personal vehicle parking. there would be a total of up to 25,000 on-site and olf-slte parking
spaces and would meet the requirements of proVIding parking for a peak load of 72.000 fans 1 hiS scenario suggests a 1110(1(11 split of 85% to
100%01 1I1e f3ns arriving by C<lrcllld 1'1%loO%i-nriVlngl.lyn1asstranSlt
Sugyeslod /mfl[(Jvt"I)1(;nls
Proposed ill1provenwnts th,lt wOllld need to b8 conlpl~lp.d (or the pfOposecl Slcldiun1to function il1c1ucle
. Rock Mountain Road I Hunle Parkway
. Main Street
. Olay Valley Road
. SR-125to provide 6 lall(1s
. SR.125I Rock Mountain Road! Hunte Parkway Intersection
. SR-125! Olay Valley Road Interchange ConstrUGted
. SR-905 between SR-805 and SR-12!3
. BRT Road System
In ildditiol1 to tile existing ~nd proposed lraffir. syslcm to functioll lor a stadium facility the propos(1d improvements would be to upyrado SR~
125 from a four-lane to six- lane highway at an estimated cost of $200 111illion: a shultle bus systel11 to provicte shuttle service from the outer
reaches of the university/tech park the stadium at a cost ot $12,000 per game; and a traffic Ill(lnagenlellt system developed with CalTrans
City Managers, MTS and SR-125 Toll Operation. The plan would need to include a method of toil payments for SR-125 t11at elilllinatcs toll
collection delays leaving the stadium which could potentially be provided in the ticket price,
SiW A,,~IV,'i" for ~ New SI~,11"'" tor l'lU Clwgp,s
S"Dt~l"iJp.r 2007
:'1
BAYFRONf $Ife , ,gfAY'SI,!:"
Game Day Assumption Game Day Assumption
Assumes 72,000 patron stadium PatronsarTivebypersonal
vehicle with an average of3 patrons pervehide 72000 3 24000 100% 24000 Assumes 72,000 patron stadium. Patrons arrive by
Personal Vehicle Parking Capacity personal vehicle with an average of 3 patrons per vehicle 72000 3 24000 100% Z,wOO
ONSITE PARKING Personal Vehicle Parking Capacity
Garage under Stadium 6000 3 2000 8% ONSITE PARKING
17acreinlerimparll.inglot 5100 3 1700 7% Garage under Stadium 6000 3 2000 8%
Subtotal 11100 3700 15% 20300 Subtotal 6000 2000 8% 2.2000
OFFSITE PARKING QFFSITE PARKING
Primary 1/2 mile zone Primary 1/2 mile zone
LolA 504 3 168 1% Business Park 3750 3 1250 5%:'
lotS 1941 3 647 3% University-North 19163 3 6388 27%'
Subtotal 2445 815 3% 19485 Subtotal 22913 7638 32%; 14363
Secondary 1 mile zone Secondary 1 mile zone
lote 1494 3 498 2% Business Park 3750 3 1250 5%'
Subtotal 1494 498 2% 18987 University-South 19163 3 6388 27%'
Subtotal Onslte and Ottsite Parking 15039 5013 21% 18987 Subtotal 22913 7638 32% 6J25
TOTAL Personal Vehicle Parking Capacity 51825 17275 72-/.( 6725;
ADDITIONAL OFFSITE PARKING SITES
Primary 112 mile zone Mass Transit Capacity '<t
Lot SA 1560 3 520 2% Bus and BRT Ridership 10512 2 5256 22% (")
Subtotal 1560 520 2% 18467 Subtotal 10512 5256 22% 1460 I
Secondary 1 mile zone ~
LotSB 579 3 193 1% Remote Park & Ride Lots/MTS Event Express Buss ~
LotSC 786 3 262 1%
LotSD 444 3 146 1% North County 5100 3 1700 7%
LotSE 411 3 137 1% South County 4950 3 1650 7%
Lot SF 2852 3 884 4% Subtotal Park & Ride LolslBus 10050 3350 14% ~~18~1
LotSG 4173 3 1391 6% TOTAL Mass Transit Capacity 20562 8606 36%( ~1881
LotSH 999' 3 3333 14% GRAND TOTAL 72387 25881 108%' -1881
LotSI 2769 3 923 4%
LotSJ 942 3 314 1%
Lot SK 759 3 253 1%
Subtotal 23514 7838 33% 10629
Subtotal Additional Offslte Sites 25074 8358 35% 10629
TOTAL Personal Vehicle Parking Capacity 40113 13371 56% 10629
Mass Transit Capacity
Trollev Ridership 12600 2 6300 26%
Bus Ridership 10512 2 5256 22%
Subtotal Trolley and Bus Ridership 23112 11556 48% -927
Remote Park & Ride lots /MTS Event Express Bus
North County 5100 3 1700 7%
South County 4950 3 1650 7%
Subtotal Park & Ride LotslBus 10050 3350 14% -4277
TOTAL Mass Transit Capacity 33162 14906 62% -4277
GRAND TOTAL 73275 28277 118% -4277
32
Conll<.'l', U()h<.'rl~lIn & I'llrhlers iln'hilrr/III"/'. (hymll f)r,~iflll
Environmental Evaluations
A basic li\eralure rcvinw 01 rnajor biolO\Jical resourcos and conslrainls. Cillifomia Nalural Diversity DatabClse ICNDDB) seineh. alld brief lield
visil Bssessed Ihe potenlifll (or lhe Bilylrent 81ld tile Olay Mesa siles to r.ontilil1 sel1sitivp. vegHatioll commullilies. sensitive plQnls. sonsitive
wildlife. wildlifo corridors. and sensilive jurisdictional areas. Tilis is a preliminary assessment, nol a comprehensive 51\1(11' of lhe siln. Furlher
background research, biological studies, and reports would need to be undertaken to provide detailed analyses of the biological resources and
COnstrilintson-site.
Th(~ 01.11' Mos<l,~il(;S .11'(; wilhin the bounclarins of ilK' Cily of Chula Visla Multiple Species Conservation Plo(Jfam (MSCP) SII[)dlGa I'lan. The
eily of Cl1ul8 Visla MSCP Sllbarc~ Pl,lIl IS <I plan lh<ll ilddrcsses the potential illlp<lcls of urb<ll1 growth. n,1tuti'll halJil'3tlQss nnd species
Cnd.1ngnm'01l1.ilndcrciltosaplalllomiligaloforlhopotenliallosso!'.coveredspecics..al1dthcirhabildlrosultillgfromlheclirect,indireCI
and CUnl\lliltiv'" in1pi'lcls or (ulure devo!opmellt. All biologital Sluclies. doculllents. <lnd dovoloprnellt of tl10 Bilyfronl ane! Olay Mesd ilne! Sll8S
musl comply wilh all guidolincs sol forth illlhe City 01 ChulCl Visla MSCP Subarea Plan
Sile A is comprised 01 developed. disturbecl and rllcJeralland lhalls bordered by the Siln Diego BoY and Ihe ,south Bay Unit of the SiUl Dw'go
National Wildlife Refuge to the west. development to the north and south. and Bay Boulevard and 1-5 to the east
L!)
en
I
Sr;nsilil/0' Vego/i1lion Conllrluwlics
Sensitive vegetation communities are vegetation assemblages, assor;iations or slIb-associations that support or potentially support sensitive
plant or wildlirc specins. have cUll1ulative lossos (Inoqghollt th" region, hilVP. relCllively limited dislribution. or have particular vBllIt' to wildlilr
Sensitive vegelA(ion COlllmunilies are rcgulilled hy various 10Cill. stMe. and fedorilllesoUfCe agencies. Based on lhe lield visil. Site A is
dominated by disturbed. ruderal, and developed land that are not considered sensitive vegetation communities. Although these land-covf)1
lypes "rn nul consid0f1Jrf son,;IliveallCldo Ilollypically support sensitive biological resourcos. these areas have lhe potenllillto support
certain senSitive wildlife and plant species 1hat are known to tolerate disturbed conditions, The Draft Bayfront Master Plan EIR Identifies
w$Uand Elnd potential wetland resources in the site area. In additron, the site is adjacent to the San Diego Bay which is known to suppott
several sensitive vegetation communities, such as manne and inter-tidal 20ne communities. As part of a required Environmental Impact
R(,viuw for a Ilew sl<ldiulT1. it biological H')Conn.JiSS0nCe survey and cICI",il(,d vegotalion nwppmq is recomn'()Ilclccl (f) v8f1fy tlwsr' lin(lill~15 .~Ilrl
idcIllify 11)(' ilOLIIl(I,)II()SO( ,lilY 5ellr,ilivl'vcqclallollconllTlUlli(reslorfurlhercomprohcnsivC81"11YSl5
~
~
S(H'SII/Vo P{anls
Based on the field visit. Site A is dominated by disturbed and developed land. Although these land-cover types do not 1yplcally support
sensitive plant species, certain sensitiv~ planl species <,re known to occur within disturbed vegetation communities, In additIon, the site is
IOC;ll<~(i ;-Hji,)I~enllo [Il<' Suulh Bay IJnil of [he San Dic~lo Nationai Wildli!e Refuge which contitins SBnsi\lv(' vcgetalioll COIllFllullilies thell hi'lVl'
pOlr'llti<lllo support Sl,nSI[lVl: plalllsjwcll'S; 111ClelorO, i[ is WC0nlll1DIldccllhal a biolo~licill reco\ll1aiSSilnCI'Sl.lrv,;y becondur.[pd 10 (h'tcrIllHlC
if foclIs('d SIIrVCYS lor plillll species ,1r(' n()C'd,.~c1
1'IPI.l(l~,,,t N,!Vllh.ltIOIl C11dlllld
Ni1110'F1IVVlldl<le flefuW'ISllld DlcpoB"y [1"11)
S\.vuell'lalprM<I~I1Ndlino"IWildlil,'nelllg8
t,X.,CP I la[JI\"1 l'r('se,Ivr 110\lIl<J.,,'I
CVDHf'bDI"",.LHV
LCP!lUP p~Icel
SilpAnaly.si,fmi!NewSladiu,,,ff)rll1sChargcr$
Seplem~er 2007
;;
Sensilive Wild/ifF'
Based on fiold observation Sito A generally consists 01 disturbed and developed land that cloes Ilot typic;,lIy support sCllsilive biological
resources. AllIlOugh lhesa land-cover lypes do not typically SlIpport sensilive wildlifo species, certain species SUcll as bllrrowing owl arc
known to oc-cur wllhin or tolofflle diSlLIrbnd vegetalion cOnlmullilies In addition. the site is localcd adjacent to !I1f) Sfln Diego BilY 3ndlhe
South Bay Unit of Ihe Siln Diego Nlltional WikJlik Refuge which is known to support several sensitive hflbilals and wildlile species, such flS
. Fedorally- flnd stale-tllrealelled alld California Fully Protected Cilliforniilleast tern (Slema antil/arum !Jrowni)
. Federally- and stalf)-lhreatencd and Calilornla Fully Protecled California brown peficall (Pelecaflus oeddonlalis (;ali/emlcus)
. Federa\fy"lhreatcned western snowy plover (Chamdrius alexandrinus nivosus)
. Sli'lle-ondangered Bolding'~ savanllah ~rarrow (Passe/Gulus $iJndwichen$/s beldi"yi)
. Federalfy- and slale-threaloned and Ci:llifornia Fully Protected lighl-footed clapper rail (R;illu.~ longirOSlns lev/lieS I
. Sti'lte.thrcatoned California black rflil (Lalcrallis jamaicensls co/umir.()11I.5!
III addilion. the entire southern portion 01 San Diego Bay is considered a home range of tile lederally-endangered greon sea lurtle (Owlonia
/lip/as agassizi), This area of San Diego Bay is the only known location on the west cOilsl of the United Slales where green turtles aro
krlOwntO i'lggrogato, In addition. several patches 01 eucalyptus Irees throughout the sile may provide suitable habitat for nesting raplors
As part of a required Environmental Impact Review lor a Ilew stAdium. a biologiCAl reconnaissance survey is recommended to verify these
findings. idenliJy the potontial for the presence el any other sensilive species on-sileo and delermine if focused surveys for any sensitive
wildlife species would be required, Impacts 10 sensitive biological resources considered significant under guidelines set forth in the Cfllifornia
Environmental QUality Act (CEOA) and lhe City of Chula Visla Multiple speciAs Conservation Program (MSCP} Sub-area Plan would require
mitigation.
<0
'"
I
~
~
Wildlife Corridors
Wildlife movemenl corridors or linkages are considered sensitive by local, Slate, and federal resource and conservalion agencies bocause
Ihese corridors allow wildlife to move between adjoining open space areas that are becoming increasingly isofated as open space becomes
increasingly Iragmented fronl urbanization. rugged lerrain, or changes in vegetation, Impacts to wildlife corridors lhat disrupt wildlife
movemenl pallerns would be considered significanl and would require mitigation_ A biological reconnaissance survey is recomnlonded 10
verify this finding and lor further comprehensive analysis of wildlife corridors in the area
Sellsilive Jurrsdlclional Areas
Site A docs not contain any potential jurisdiclional resourcos However. the sito is Cldjacent to the Sail Diego Bay which is a known
IUrisdiclional water body. As noted in Rgure 4.8-1 ollhe Dralt Chllla Vista Bayfront Master Plan Environmental Impact Report, the MSCP
Habitat Preserve Areas closest to the Baylront site are lhe F and G Streets Marsh and the Sweetwater Marsll which are both north of lhls
site. However, Site A is localed adjacent to the South Bay Unit of the San Diego National Wildlife Refuge Wllich is kllown to support several
sensilive habitats and wileHi(e species A biological reconnaissance survey should be conducted to vorify this finding. Based on the results ef
lhe survey, a formal wetland delineation may be required to provide a rTlOle COlllprehensive nlap identifying the boundaries 01 all jurisdictional
fJre<1swithintllissile
.1,1
.
II
1I
01
I! 11
JltlU
l! n III
II ):1 h.
K I' II'
II il'\ll
Ih lillJil
11111.lln
I JhJ1U
I
dill
tj11m
lllllfftil
ll!
~l
II
~
~
~
~
o
~
"
~
~
~
.
ill
~
o a;
, "
&'fi
> .!:
m ~ >
CD ~ ~
~ ~ ~
c ~~
(/) lD ~
~ .L Ui
~] ]
g -5-~
g Ol E
ii~
OJ"t) _
;:: '" c
~ ~ ~
f.'= ~ OJ
::' * ~
~ E ~
_ ill ill
o ~ m
~~ S
o c 0
.:<:::[nVl
n;; ~ <);
~ 1::
~ - ,
~g~
0.-= '"
= -0 '"
~ ~ 52'
~ 2 ~
ill _ _
, . ill
\1) 5 rJ
::::: '-'-0
ill ill ill
~ ~ ~
~~~
'::23
:: ~ 2'
in .Q 0)
ii ~
E:: ! :5
<J; W ro "'
~ ~ ;; E
~&~~
~5~~
~]l~
1 2 ~ ~
~ 1 ~ ~
~ ,., ::: !2
:<; (; ~ "g
~q;~-2
::t1D0-<c
. -
5 ~
~ .
~ * 3
:: ~ E
o '" vi
_ 0 c
.s 0 5
~ "2 -E
a; '" '"
r: N 0;.
<1; '" 0
0'<: -=
~o ~
.;:: '" -
~,~ j
~ 2 g
E > a;
",rn c.
'" ~ E"
~ OJ "'C
TI " ill
C -0 to
ill ill ill
~ ~ -!
ill TI -
~'2 ~
~~l
_ no Ol
. ~ "
:Ei ~ ~
" 0 TI
~ co f6
E -g ~
'" ::> '"
5 2 '0
u ~ OJ
~ -g ~
'" C <lJ
~ 0 ill
a ~ ~
.~ ~-5
;: 0 '0
~ i *
o TI ill
g.gj ~
c: = .-
<C <: <:>
~; 2
ul ~ ~
~~l
~ ~ -~ 12
Cl... E ;': S
OJ '0 ~ g
~ ~.6 ~
c:.. 0 :;: '-'
~~ ~.,.
roJ:: f6
=~~e'
::> f-- 0 0
a <:> '~ .S'
~ ~ ~~
r- $: ~ 3'
Hill!
o OJ r: .-- C
~ r: > 0 L 0
HUH
t' *- 3, <5 ti :
::: ",.2 E B: i6
mm
3~~~~ai
~~~~g~
UHn
g~3g-ES
~ ~ :' D- ~ ~
1'!c.*~'3:::
c ~ 5: 0 .co .8
!11*~i
"E g> rn{:: ~
ii!i~i
'" 5: s; '- ro S
S <!! ~ =a ~ ~
~ {l ~ f6 ~ .g
~~~~]]
~~~~~~
co [f)..o: '" _ a;
'" c: a; ClC.l..<:
Ii~~;~~
a; _ Co.- "'.= O.::l
;~i~l~~
o "" Co.- 0- '" J:: ('.)
:2 7Ii ~ ~ 1j 2 ~
<[ ~ CD I-- .;::: ('.) '"
LS-
_ cr.
o 0
~~f
o a:: 0;
"'i ~ 0;
:> r.: ~
'"' s -
<t"E&~
<:: Q ~ 0
'" ~ '" ~
i~~l
~~1;~
~ .; ~ '2'
~ ~ ~ ~
<10 u - Q;
-5' ai.2 g.
~ g ~-g
E is r-;:::
~ CD '" (j)
lilt
i~g~
~ Z .9 ~
~ ~ ~ ~
c: <lJ c: 0
'" --0 JE ~
~ " c- "
",:: Ol
'" <'.> c: ~
s.D s::3
~ ~ ~ ~
5:,"t1;S ;;l
3 ~ '0 ~
'" '" t '"
~ ~ 2. ~
E ~ ~ ~
~ 5:, ~ -,;;.
_ <:l -0 m
~ J:: ..:= ~
""''' '"
I~i!
OJ OlQJ.D
~!~i
~ ~ 'J: :::
Q _ :: 0
~ 0 ~ ~
_ I" -0 VJ
i ~~ i
o 0. '" ~
Q <'.) 03
:>:> 0.",
~ ~ ~]
~ ~ ~ ~
!i,i~i
~ ~
ill
,
~H
Co.- 0 J::
. U ill
2:2:5
o ;;; u
o c
~. ~ :
o 0 __
"'.;:: '"
~, g, a;
1 '1 ~
-c -- c::
~ u; c.>
if, ~ u
~;%
i3 :0 ~
~ ~ ~
~ 0: '2'
- 0, '"
Eo"
", '€ ~
ill 0 0
l!~
:s 23:5
-;.: c:: '
~g ~ ~
III 0-1-- '"
~2VJ~
~ ~ ~'~
0> E _!!; E
~ ?: ~ .2
III 0: .... '"
- <l' 0 C
~ ~ ~ ~
- C <: <=
o III ~ <:
0>-.::2",
!j~~
III 0 OJ ~
"'-0.... (j)
~ ~ ~ ~
-5t:3~~
.= a 0 ~
~~~~
~ g g ~
2 ~ g ~
g, g " -",
':::.n-c_
~iil
~ ~ E i
~ 8 _g ~
.g '1:1 ~ E
~ ~ -~ ~
f= 0 0 ~
u
,
,
I
2
f:.
,
.;
'J;
~
"
,j
o
L
~' ~ ~ ~
<:l:i;;w-o;
~i~~l~
~Eg~.~~
.:: ",0'" ~
.8 ;: g E ~ <il
~~~i~~
Q) s ~ g'c OJ
;~Bg]i
" c. E '" 0> '"
I!iil]
o i5" Q) Q) C '"
U III 0>"0 0> Q)
~~~~~'I
o 0 -.::; c '" ~
~~~~lf
=> U a:: 0 III Q)
en "".:n () ~ "6
u g <.f.l C Q) "-
I (1) 1!.g~:2
"O!2.... '" ",::>
~:gE~E~
~~2~~~
- II ::;: - '" Q)
g~~~-S~
E; E -g '0 '"
Q) ,<lJ <Il ::> O>~
<00=2.::.::
~ ~ ~~] 2
Q) c ~ ..:: 0> 0>
~~~~~~
~~~IE~
~ g 5 Q; ~ f-
:: a: 0 ~ It> <Jl
8 ~ o,~ ~ ~
~i~~~i
m pc Q) g a..
:C (/) '-' E N ~
~ 1 ~ a; .g ~
~;:g2'iii&
"'..c 1:' ~ It> ;>-
!~~f~i
<IJ", E <II 0
-g"E ~ X ~ en
rr C Vl 2 Q) IV
~.3~8:]~~
E rc 10 {>> 0 '"
':.'l 0 :q <J) ~ 0> 5 1!
~~i~!~m~
8~~J,~;~i
~_.giiOm~~&.2
<ry [j') 5: ro o>.n '" 0
,
.
< .
;~-o .f~~-E
5~~~ai~.!2:;:
_ 0> 0 Ol Q) ::l '"
~o~::1O;;;6J:
[i 2l "" "S :: E - g
'" m em", .:; 0 E
'" Vi ~ ~ .15 ~ ,.q ~
1: 1 ~ -8 > ,~ U ~
.... ... .... m '" .... Q) '"
~>_z33.l::':;
~~~~6~~~
2~5~oQ::&
!Il "'13 ~.... Z- 15 (5 .c
~,<fJ"'ouz~',;::;
]~';~1~~~
u]8~:116:o~
1ii-=r;~8:;~3~
-5~..<::"'t;o=~~
'" ~ I-- _~ 0"02 ..c
~;:j~~~ai~Y
c "3.!Il '" :s: III E..c E
8'.l'!: > 6 0 ~ c Sc ~
g 1;; ..!E -0 ~ Q) ,~ .!Il III
.... Q) 1 C Q) OIl ;> ~"O
Q) 01 U '" '- i;i C <c 0
~.gog:'5-~~~
:3"1,~~E'€tEg'~
cl-umO<CQ);:m
o:~1~~:.s*~
_ '" .... ..c: U "'D C '" 0
~~~~o.~:i~~
fjj';:~O.&ClU.JCO
~~~~aE~~.~
~'Q)s.!Q)-:n.~~~
5E f: iii f: ~ .~ g. J!!
~l5g.9-g~g~.9
6'c~i;~.c:i5,
_ ~E~.~~'~:';;'ii5
~~ '<l" ;;:;:;; <ci..<=-U.J ~
.,,=>-~o:;oa.>-''>
uc>-E.cC?E.g~
~ ~ ~ .~ ~ 15 8 d: ~
~~g-g~Z'.9of
_._ >< '" _"'='.2 Q) C '-'
_ ~ 0 ~ u ._ > 0 ~
&{j8:~~'~~2~
Q) C '" 0 ... III "U C a.
:::~~1J-5~E.E
l5 g <tl .3 '", .S s..!!! S
E.!!:.2 8,E ~:.'l E-,g
_ >- . '" '-' 01."= .- III
1d5-3E~eE~-g
1ii '" ~ ~ ~ c.;:I ""-: "'.
E-5_g~E.g].&g
5Q;~%$iiiii'\3
~~d~,&.il-g:)S
U.J ~ g: Q)"U -5 ~ lij ~
"o;IoE~::Ja.c::o
E&g~E~~K~E
2!151-:E~~'€.s~o
l.0 f- ~ .!!: E 3 g J: <3 5.
88-
c
~
, .
..Q{l
OJ=
~ .
.!. iii.c
'" >-:t::
Q) Ui S
~~2:
"0 '" a.
81'g
~ < u
C L 0
I!]
!> ~ 5-
C ill ill
C <0 ;
:s ELl
0iii32
S1 B 5
-;:; ~ 50
~ ~ ~
'" 0 E
~ "i 0-
.- c.2
ClJ c; W
~""O a;
E~"U
::l m E
'5 J:2 2
~ g] ai
"2 ~ : ]1
:g :5 -5 ~
2~~-5
Q.S: c S
Uti
.e~~:
_S: g ;:I Vl
rr: og E
w 5. 0 '"
~ ~ ~ :5
~~t~
- ;:I W C
'" '" U 0
'" '"' '" N
2 ~ ~ S!
].g.~ -~
~2"'tI)
i~!~
> ::::0 ~
~.E'2!'B.
;:: (;) ~ n.
U co .& '"
~ ~ ~-E
~ '" -0 '"
o '-' co"u
1: 5 e 2
f-V) 01 III
~ ~
E ~ ~
<J; 0 :::0 0
iJ ~o ~
~'6 2 ~
<l) C III llJ
-g8l?;~
U llJ Q) Q)
s ~:5 ~
'" ",.S,:::
S 1: Z'"E
no '" C 0
E J: 5 <Ii
c _ U S
~ ~ 0 ~
uQ ~ Q)
~l~~
_ Q) '" '<l"
o elf) OJ
1""-;: '0 gl
~.s~e
if. Q) a
~]~s
:: CD 2 a: .
.t ~ ~ ~ ~
2~]6~
~ Ql g: ffi ~
u:5 3 ~ a.
101'c'~
f- >- - '" '"
>-'~.<; n:: E
'" 0 c-
co -5 .~'iii:5
1! 15 ~ ~ ~
_ III 0" - "U
i52-5~
s II) III II) .u
.9 ~ ~ ~ g
g,:o.2;; l:3
~~.~j~
-:::; -0 U Q) E
'" C Q) ~ Q)
:5;:g%5
a E -0 0 g-
_ 0 c E '-
!~~~]
~~1l~
<;: $ ;;; W GI
;'.~ ~~ ~
c~!~l~
5,4 0Zl g>:::--O
;g~iii;t:.!
.~ Jj! lI> ~ ~
Cl - 0 ~ ~ '"
lHHi
c -5 g'u 0- ~
'Cc;og<ll
:t.c.c5:O"'O
>-_ocuffi
,
o ~
- (J) u
u t.:J S! ~
lI>(Il:= <to
] ::) ;;:; "iC
Ql Q) C OJ
~ ~ a g;
i11t
s: (I) _ '"
<II W Q 0
E 5: ~ -;::
2! z J:2 a;
'" -.0 -
~ ~ ~ ~
i~~f
~ 0 '-' Q)
-0.;;;.":: if.
C III if. ":
"'!::: Q) Q)
~~~~
~ (l> _ '"
a; E" OJ ~
- III -c ro
>--5 c -0 .
1.!'2 S ~ ~
I CI ~ ::: s:
~!~~~
e&;;;=:~
- ,,(;):!
nlll
S lD.!!! <li '"
~E'= 8 ~
ti~*2:-i
u 0 0 ~ .;;;
~.s~~~
t: '" <0 Q 0
&. 5- -::'00-
w", a O-~
.c C if. '" 3:
... 0 _ ro '"
~l~]~
i~~!i
::> - "':r:
<II ~ f- " .
<l c.!!: .<=- ~
2! E "': ~'u
lJj ~~ ; t
1l~!i
~ ~ '!.I i
~~E~~
f
~
o
l...""
1~=::..:..:-
,.."-""-~
,.....--
Q -
Q-
liiI- -.-
EJn_ _
liiII... _
Q-
!~~=.;":::;-
W=-~_..;..
.
[:J ~_
MSCP Subarea PlfllI
The Chula Vistil MSCP wa~ adopted in 200:1 and illlpl0ll10n\ed ill J8111l;>ry 2005 Site 0 is locilterl within an
me" tlm\ has been r,ovorod lllldur \hr; MSCP Submca Plan, Till"; MSCP cst;'lblisl1es condilioos under which
the City for thf) 110I101i\ 01 Ilsdf and land r:!(welopcrs, TOadvos frOlll tl18 Wildlife AgslH;ies long-tollll lake
nuthori7iltions lor wll(llifo sp~)(:ies covered under the MSCP. Sit(; developmonl is, Iherelom, slrcill1llinl'd
undel \11<" MSCP. All tlovoloprllnnl on Sito I) m\Jst comply with the applicabk MSCP cO!ldilioll~; of (:ovar.3~j<:
ilnd rrW;f~rvnarliaCl)ncy gllidolincs, fn arJdilion, tloo dilVOloprnent oflhis silo will nocossilatn tllorlediciltion
of proseI've IAll(1 consistent wilhlhQ wquir<Jnlents of Iho MSCP Ille EllvirOlllllonti1llmpacl Report for tllll
City o[ Chul~J Vista (1nnmal Plilll Updlltn rl,~finos the 90fll~ of tile Chula Vi51;; MSCr SUl1'l[()d Plall as lollow.';
. To consQtvnCnveredSpccio5 Andlheir Ililbit>1tsthlOUgh tl,o cOllsmvHtiOI1 01 il,tercorll1ectcdSlgnificlml
h,~ bita I eo res ~ Ild linkages.
. To c1olin('~t(1 ;lIlU ass;Jn)olf' fl Preserve using;'l vi1riely 01 tochniques includin\l public ilCqllisi\ioll, on. nnd
of[.site miligatiol1,llnd l<lnd use n~glllalioI1S,
. To provide a f4-escrve Milna~lOnlont ProWi1lfl tllat. t(91)lhor with the fodeli;ll ami slate Illana\t0l11cnt
d(:tivitios, will 11C carried O\lt over tllC lony term, fllrth,~1' cn::;urirlg 1I1Qconsorvation o[ Cov()T0ciSpccics
. To provide 11(lO,:ess.)ry flllldill!J for a PflJsel'v(1 IllJIl~gomcnl prO\l1811) and bio[ogicill monitoring of tile
rIOS8rVQ.
o To rcclucf' or eiillliMte r8liulldi1ol fodel'31,stilte, i'lrldlocal nilturi'l irosourccrcglllatorycll1dolwironl1lOI1\('l1
ICview of individual projccts by obtaining fcneml and ~tale Cluthorizations [or 86 covorod spocies.
('OUIJer, Itoherl~ull & l'lll.lner~ i\r"'1ilrrlwl', (..'11m/! lJrgiYJi
Otav - Site D
Bi:isod all Ihe brief field visil Site 0 occurs on a terrace just north 01 tho Olay River with gently 10 nloderately rolling topoglaphy donlini'lling
the majority of the sile and Sleep topogrilphy dominating Ihe soul hem partioo of the sile_ The entire sile is undeveloped and composed of
native imolor non-nHtive plilnts and vegetation communities. Approximately 90 percelll 01 the site is dOlllinated by non-native grassland, TIl\l
southem and l'(1m;'lining portion of the site is dominated by sparse to moderalely dense coastal 5i1g0 scrub alld rnaritinle succulf,nt scrub In
addili\JI1, several ephemeral dlalnages cross Site 0 in anOTth-solllh diroction
Sit8 D is conlpll~od of undeveloped lamJ that is bordered by the Otay River to the soulh, Stat8 ROl'te 125 to the west, undeveloped li1nd 10 tl10
cast illld w0st, and undevelopod [and ami residonli;'ll development to the nortll, Sile D consists of vacan\ land that W8S historically llsrd lor
i1yricultll[Cl (dry IMming), 111 fI regulatory records scarelt no lislillgs for Site D or i1ny nearby sites within the ASTM search lillili wore returned
Duo to Ihe historical ilgric\lllurillusClgo 01 the sito vicinity, i1lld 1110 lack of allY non-agriculturi11 deveioprnenl in the area, no listlllgS would
be expeo[()u. Historical aeri31 photogrflphs show contour plowing of tho paris 01 Site 0 on hilltops and ridlJes The lower portions Istream
cll<lnl1e1s find Lhe area n0al,,::;t OLay Valloyl were apparently not used fOf agl'icullllre
FIGURE
'-2
Sensilive Ve!JQlarion COI/Jl!lum/ie<.
Silo 0 contains several sensitive vegetation communities including coastal sage serllo anel n1ilritlnlf" succulent scrub which haVf~ the
polontial \0 support sonsitive pial II 8ndwildlile species In Addilion, olher polenlidlly-occurring sensitive hiological resources include
jurisdictional wetli1nds Clnd a wilcllilo corridor These exislillg and potentiafly-0CCurdng sensitive biological resources milY pose a constrain!. 10
proposed [h~volopnlOlll. howover. pursuant In the MSCP 1I1Oro i1re nol many knowll biological conslralnts upon SilO 0. As pari o( "'Iequired
EnvirOlllllentalllllpClct Review for i'l new sladium it is IGcenlmended that a biologiCi'll reconnaissance survey he conducted 'Nithill Site D to
determine if focusod surveys for sOll"itiv(~ plants, sensilive wildlife, and jUflsdiclional wetli'lnd resourtes clre needed Impilcts to SCllsilll'e
biologil:fll resources conSidered sigl1ifiC:im\ under guidelines set torlh in the CEOA and the City 01 Chula Visla MSCP SlIh',~reil Plan would
lequimmitigation
~
~
en
C')
1
Smls/llVe Wlldlifn
Sito D conlains sevoral sensitive vegetCllion comnll.lnities that have potc~ntiill to support sensitive wildli[e specie_~ A brier field visit idf'lllillecl
111(' sOllthel11 portion 01 lht~ sile as containing potential habital [or the lollowing sensitive wildlife species
. rorl('rHlly-onrl,lI1gf)[0clquino r;llockerspot buttorfly(Euphydlyas ndilhfl quinol
. Ftlderally.lhroalcned cOilslfll Ci1lilorniil\lllalcalcho[(PolioplilflCillilol'llic:acillilornic:o)
. Cnlifornia SpeOIl,,, o[ COIl(:1)f1l Wllstllrn burrowinq owl (ALh(~ru, ClInicularial
InMldition,ti1edlilinl1!Joswili1illlhesouthernpotliono!lhosilemaycootaintreesthMprovidesuitablohahitJttoll18stinqraplors.Focused
protocol surveys for tllese sensitive species arolikely tobe requirod, However, a biological reconnaissance survey is recon1l11onded tevcrify
thesn lilldin\-,s. identify \1m potelltiallor the presencO o[ any oth",r sensiLive specios on-sile, and determine if focused surveys lor ony other
sCl1sitivewildlilosper.ioswoulrlborequirorl
Sd,'A""IV",I"r a New Slodill."I"r lIle (1l,"qOh
SC'pl~lllbm 2007
"
Wi/(/lifeCorridors
A portion of Site 0 nlay be considered (0 be contrihuting to 8 wildlife corridor, However, a biological reconnaissance sur'/ey IS rec0l111llend8d
to verify (hislll1cting and for furlher comprehensive Mli'llysis of wildlife corridurs H1 \lle Moa
Sensitive JWIsdicll0l1fl1 Areas
Basad 011 ObSOfValions dllring a brief field visil. Sito 0 contains several potentiAl )\IIisdictiolli'l1 resources lIs adjacency to (he MSCP Habitat
preserve mnY po~e a constraint to proposed developmenl Specifically, MSCP SubAreA Plan mitigation would morc Iheln likely be required
Hazards and HillilrdOIJ5 Malerials
No indicalions of present or historical presence of hazardous mCltmiflls on Site D were found, The usage of agricultural cherl1icals such as
pesticides, herbicides or heavy metals, if llS8Cl. would nol be indicClted on regulatory dalabases No off-site (ilcilities within the ASTM searell
radii were list('d. The potential for environment81 im[18n to Sile D arising from an off-site source is very low_ Under a redevelopment scenArio
the pOlentiai for inlpactS to groundw~l('f and/or soil underlying Sile D is very low, The only potentiAlllazardous-milterials concern would be
l1istoricfllusagoo(agricllllur8Ichorl1icals(peslicidog, herbicidos or heavy mf1lalsLAsa due diligence measure, a screen illg Environnlenlal Site
ASSeSS!llfHlt consisting of sampling of ~urface soils for pesticides. herbicides arld 11eavy nletals larsenic an(llead) should be performed before
dovelopmenl
Soi/Comllliolls
Bi'lsed on the USGS Soil Survey, Site D has four mapped soillmits
. Di:lC Diablo Clay comprising most of 1110 site running from north to south
. DaD Diablo Clay occupying (he northwest portioll of the site in two hands
. LsE linneclay 10mt1 occurs III three bands occupying lhewest, SQuth. and southeast portions of the site
. Qhe Olivenhain cobbly lOAm occurs in two bands occupying the southwesl rmd soulheast portions of the site
C)
""
I
~
~
Tl10 Diablo Clay and Olivanhain IO"lm, have slow to medium runoff. The Linne clay IQClnl hilS medium to rapid runoff. As indicated on the Final
Environmen(,3llmpact Report lor the City of Chula Vista General Plan Update Cllula Vista these soils C1re part of the Otay Formation, This
formation has reasonably good bearing characteristics. low sheer slrength and may be subject to expansion, AClive landslides find ancient
landslido deposits have been 1l1apP8d in areas underlain by tho Olay Formation The recent construction of the SR-125 freeway reported
special soil Tcqllirements as nlinirnal and only issue was the use of High Density Polyethlcnc (HDPE) drainage pipe due to the corrosive nature
of the soils
Site D would be suilClblc lor the devclopn10nt only if a specific geolechnical evaluation of on-site soils was conducted to determine expilnsion
potential and to determine iflhe proposed project is in-conformance with policies of Objective EE 14 identified in tho." Rnal Environmental
Impact Rf'porllor the City of Chula Vista General PlanlJpdale
.1f1
COOI/cr, Roherl~on & l'll.rlnu.. Iln'hiltrllll'r, Ul1'llnlJrsi!!"
S(~I~WlliC
In regnrn to liqu~lilclion, thf] imp8CI fOI this sil.o r;ould be assunled as negligihle There are no loose ljIal1ular ~oil~ and nOI)-plastil; "ills that
could be siltuTatedanri no shilllow grOUl1nwClter lahle
Hydrology find Drfllllfl!JG
Thr: topography 01 Site D gellor"lly drains to thc south amI towards the Olay Rivrr Valley A similar hydrology and drainage 5\lstcnl vvould be
lIoeded 10 bc provided as with lhe 6ay(rollt site applying to a diflerent set 01 criteriH \0 control rllnorr into tho Olay River Valley open SpilCO
~
Soe"ilivnbiologic,11 resources lllat Inay pose r.onslrilillts inc1uuevegetation communities con.~icJered sensilive and regulilt<:d by local, state,
alld fedoral rcsource agencies: sli'li(~"!isted. loder"'lIy.lislerl, and Cillifornia Ni1live PI.9nt Sociely lCNPS) List 18 or 2 plant speclcs; state-listerl,
fodor.1I1y-lisled. and fully protocted wilrliifo spocies, and certflin California species of specii'll concem ~io" burrowing owl); region,ll wildlife
corrit1OT~: and wetland resources considered jurisdictional by US Army Corp::; of Engineers (USACEL Regiollal Waler Qualily Control BOi1Td
(RWQCB1. and California DcpHrlment of Fi~h and Game (CDFGl
Sensitive plant SI'(lcies an;) spoci('s that ,Jro: H listed or proposed lor liSling by state or fedeml f1gellcies as threAtened or encbnQl'rcd: 2l
Oil Lisl 16 (considored cndanllererl throughout its range) or Li~12 (considered endangered in Califorllia bul mere common elsewhere I of thC1
CNPS's Inventory of Rare and Endangered V8sculal Plants of California: or 31 considered rare, endangered, or threatcllod by the State of
California or other local conservation agencies. organization~. specialists, or lhe City of Chul" Vista, NOlcworthy plant species Me considered
to be those which are on List 31moro information about the plant's distribution and rarity needed) and List 4 (plants of limited distributionl
of the CNPS Inventory_ Any impacts to planl species listed or proposed for hslillg by slate or federal agellcics as rare, threalfmed, or
endangered: listed as endangered (List 1B or 2~ by CNPS: or listed as sensitive by the City of Chula Visla would he considered significant and
would require mitigation under CEOA and the City of Chula Vista MSCP SlIbarea Plan
~
'<t'
I
~
~
Sensitive wildlife species are specic~ 1hal are: 11) listed or proposed lor listing as threatened or endcll1gered by US Fish and Wildlife Service
~USFWS) or CDFG: 12) designated as California fully protecled by CDFG, (3) given lhe informal designation 01 Califomia Species of Conccrn hy
CDFG: or (4) considered rare, endangered. or tllrealenecl by local conservalion agencies, organizalions. specialists, or tile City of Chula Vista
In addition. raplors (birds of prey) and active raptor nests are protecled by the California Rsh and Game Code 35035, Wllich states lh"l it is
"unlawful 10 take, possess, or destroy any birds of prey or to take, possess, or destroy the nest or eggs of any such bird" unloss authorized
The foderal Migratory Bird Treaty ACl (MBTA)- which restricts the killing, taking, collecling, selling, or purchasing of nAtive bird species or
their parts. nests, or eggs _ also provides legal protection for almost all breeding bird species OCCllrring in the US. Any impacts to wildiife
species listed or proposed for listing by slate or federal agencies as threatened or endangered designated as California fully protected by
CDFG, or listed as scnsilive by the Cily of Chula Vista would be considered significant and wOllld reqllire mitigation under guidelilles sellorlll
ill CEOA and tile City of Chula Visla MSCP Subarea P1an_ Wildlife species d"ssified as California Species of Concern by CDFG are not typically
provided legal preteclien: however, lhere are exccp\ions fors Oll1C species such as burrowing owl
S,!t' A,,~lys1.> for" New Stadi'JI" far th~ Ch,"aor,
Seplember2007
3~
,
1:
~
E
~
~
~
~
~
<t
~
~
'0
z
0;
:;;
c
~
t:l
_ u
~ ~ 2: >-
.2..1!.~~
g- -g ~ E
~ g ~ ~
~ Q) ~ u
:.] go 3: "6
SO ~ 0 (iJ
<( ~ ~ :;
li~~
~~~9
CO" "'....
= >-..<:.;-
'-'.Ll U N
g ~ ~ .5
go;;::: "0
~ ~ ~ [Ii,
it;; E .g ~
<: (l)f-O Q)
lC' ~ ~ > C
~ <tI W '" "'.
C '" 0..-0 i5
~ ~ ~ ~ :
~]~~~
'" t; g)?; c
-s, ~ ~ ~ ~
= '0 L ~ -<:
~~~~~
~,g 2: g ~
~~g~s
:7.oci-;;;QJ !!l
~ ;;; "6..s ~
g~~]~
;:: 0-., <'l '"
C III '" > "-
~ 6.;'~ g
~~~~~
."'" > c ~ E
~~.~~ ~
~:~{~
~ (l) 0 :::I ...
C. ll.,::; ~ ~
:; g;; Cl C "
c:: u.J 15 0 -;:::
5Vl..<:U.1:
'" m <fl Q) '"
~ m <l> "'" '"
~ $]..c -,.c
B ~ E ~ ;;
-~ rf. :> '0 02
t, g ~ ~ ~
C ..... III '" ;:-,
g, If E 2: ~
j i -[] i
!E ..:::: ~ E '"
'E c s.... iii ())
(.) III rr <Il ,./)
g-;~5~
> "
~ '- ~ -C
~Q),5~i
~~~i,~
:S ~ ~ ~ :g;
... _ rr. 0 '"
-= 0 Q:; C '"
~~~i~
ill ..<: 0 - 0
~~%]~
~o ~~3
'" :?d ~, is .!:l
~ \D .., <Il 0
~~ i~i
HII!
o ii OJ C >
Q ~ ~ '~ -;
~ 2: 1-_ E if:
lim
!5' "tJ (.) (J! (:
~ ~ -~ ~~
~~~-Q~
OJ '" ;'l <;) -
!lHl~
'" ._ '" _ C tt.
E g- 8 ~ E -5
~ ~ '-' '5 :;; is
u
.
~
u
~
~
.
.
.
>
~
.
E
~
>
~
u
.
"
,
o
"
~
~
5
o
.
~
'5
?
~
E
.
~
-"
i1
8
J'
'6
t
.
E
~
o
~
o
1:l 2
~ 5
o 0
~ :;;
" c
-: .2
2~
oc ;;;
W 0
. ~
~ -
- c
'0 ~
. ,
. u
> .
. 0
;;; -~
c 0
o 8
u 0
~ ~
. 0
w _
;
lP-
a
.g~
lUo
;:: "'
~ -5
. 0
o _
o _
E ~
.;::; c;
B '=
> u
~ ~
u _
. E
~~
. -
C Q
& g
> 0
u _
~ ]
. -
.' .
5 &
c 0
"'-5
~ -
- 0
E~
u 0_
o _
5: '"
o -
u ~
. .
ii6
Q; .~
~ ':::
" 0
~ 3
U! ~
8. ~ go ~
1:l :;:: 0 0
""5 '" "ii w
~ ~ 5 1
~:~ ~ ~
ro ~ -g ~
IUn
]ZE1S
<1l 0 <:: CIl ;>- ;>-
HUH
8'5~~~~
~ ~ ,; & a'l !@
!!! <:J > ~ 2: _
g ~ -5 g ~ i2
. - ~
~2u
~ ~
6 .E ~
-g c "'-'
~~~
6 g G
::>l;>- -:l)
l~;
<:.; r: '-'
: ]- ~ ciI
~ ~ ~ g
~::: c"€
_ '" 0 0
i l:~ i
1m
OJ::l <:"1:1
~~~1
'" OJ C'-o
~~~j
~ ~ ~ 5
S" "'':l"l'J
_ D- "'" (ll
~ .~ 3 ~
1 '! 1:1
"' '5 '" :E
Q _ 4 E
2~:::11
:;;~~g
~ ~ z :
-g -~ ~.~
tr. > 0 Q)
2 -s ~ ~
HH
]~~~
~ c '; ~
~ ~ '= c
~g~~
~~~~
c.; c "' l.{!
,c 1$ g:;:
.- ~ '-' 0
u
.
.
~
~
>
1i
1i
"
~
>
u
I
~~~
LLJw,,"
~ Z Z Z
",UGU
';::"'GL!l
8<07"'
g; !
~ !
TABLE 1_ Sound levels end Humen Resp<lnn
Common Sounds
Carrier deck
Jet operation
Arr raid siren
Noise lnlll (dBJ
140
Jet takeolf (200 feetl 130
Thullderdap _______
Discotheque 120
Auto horn (three feetl _~__~'"._.
Piledrivers 110
_~~aw(tw~~L--__ .
Garbagelruck 100
~~ow:~J~~~r::!,?~er (fou~I~.=.~!
Heavy truck (50 feet) 90
City traffic
Alarm dock (two feet) 80
Hair dryer
__~~aner(fiveleet)_.~_
Noisy restaurant
FreewaytraHic
Man's voice (three leet)
, Air conditioning unit (20 leatl
light auto trallic{1001eetl
70
60
50
('OUller, Roherl~"l1 &. I'arlner~ An'lrilrrl.iIf'r. L'r/mll fJrsi!/JI
TABLE 5.12-1- Exterior Noise limit5
Eff8~t
Painfully loud
Noise level (dB(AII
10 pm to 7 am (Weekdays)
10pmto8amlWeekends)
All residential (except multiple 45
d!\'.;11!119),_
tv1u!!i~~e__d_~ell!~g__~_e~~e_l1tlal 50
C_~.cnI1:1:~i_a!__.___,_._,,_____ 60 __~"__
_J:'.g~!,'!::~.~~:~-=-~B_a~ 1~_z<:'_~~.__29_,_______
Heavy industry: I zone 80
7amtolOpm(Weekdays)
8amto 10 pm lWeekends)
55
Receiving land Use Category
--~-~
65
70
80
Maximumvocalellort
Very annoying
Hearing damage (eight hovrs)
Anlloying
~
~
Telephone use difficult
C')
0:1'
I
Intrusive
Quiet
Living room 40
Bedroom
Ouietolfice
library 30
Soft whisper (15 leetl
_Bloadcastingstudio _~___~__
Veryqviet
10 ___________~s!_audibl~_______~_
o __...~__rJ.eallngbegin~._~____
Sl1eA"oly.';'S 1m a NowS\adl"cnfOllheCh~'(Jors
SeDte~lbc' 2001
"
Otav - Sile D
lJ~;llg Ihn Pelc\) P<lrk as a comparable example', the noise contours lor a new stadiurn in Olav on Sile 0 would roaoh inlo the neClrlJY area:i
of tho universily/Lech park sile ilnd potonti",lIy inlo cOlnmrrcial meas Lo the north i'lnd south, as well as SR-125 011 the west. Por the SEIF1.
bailpmks (rnni1\ling also SLildiumsl <1re considered compatible with noise environmenls up to 75dB CNEL. therolore, Iho Lmdeveloped land
S\lrrOllnding Site 0 would need lO include potentii"ll noise from tho sladiunl site as pilrt 01 its plellllllng Depellllillg on the three proposed
loc;]tiolls ollhr sl<1diurn clllrl usin[,l Fiqure 5.12-7 Year 2030 Noise ContOlns froill Chilplcr r, 12 lrolllLhc Fillal EnvironmontallmpaCI Report fOI
Iho Cily 01 Chula ViSla Gencr<11 Pliln,lhe IOllowing could potentially occur
. A plOposed stadium location c1osos1 to 1110 SR-215 would be impactod by l1iyflway noiso estimaLed around ili 10 70 (dBill
. The proposnd looil\lon lurll1os1 away lroill SR-125 is of a ranye betwoen 65 10 below 60 ((mil)
Nl.lis() sef1sitivF] rccoplOrs would ue provided as pelll 01 a futuro detailed noiso i1nillysis illlhe vicinily 01 (he slildium Ilnd checked lor
oxcnssive ouleloor noise. To be noted por the Potco SEIR. typically noise IrOln lireworks displilYs iluthorized by perlnil ['OIll 1118 Rrc
DcpilrlmOnl is exempt Ir0l11111058 lin1ils
'<I'
'<I'
I
~
~
AOUfIE5.1'l.
YIIO,10JONois-eConlov
.12
.:::
,
1
~
~
~
,.
~
t.
"
"
~
~
I
~
g
3
~
o
~
2
W
~
.
~
~
2
"
o
"
~
>
S
~
,
8
o
-
~
~
~
~
"
"
~
,S
o
~
o
-
3
o
~
o
E
o
"
u
"
.~
~
~
,
.5'
:2
o
~
~
~
o
~~
= -
- .
o "
_ 0
o 0
= 2
~ '!l
o u
* ~
<;; ~
m -
- >-
=. ~
-Qt
~ >
, ~
""
o 0
o 0
o 0
" 0
>"
1 ~
ro .
- ,
a e.;,
o
> 0
-'" E
oS .~
'!l .g
u_
o -
---' s
" 0
= "
~ g>
"f: :;.
<li ~
~ >
]~
~ ~
~ ~
o 0
[~ :2
> m U
rei >- a;
- ~ ~
~ c (/J
> 0 m
.2 OJ "0
~ ~ g
~ '3 ~
I ~]
;:0 '" C
8 ~ ~
7= :s -g
~ ~ .~
5 E 5
u c 0
w u =
~
~ 3 ~
'-' (/J '" if,
a g ~ ~ ~
i]~j~
:';2-0 a! CJ5:
E 3 ~ ,S '%
E ~ & -@ ~
.g :l:' ~ <'.) ~
::; _ _<f> _
:g 3 .~ g .~
~~~~8
a:l $2 -f! C -,,=,
_ "m
_ 'C '" ~ <:.l
~~~~~
w E ~ = ~ vi
::;; c. ~ 0 1l ~
s 0 ~ ~ <f> =>
c) Cl _> OJ 0
'" :;2 Q:~ ~ (Jl
OJ U ~ ~ -0 ,~
~ ~ 16 ~ ~ g
g: E ]l u ~ ~
'" CO- ~ ~ g L
]~8-g-~~
~~~~~~
"D OJ 0 0 ..., ~
~ ~ co :;, ~ :5
g, 1; E c r-=-
3g'_~S~~
~ -~ ~ ~ 'g ~
2~8~-~~
::t *l ~ ~ ~-g
'" [; (i)E E ~
~~ ~~~!
o ~ ~ ~ := .~
<lO ,; _'!l L a ~
..<:: ~ 01 '" <;) n
~~-g.~~g
---,1f> .c L '" U
~o[g;~-~
~ 5 ? ~ ;; ~
~~~~~~
'" '" Cl.w 5; ~
~~~~j~
0' ~ LeO c
a.> '" '" m (/J '"
~]~rg~g
g~g~o~
-~~~~~~
E g, g <:[ vi 'Jl
g:Ei~~5
uE1lgg~
"E ~ a; ~
:; ~ c 6 0
g 6 0:; cd ~ g
1:: :5 :; v; 0 <;'
~ m C" ;;! .c. ~
"5.s ~ ~ -g 0
~-g~~g~
-d: ~ t';j -g 1l s
mm
HHH
> en Ol ,> 0 L
OJ if: "5 (5 010
HUH
~:rg2~o
o CJ '-' <f> > =:
~go.g~~
~~~~g~
Ol <ll ill::; .!:
E l> ~ cd ~ ;
: E _!!! V) t .!J_
~ <5 ,,,=, ~ % "E
.2~g~o~
2~~~u'!l
~i~j~~
OJ OJ ~ 0 ,;:: g;
~:: g,-~ ~ ~
OOoC~_'"
~ ,5 ~ t ~ ~
~~~Eg~
...J 'C (/J _ '" '"
~~~~~~
H!Hi
g ~ -~ a; 1i ~
HHIH
Sv-
~ ~
~~]
S g, 0
<t .@ ~
~ * ~
> " c
ill L 0
~ <D W
~ -= E
> > Ol
- ~ ~
~]j
E ~ ~
-~~ ~
r 0 U
~ ~ ~
~ 1) 0
:I' L '!l
L E ;:
] ~ ~
'2 E 8
" 0
00,
en ~ .e
co OJ
o m ~
o > _
"0::' <;:
~ -~ ~
~ 1fi .s
E 6, a;
'" ,,",
g: ; !!?
2 <C m
~~~
o m 0
~ '8 ~
:[; -.:: ~
r; g S
::?-:!! .:
c;> _ 0
<:.; ~ '::
~ ::0 Q
- "
!!; ~ !!?
~j~~
~ ~ ,5 2
HH
~~~~
Q E u '"
.:!! '" 0 '"
o VI ::: <::
c _ = 0
5 ~ ~ ~
E c: ::' =:
~] ~ ~
c
o
if
~
o
~
.,
<i
o
J;
c
o
I
-
~
c
"
~
.1
~
~
g
.
"
.
~
.
~
CIl
c:
o
~
ell
...
+J
CIl
::I
-
-
-
ell
::I
+J
C.
II)
~
c:
o
U
9P-
~ ~
~
1
-'
~
l
z
1
"1
"
fo
""
n
g '\
i '/'\
~ ....
vo
"
o
CJ . ,<I( ...\
0:;" . --r..., "
il . .,'\\.,
3
')"""
"'~'"
.;<
..-
,
~,
(
\\
I.
II
,
~
,
11-47
(')
o
o
o
m
'S
c
"-
[
~
<'
ro
OJ
m
~
~
'i'
~
.
. iO
~
f "
'j,
. 0
~
,
CO ~
,
. .
- >.
0
f >
~
f
,~
[
~
0
11-48
.
n
o
o
n
m
'0
C
"-
'"
"
o
ro'
~
ill
3
11-49
n
o
,
o
ro
i'
'"-
c
!'\
91
"
ro
:D
ro
o
a.
~
3
~
, ~
, ~
,
f ,
,
. >
, ~
,
ft ~
>
'f 0
'l.
I ,
>
:;,
<
~
3
~
J'.
.
0
11-50